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AZ 05-059
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Hummel Architects, PLLC
January 5, 2006
ITEM NO.
15
REQUEST Public Hearing: Annexation and Zoning of 9.71 acres from RUT to R-4 zone for
Meridian High School ball fields and Technical Center - 2090 West Pine Avenue
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached Staff Comments
CITY ATTORNEY
CITY POLICE DEPT:
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1;:
CITY FIRE DEfT:
CITY BUILDING DEPT:
CITY WATER DEfT:
CITY SEWER DEfT:
No Comment
CITY PARKS DEfT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached Comments
See attached Comments
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: ~ .
Contacted, It/ ~.
EmOiled:
Date: j-- Vi --D L¡
Staff Initials:
Phone: ~11> ~ 7~~?
Materials presented at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
STAFF REPORT
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Hearing Date: 1/5/2006 tJridl âlt N" \~
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Planning & Zoning Commission ~~J
Josh Wilson, Associate City Planner'".,J' ..!! . ä IVED
Meridian High School Ball Fields and Technical Education Center .
. AZ-05-059 DEC 3 0 2005
Annexation and Zoning of9.71 acres from RUT to Rø4 e~Y C~F MERIDIAN
. CUP-05ø053 ERK OFFICE
TO:
FROM:
SUBJECT:
Conditional Use Permit for ball field lighting adjoining a residential district
and a new Technical Education Center
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Hummel Architects, has applied for Annexation and Zoning (AZ) of9.71 acres from RUT
(Ada County) to Rø4 (Medium-Low Density Residential) and Conditional Use Penuit (CUP) approval for
a new Technical Education Center and ball fields to expand on the existing Meridian High School
campus. The site is located west of N. Linder Road, and north of W. Pine Avenue. This site currently
contains one existing residence with vacant land.
2. SUMMARY RECOMMENDATION
Provided that the applicant can sufficiently address the issues raised herein at the public hearing, Staff
recommends approval of AZ-O5-059 and CUP-05-053 for Meridian High School Ball Fields and
Technical Center as presented in the staff report for the hearing date of January 5, 2006 based on the
Findings of Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as
attached to this report. Staff has prepared [IDdings consistent with this recommendation.
3. PROPOSED MOTIONS
Recommend Approval (All Applications)
I move to recommend approval to the City Council of File Numbers AZ.05-059 and CUPø05-053
as presented in the staff report for the hearing date of January 5, 2006, and the site/landscape plan dated
October 13, 2005 with the following modifications to the conditions of approval: (add any proposed
modifications ).
Recommend Denial (All Applications)
I move to recommend denial to the City Council of File Numbers AZ-05-059 and CUPø05-053 as
presented in the staff report for the hearing date of January 5, 2006, and the site/landscape plan dated
October 13, 2005 for the following reasons: (you must state specific reasons for denial. They should
address how the applicant might fe-do the application to gain your recommendation for approval).
Continue (All Applications)
I move to continue the public hearing for File Numbers AZø05ø059 and CUP-05-053 to (date
certain).
4. APPLICATION AND PROPERTY FACTS
a. Site AddresslLocation:
Meridian High School Ball Fields and Technical Center AZ-05-059, CUP-OS-053
PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
2090 W. Pine Ave. / North ofW. Pine Avenue, west ofN. Linder Road
SE~, NE~, Section 11, T3NRIW
b. Owner:
Joint School District No.2
911 N. Meridian Road
Meridian, Idaho 83642
c. Applicant:
Hummel Architects
2785 Bogus Basin Road
Boise, Idaho, 83702
d. Representative: Margie Kennedy, Hummel Architects
e. Present Zoning: RUT and Rø4
f. Present Comprehensive Plan Designation: Public/QuasiøPublic and High Density Residential
g. Description of Applicant's Request:
1. Date of CUP site/landscape plan (attached as Exhibit AI): October 13,2005
2. Date of Building Elevations (attached as Exhibit A2): October 5,2005
h. Applicant's Statement/Justification (reference submittal material): The applicant has stated
that the parcel has no public street frontage and is accessed through an easement across an
adjacent property to the south. Because the parcel is easily accessible from the existing school
campus which it bounds to the east, it is desirable to include it as part of the same school campus
with the zoning designation of R-4. The Conditional Use application for a new "Technical
Education Center" will be used to expand existing programs such as auto technology, welding,
and horticulture, which have the potential of expanding beyond the capacity that they currently
offer to the students. In addition, the Conditional Use application requests ball field lighting for a
new varsity baseball filed, softball field, and football practice fields. The ball field lighting will
be similar to the new lights at Mountain View High School and will only be used during game
time. These lights have internal reflectors to minimize sky glow and spread onto adjacent
properties. During non-game times such as maintenance of the field, there will only be one lamp
within the multi-lamp fixture that will be used.
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason ofthe provisions ofUDC 11-5B-6, a public hearing is required before
the City Council on this matter.
b. Newspaper notifications published on: December 19 and January 2,2005
c. Radius notices mailed to properties within 300 feet on: December 19, 2005
d. Applicant posted notice on site by: December 26, 2005
6. LAND USE
a. Existing Land Use(s): Vacant land and residences
b. Description of Character of Surrounding Area: Existing single family residences and
Meridian High School Ball fields and Technical Center AZ-05-059, CUP-05-053
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
Meridian High School campus
c. Adjacent Land Use and Zoning
1. North: Existing single family residences in Vineyards Subdivision, zoned R-4.
2. East: Meridian High School campus, zoned R-4.
3. South: Proposed townhouses in recently approved Amke Subdivision, zoned R-40.
4. West: Existing single family residences in Haven Cove Subdivision, zoned R-4.
d. History of Previous Actions: AZ-05-025
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer:
Location of water:
Existing mains in school property.
Existing mains in school property.
Issues or concerns: Existing main is too small to generate adequate fire
flows. A practice football field is shown over the top of an existing main.
2. Vegetation: Existing mature trees on property.
3. Flood plain: NA
4. Canals/Ditches Irrigation: The property is bounded on the north by the Nine Mile
Drain and the Rutledge Lateral transverses the property.
5. Hazards: None.
6. Proposed Zoning: R-4
7. Size of Property: Annexation: 9.71 acres; CUP: 14.26 acres
f. Conditional Use Infonnation
1. Non-residential square footage: 68,875 square feet
2. Proposed building height: 31 feet
3. Number of Residential units: None.
g. Off-Street Parking (non-residential uses)
1. Parking spaces required: None. There is no parking required for non-residential uses
in the R-4 zone.
2. Parking spaces proposed: 87 new; 921 total.
3. Compact spaces proposed: No compact spaces are proposed.
4. Off-site parking proposed: None.
h. Proposed and Required Non-Residential Setbacks:
Proposed'
Front 20 feet
Street side N/A
Side 45 feet
Rear 133 feet
R-4 Standard
20 feet
20 feet
5 feet
20 feet
Meridian High School Ball Fields and Technical Center AZ-05-059, CUP-05-053
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY S, 2006
Max. Building Height
31 feet
40 feet
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the building will be through the existing curb cut on Linder Road from the east, and through
the existing curb cut on Pine Avenue from the south.
7. COMMENTS MEETING
On December 16, 2005 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
Meridian Public Works Department, and the Sanitary Services Company. Staffhas included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map designates the property as "High Density Residential"
and "Public/Quasi Public", and it is currently zoned RUT. The adjacent properties to the east are
designated "Public/Quasi Public" and contain the existing Meridian High School Campus. Staff finds
that the designations on the Comprehensive Plan Future Land Use Map are conceptual and it is reasonable
to include the parcel which is designated "High Density Residential" with the adjacent "Public/Quasi
Public" parcel designation. Public/Quasi Public is defmed as "Areas are designated to preserve and
protect existing private, municipal, state, and federal lands for area residents and visitors (emphasis
added)." New public and quasi-public uses should consider the land use designation and the surrounding
land uses. The expansion of the school could be considered of similar or lesser intensity to a high density
residential development. The following Comprehensive Plan policies apply to the subject application:
.
Require that development projects have planned for the provision of all public services
(Chapter VII, Goal III, Objective A, Action!)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the
applicant's expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways adjacent to the suNect lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning and Zoning Department, Meridian Utility
Billing Services, and Sanitary Services Company.
Develop policies and incentives to encourage infill and contiguous development. (Chapter V
Goal I Objective A Action 8)
The applicant has proposed a similar development relative to the immediate vicinity and the
proposal is a logical expansion of the existing Meridian High School Campus.
9. ZONING ORDINANCE
Meridian High School Ball Fields and Technical Center AZ-OS-OS9, CUP-OS-OS3
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
a. Zoning Schedule of Use Control: UDC 11-2A-2 lists public education institutions as a
Conditional Use.
b. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. COlmection to the
City of Meridian water and sewer systems is a requirement for all residential districts.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive
Plan and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed public education institution and ball fields.
Please see Exhibit D for detailed analysis of facts and findings.
The annexation legal description submitted with the application (prepared on October 31, 2005 by
Patrick Scheffler, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
That the applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
That all future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development. All future uses shall not involve
uses, activities, processes, materials, equipment and conditions of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive production
of traffic, noise, smoke, fumes, glare or odors.
CONDITIONAL USE PERMIT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed development with the Zoning
Ordinance, staff believes that this is a good location for the proposed public use will promote the
best interests of the City of Meridian. Please see Exhibit D for detailed analysis of facts and
findings.
1. Rutled~e Lateral: The applicant has proposed to only pipe the portion of the Rutledge
Lateral which crosses the subject property, and leave the portion that bounds the southwest
portion of the property as an open waterway. UDC 11- 3Aø6A3 requires that all inigation
ditches, laterals, or canals which are intersecting, crossing, or lying within the area being
developed, shall be piped or otherwise covered. ODe 11-3A-6A3a states that the City
Council may waive the requirement for covering such ditch, lateral, canal, or drain, if it
finds that the public purpose requiring such will not be served and public safety can be
preserved.
2. Emergencv Access: The Meridian Fire Department requires that emergency vehicles shall
have access to within 150 feet of any structure or area of intensive public use, such as the
press boxes and bleachers on the proposed baseball and softball fields. The applicant has
not provided emergency vehicle access to the softball field on the site plan submitted with
Meridian High School Ball Fields and Technical Center AZ-OS-059, CUP-05-053
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
the Conditional Use Pennit application. There appears to be several alternatives available
to provide the required emergency access to the baseball field, and prior to the Planning
Collll1Ùssion hearing on the subject applications, the applicant should meet with the
Meridian Fire Department to discuss these concerns and be prepared to address these
concerns at the public hearing.
3. Police Department Concerns: The Meridian Police Department has expressed a concern
that an entrance to the proposed Technical Education Center located within the courtyard is
not visible from the adjacent drive aisle. Prior to the Planning Collll1Ùssion hearing on the
subject applications, the applicant should meet with the Meridian Police Department to
discuss these concerns and be prepared to address these concerns at the public hearing.
4. Ball Field LÏ!!hts: UDC 11-3A-ll Outdoor Lighting sets forth standards for outdoor
lighting that must be met by the ball field lights. The applicant should be prepared to
address the impact of the lights on adjacent properties and discuss how the light fixtures
will comply with UDC 11-3A-ll at the public hearing. All light fixtures which have a
maximum bulb output of 1,800 lumens or more shall have an opaque top to prevent up~
lighting, shall have a full cut-off shield and the bulb shall not be visible. The effective zone
of light (as documented by the photometric test report) shall not trespass on abutting
residential properties. Light fixture details and photometric test reports which demonstrate
compliance with the regulations set forth in UDC 11-3A-ll will be required with the
Certificate of Zoning Compliance application.
b. Staff Recommendation: Provided that the applicant can sufficiently address the issues raised
herein at the public hearing, Staff recommends approval of AZø05-059 and CUPø05-053 for Meridian
High School Ball Fields and Technical Center as presented in the staff report for the hearing date of
January 5, 2006 based on the Findings of Fact as listed in Exhibit D and subject to the conditions of
approval as listed in Exhibit B as attached to this report. Staff has prepared findings consistent with this
recommendation.
11. EXHIBITS
A. Drawings
1. CUP Site/Landscape Plan (dated: October 13,2005)
2. Building Elevations (dated October 5,2005)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Meridian High School Ball Fields and Technical Center AZ-05-059, CUP~05-053
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
A. Drawings
1. CUP Site/Landscape Plan (dated: October 13, 2005)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
2. Building Elevations (dated: October 5,2005)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
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CITY OF MERIDIAN PLANNfNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
B. Conditions of Approval
1. PLANNING DEP ARTM ENT
1.1
No building or other structure shall be erected, moved, added to or structurally altered, nor shall
any building, structure or land be established or changed in use without a Certificate of Zoning
Compliance (CZC) issued by the Planning Department.
The applicant shall submit light fixture details and a photometric test report which demonstrates
compliance with UDC 11-3A.ll with the Certificate of Zoning Compliance application for the
ball fields.
1.2
1.3
Applicant's (or successor's) failure to comply with any ofthe terms of approval of the conditional
use permit shall be cause for revocation of the conditional use permit.
If construction has not begun within 18 months of City Council approval, a new conditional use
permit must be obtained prior to the start of development.
1.4
1.5
All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
proposed development. A temporary Certificate of Occupancy may be obtained by providing
surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the
required improvements (including paving, striping, landscaping, and iITigation). A bid must
accompany any request for temporary occupancy.
1.6
Comply with the conditions and comments of all City Departments, and other agencies.
2.1
2. PUBLIC WORKS DEPARTMENT
2.2
2.3
2.4
2.5
2.6
Exhibit B
Sanitary sewer service to this development is being proposed via extension of existing mains
already on school property. The applicant shall install all mains necessary to provide service;
applicant shall coordinate main size and routing with the Public Works Department, and execute
standard forms of easements for any mains that are required to provide service. Minimum cover
over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
The City of Meridian has an existing sewer trunk and easement that the submitted site plan shows
a practice football field being built over. The applicant shall coordinate with Public Works,
during civil plan review, an acceptable solution for access and maintenance of this section of
sewer trunk.
Water service to this site is being proposed via extension of existing mains in the schools
property. The applicant shall be responsible to install all water mains necessary to serve this
development, coordinate main size and routing with Public Works.
In order guarantee adequate fire flows a looped water system may be required. Upsizing of the
existing 6øinch main to lO-inch shall be required.
Provide a 20-foot easement for all public water/sewer mains outside of public right of way
(include all water services and hydrants). The description shall be consistent with the graphically
depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal
description, which must include the area of the easement (marked EXHIBIT A) and an 8112" x
11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6 unless
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Penrùtting that
may be required by the Environmental Protection Agency.
3. FIRE DEPARTMENT
1. Acceptance of the water supply for fIre protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
2.9
2.10
2.11
2.12
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
2.7
City Council waives this requirement for the Rutledge Canal. Plans shall be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. Iflateral users association
approval can't be obtained, alternate plans shall be reviewed and approved by the meridian City
Engineer prior to final plat signature.
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
2.8
The applicant has not indicated how the stonn drainage from the proposed access roads will be
disposed. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Stonn water treatment and disposal shall be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Stonn Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant is responsible
for filing all necessary applications with the Idaho Department of Water Resources regarding
Shallow Injection Wells.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing penuits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above fmish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
3. The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
4. All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
5. Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section D 1 03.6 Signs.
6. For all Fire Lanes, provide signage "No Parking Fire Lane".
7. Operational fIre hydrants, temporary or penuanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
8. Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
9. Maintain a separation of 5' ITom the building to the dumpster enclosure.
10. Provide a Knox box entry system for the complex prior to occupancy.
11. All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
12. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
13. Provide exterior egress lighting as required by the International Building & Fire Codes.
14. This project will be required to provide a 20' wide swing or rolling emergency access gate. The gate
shall be equipped with a Knox box Padlock which has to be ordered thru the Meridian Fire
Department.
4. POLICE DEPARTMENT
1. The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or
Planning Staff to discuss features that increase visibility, including but not limited to: doors and
windows that look out on the public areas, front porches, and adequate nighttime lighting. The
site plan and/or landscaping plan shall be revised in accord with those discussions.
5. PARKS DEPARTMENT
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12ø13-13-6) will be followed.
6. SANITARY SERVICE COMPANY
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. ADA COUNTY HIGHWAY DISTRICT
1. Approved with no conditions.
Exhibit B
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
C. Legal Description
Project No. 05-1 78-02
Description for
Meridian Joint School District No.2
Schlekeway Annexation Pared
October 3 I, 2005
A parcel ofland located in the Northeast 1/4 ofSeclion II, Township 3 North,
Range I West, Boise Meridian, Ada County, Idaho, more particularly described as
follows:
Commencing at the East 114 comer of said Section II, from which the center 1/4
of said Section II bears North 89") 1'16" Wesl, 2655.19 feet;
Thence along the South line of said Northeast 1/4 of Section II North 89"11'16"
West, 1.126,]5 feet (formerly described as being West, 1326.35 feet) to a point;
Thence North 0"34'21" East, 731.70 feet (formerly described as being North
0"02' East, 731.70 feet) to the intersection with the centerline of an irrigation ditch; said
point also being the REAL POINT OF BEGINNING;
Thence along the centerline of said imgation ditch the fOllowing courses and
distances:
Thence North 86"23'58" West, 29.48 feel;
Thence North 67"00'55" West, 54.67 fect;
Thence North 63"27'43" West, 102.21 feet;
Thence North 75"28'57" West, 49.80 feel;
Thence North 70"19'27" West, 48.91 feet;
Thence North 73"29'51" West, 52.10 feet;
Thence North 83°59'22" West. 44,15 feet;
Thence North 76°37'29" West, 56.19 feet;
Thence North 69"51'24" West, 45.61 fect;
Thence North 73"O9'O¡" West, 212.23 feet;
Thence North 66°28'59" West, 51.37 feet;
Thence North 68"'48'53" West. 63.46 fecI to the beginning of a curve to Ihc right:
Thence along said curve 10 the right an arc distance of 52.40 feet, said curv"
having a radius of 110.00 feet. a central anglc of 27° 1 7'40", and a chord bearing and
distance of North 55"10'03" West. 51.91 feet;
Thence North 41°31'13" West, 50,97 feet;
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Thence Nor/h 44" 10'59" West, 145.24 feet to Ihe intersection with the North line
afthe Southwest 1/4 of the Nonheast 114 of said Section I 1 (said centerline of irrigation
ditch fonnerly described as being Ihe following courses: North 86"17' West, 42.28 feet;
North 64°40'30" West, 144,00 feet; North 72°55'30" West, 144.66 feel; North 83"46'
West, 69.01 feet; North 73"24'30" West, 88,16 feel; North 73"24'30" West, 219.16
feet; North 67°35'30" West, 133.40 feet; and North 45°26'30" West, 417.29 fecI);
Thence leaving said centerline of inigalion ditch and along the said North line
South 89"24'32" East, 1126.24 feel;
Thence South 00"34'21" West, 588.56 feet to the REAL POINT OF
BEGINNING,
Contains an area of 9. 71 acres, more or Jess.
~~~
MERIDIAN FueL'C
WORKS DEPT
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Conncil shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to R-4. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff [lids that public educational institutions are conditional uses within the requested
zoning district of R-4. The accompanying Conditional Use Pennit demonstrates that the
land will be developed with uses and dimensional requirements that confonn to the
proposed zoning designation.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
3.
4.
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when detennining this finding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
5.
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan. There are existing adjacent uses which are similar to the proposed
use and this is a logical expansion of the City limits. In accordance with the findings
listed above, staff [lids that annexation and zonin!! of this Dropertv would be in the best
interest of the Citv.
2. CUP Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
1.
Exhibit D
That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
7.
Exhibit D
2.
Staff finds that the site is 14.26 acres and is large enough to accommodate all required
parking, landscaping, loading and other standard regulations required by the UDC.
That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Staff finds that the proposal meets the objectives of the Comprehensive Plan as listed in
Section 8 of this report. See Annexation and Zoning Findings #1 and 2 above.
That the design, construction, operation and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area.
Staff finds that the proposed use as a public education institution complies with the uses
conditionally pennitted in the R-4 zone. The building height, parking layout, landscape
buffer widths and other dimensional standards shown in the application comply with the
UDC. Staff recommends that the Commission and Council reference any public
testimony that may be presented to determine whether or not the proposal will adversely
affect the other properties in the area.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
Staff finds that the proposed development will not adversely affect other property in the
vicinity if the applicant complies with all CUP conditions and constructs all
improvements and operates the use in accordance with the UDC standards. Traffic
volumes will not significantly increase. ACHD has detennined that there will be less
than 10 additional trips generated per day.
3.
4.
5.
That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and iIre protection,
drainage structures, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water and irrigation are available to the subject
property. Please refer to other comments prepared by the Meridian Fire Department,
Police Department, Parks Department, Sanitary Services Corporation and ACHD.
That the proposed use will not create excessive additional costs for public facilities
and services and will not be detrimental to the economic welfare of the community.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into
the site. No additional capital facility costs are expected from the City. The applicant
and/or future property owners will be required to pay highway impact fees.
6.
That the proposed use will not involve activities or processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
Staff finds that the proposed development will not involve uses that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
Staff does not believe that the amount of traffic or noise generated will be detrimental
to the general welfare of the public. Staff recommends that the Commission and
Council reference any public testimony that may be presented to detennine whether or
not the proposal may cause health, safety or environmental problems of which staff is
unaware.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
8. That the proposed use wiJ] not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
There are some mature trees on this property. Any existing trees larger than 4" caliper
that are removed should be mitigated for, per the Landscape Ordinance. Staff finds that
the proposed development will not result in the destruction, loss or damage of any natural
feature(s) of major importance if developed under these conditions.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine whether or not the proposed development may destroy or
damage a natural or scenic feature(s) of major importance of which staff is unaware.
Exhibit D
.
.
~ & ~ 1~ 'Z)é4ÞUa
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
RECEI-v:ED FAX # 208-463-0092
DEC 2 7 2005
phones: Area Code 208
20 December 2005
CiTY GF IyillRIDIAN
PLANNING & ZONING
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Anna Canning, Planning Director
City of Meridian
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Meridian, ill 83642
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RE:
AZ 05-059/CUP 05-053/Meridian Ball Field & Technical Center
Dear Anna:
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Annexation & Zoning. ..
However Nampa & Meridian Irrigation District requires that a Land Use Change Application be
tiled, for the Conditional Use Pennit for ball field lighting as well as the Technical Center. This
application must be filed for review, prior to final platting. Please contact Donna Moore at 466-
7861 for further infonnation.
All laterals and waste ways must be protected. This project impacts the District's Rutledge
Lateral which is to be relocated. This easement must be protected and any encroachment (i.e.
landscaping etc.) must be approved with a signed License Agreement and approved plan,
before any construction is started, is unacceptable. Please contact the District's attorney,
Bryce Farris at 342-4591 and ask that he prepare this document. Once this agreement has been
SigÚêd and ù;.LuIl1ed it \vill De pfescmeù to tht: Districfs Board oÎ Directors for their consideration
at the next available board meeting.
A new easement must be described and the old easement relinquished. This must be done before
any construction is started on this project.
Page 1 of 2
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
.
.
City of Meridian
Planning Dept.
Meridian High School Ball Field/Technical Center
20 December 2005
Page 2 of 2
All municipal surface drainage must be retained on site. If any municipal surface drainage leaves
the site, the Nampa & Meridian Inigation District must review drainage plans. The developer
must comply with Idaho Code 31-3805. It is recommended that irrigation water be made
available to all developments within the Nampa & Meridian Irrigation District.
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Sincerely,
13.J//¡;(~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
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Water Superintendent
Crew Foreman
File - Office/Shop
~ CENTRAL
aiB~1r~
CENTRAL DISTRICT HEALTH DE~e.¡~NT T ~~ to:
Environmental Health Division .t(,~(JEI V ~.u Boise
DEC 1 3 2005 0 Eagle
0 Garden City
CitY..Q.fMArirlian ~'-ridian
City Clerk Office Pt::f1¥Ie
0 Kuna
OACZ
0 Star
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Rezone #
Conditional Use #
Preliminary / Final/Short Plat
/JtÞ.~~,p,..*,,-, 4 L .f1ð.-k<J /
,C)gC if
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge ßs tQ the exact typ~ of use must be provided before we can comment on this .Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
0 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
~. After wri~approval from appropriate entities are submitted, we can approve this proposal for:
~ral sewage 0 community sewage system 0 community water well
0 interim sewage &,entral water
0 individual sewage 0 individual water
I?i 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
~ Division of Environmental Quality:
~tral sewage 0 community sewage system 0 community water
0 sewage dry lines ~ral water
ØAo. Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
0 14. Please see attached stormwater management recommendations
015.
Date:~~oJ--
Reviewed By: .L...-- /~;72.----'
15726-001 EHO904
Review Sheet
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
RECEIVED
JAN 0 5 2005
City Of Meridian
City Clerk Office
DATE
January 5, 2006
ITEM #
18,19
PROJECT NUMBER
AZ 05-059, CU P 05-053
PROJECT NAME
Meridian High Schoolball fields and Tech Center
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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