HomeMy WebLinkAboutMeridian High Ball Fields and Technical Center AZ-05-059 CUP-05-053 VAR-05-025
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
RECEIVED
FEB 1 7 2006
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Request for Annexation and Zoning (AZ) of 9.71 acres from RUT (Ada County) to R-4
(Medium~Low Density Residential), Conditional Use Permit (CUP) approval for a new
Technical Education Center and ball fields to expand on the existing Meridian High School
campus, and a Variance to UDC 11-3A-llC for exposed light bulbs on the proposed
athletic field lighting fIXtures.
Case No: AZ-05-059, CUP-05-053, V AR-05-025
For the City Council Hearing Date of: February 21, 2006
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of 2/21/06 incorporated by
reference)
2. Process Facts (see attached Staff Report for the hearing date of 2/21/06 incorporated by
reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of2/21/O6
incorporated by reference)
4. Unified Development Code Required Variance Findings (see attached Staff Report for
the hearing date of 2/21/06 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan ofthe City of Meridian, which was adopted August 6,2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISJON & ORDER
CASE NO(S). AZ-OS-OS9, CUP-OS-OS3, V AR-O6-003 - PAGE 1 of 4
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian plamlingjurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Plalming Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, Site Plan, and the
Conditions of Approval all in the attached Staff Report for the hearing date of February
21, 2006 incorporated by reference. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Annexation, Conditional Use and Variance applications are hereby
approved for the reasons cited in the Staff Report for the hearing date of2/21/06; and,
D. Notice of Applicable Time Limits (as applicable)
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
and acquire building permits and commence construction of permanent footings or
structures on or in the ground. For conditions use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with 11-5B-6.G.1, the Director may authorize a single extension ofthe
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-OS-OS9, CUP-OS-OS3, V AR-O6-003 - PAGE 2 of 4
Title 11.
E. Attached: Staff Report for the hearing date of 2/21/06.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-OS-OS9, CUP-OS-OS3, V AR-O6-003 - PAGE 3 of 4
By action of the City Council at its regular meeting held on the
¡=.£6~1VL J ,2006.
2,,1 Si:- day of
COUNCIL MEMBER SHAUN WARDLE VOTED ~
COUNCIL MEMBER JOE BORTON VOTED r
COUNCIL MEMBER CHARLIE ROUNTREE VOTED ~
COUNCIL MEMBER KEITH BIRD VOTED ~
TIE BREAKER -
MAYOR TAMMY de WEERD VOTED
Copy served upon:
ATTEST:
BY~!ì\~
City Clerk's Office
Dated: ;;) -;:Jg -0 IiJ
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECJSION & ORDER
CASE NO(S). AZ-OS-OS9, CDP-OS-OS3, V AR-O6-003 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21,2006
TO:
FROM:
SUBJECT:
Mayor and City Council
Josh Wilson, Associate City Planner
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STAFF REPORT
City Council Hearing
Hearing Date: 2/21/2006
Meridian High School Ball Fields and Technical Education Center
. AZ-05-059
Annexation and Zoning of9.71 acres from RUT to R-4 zone
. CUP-05-053
Conditional Use Pennit for ball field lighting adjoining a residential district
and a new Technical Education Center
. V AR-06-003
Variance to UDC 11-3A-ll C for exposed light bulbs for athletic field lights
for Meridian High School Ballfields
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Hummel Architects, has applied for Annexation and Zoning (AZ) of 9.71 acres from RUT
(Ada County) to RA (Medium-Low Density Residential) and Conditional Use Permit (CUP) approval for
a new Technical Education Center and ball fields to expand on the existing Meridian High School
campus. The applicant is also requesting a Variance to ODC 11-3A-I1C for exposed light bulbs on the
proposed athletic field lighting fixtures. The site is located west ofN. Linder Road, and north ofW. Pine
Avenue. This site currently contains one existing residence with vacant land.
2. 2. SUMMARY RECOMMENDATION The Meridian Planning and Zoning Commission heard the
item on January 5, 2006. At the public hearing they moved to recommend approval.
a. Summary of Public Hearing:
i. In favor: Margie Kermedy, Wendell Bigham, Don Nesbitt
ii. In opposition: None.
iii. Commenting: Paul Geile
iv. Staff presenting application: Josh Wilson
v. Other staff commenting on application: Mike Cole
b. Key Issues of Discussion by Commission:
i. Design of ballfield lighting
ii. Tiling of the Rutledge Lateral
iii. Impact of proposal on adjacent properties
c. Key Commission Changes to Staff Recommendation:
i. None.
d. Outstanding Issue(s) for City Council:
i. The applicant has requested that, per ODC 11-3A-6A3a, the requirement to pipe
the Rutledge Lateral be waived by City Council;
11. The Variance request to UDC 11-3A-IIC for exposed light bulbs on the ballfield
lights.
3. PROPOSED MOTIONS
Recommend Approval (All Applications)
Meridian High School Ball Fields and Technical Center AZ-OS-OS9, CUP-OS-OS3, V AR-06-003
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE Of FEBRUARY 21, 2006
1 move to approve File Numbers AZ-05-059, CUP-05~053, and V AR-06-003 as presented in the
staff report for the hearing date of February 21,2006, and the sitellandscape 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 deny File Numbers AZ-05-059, CUP-05-053, and V AR-06-003 as presented in the staff
report for the hearing date of February 21, 2006, and the sitellandscape plan dated October 13,2005 for
the following reasons: (you must state specific reasons for denia1. They should address how the applicant
might re-do the application to gain your recommendation for approval).
Continue (All Applications)
I move to continue the public hearing for File Numbers AZ-05-059, CUP-05-053, and V AR-06-
003 to (date certain).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
2090 W. Pine Ave. 1 North ofW. Pine Avenue, west ofN. Linder Road
SE~, NE~, Section 11, T3N RIW
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 R-4
f. Present Comprehensive Plan Designation: Public/Quasi-Public 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
Meridian High School Ball Fields and Technical Center AZ-OS-OS9, CUP-OS-OS3, V AR-06.003
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2006
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.
For the Variance request, the applicant states: "Per ODC 11-3A-l1, outdoor light bulbs shall not
be visible. With today's latest technology all athletic field are lit with similar types of light
fixtures which all have visible bulbs. We have designed the height of the poles so that they are
turned down onto the field and not shining across the field, preventing direct exposed bulbs
looking at adjacent neighbors. These atlùetic field lights are designed to minimize side glare into
adjacent lots, which no other light fixtures do. These light fixtures are similar and even better
than the latest Mountain View High School. In order to aclúeve the light level and coverage
needed for these ball games, atlùetic field lighting is our only option. WE believe these lights are
the best solution for the public's welfare because of the control of the glare onto the playing field
and not onto adjacent lots."
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation, conditional use, and variance as
detennined by City Ordinance. A public hearing is required before the City Council on this
matter.
b. Newspaper notifications published on: January 30 and February 13, 2006
c. Radius notices mailed to properties within 300 feet on: January 27,2006
d. Applicant posted notice on site by: February 11, 2006
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 campus
c. Adjacent Land Use and Zoning
1. North: Existing single family residences in Vineyards Subdivision, zoned RA.
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: Existing mains in school property.
Location of water: 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.
Meridian High School Ball Fields and Technical Center AZ-OS-OS9, CUP-OS-OS3, V AR-06-003
PAGE 3
CITY OF MERIDJAN PLANNlNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2006
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
R-4 Standard
Front 20 feet 20 feet
Street side N/A 20 feet
Side 45 feet 5 feet
Rear 133 feet 20 feet
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. Staff has 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 fmds
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:
Meridian High School Ball Fields and Technical Center AZ-OS-OS9, CUP-OS-OS3, V AR-06-003
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2006
.
Require that development projects have planned for the provision of all public services
(Chapter VII, Goal 111, Objective A, Action 1)
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 subject 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
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. Connection 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
Meridian High School Ball Fields and Technical Center AZ-OS-OS9, CUP-05-0S3, V AR-06-003
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARJNG DATE OF FEBRUARY 21. 2006
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
[IDdings.
1. RutledlZe Lateral: The applicant has proposed to oilly 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 11-3A~6A3 requires that aU irrigation
ditches, laterals, or canals which are intersecting, crossing, or lying within the area being
developed, shall be piped or otherwise covered. UDC 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. Emenæncy 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
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
Commission 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 Teclmical Education Center located within the courtyard is
not visible from the adjacent drive aisle. Prior to the Planning Commission 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 Li2: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.
Meridian High School Ball Fields and Technical Center AZ-OS-OS9, CUP-OS-OS3, V AR-O6-003
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21,2006
VARIANCE ANALYSIS: Staff finds that the following ODC sections are pertinent to the
Variance application:
9.1 The City Council shall apply the standards listed in Idaho Code 67-6516 and all the
findings listed in Section 11-5B-4E of the ODC to review the variance request. In order
to grant a variance, the CoWlcil shall make the following findings:
A. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district:
Outdoor lighting is allowed in all districts of the City and the proposed public school
athletic use is unique in nature and considered an asset to the community. Staff fmds that
if the City Council grants the requested variance, for exposed light bulbs for athletic field
lighting, a special privilege will not be granted to the subject applicant because outdoor
lighting, at an appropriate intensity and scale to the intended use, is allowed in all areas of
the City. Ballfield lighting was simply not taken into consideration when the lighting
regulations for the City were adopted.
B.
The variance relieves an undue hardship because of characteristics of the site;
Staff finds there are no physical characteristics of the site which affect the ability of the
applicant to adequately light the proposed ballfields.
C. The variance shall not be detrimental to the public health, safety, and welfare.
Staff finds that allowing exposed bulbs for ballfield lighting on this site will not be
detrimental to the public health, safety, and/or welfare. The applicant has made every
effort to use the latest technology which minimizes impacts on the sUlTounding
properties. Ballfield lighting was simply not taken into consideration when the lighting
regulations for the City were adopted.
b. Staff Recommendation: Staff recommends approval of AZ-05-059, CUP-OS-053, and V AR-
06-003 for Meridian High School Ball Fields and Technical Center as presented in the staff report for the
hearing date of February 21,2006 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. EXHmITS
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
Meridian High School Ball Fields and Technical Center AZ-OS-OS9, CUP-OS-OS3, V AR-06-003
PAGE 7
CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARJNG DATE OF FEBRUARY21, 2006
D. Required Findings from Zoning Ordinance
Meridian High School Ball Fields and Technical Center AZ-OS-OS9, CUP-OS-OS3, V AR-06-003
PAGE 8
CJTY OF MERIDIAN PLANNING DEPARTMENT 51' AFF REPORT FOR THE HEARING DATE OF FEBRUARY 21,2006
A. Drawings
1. CUP Site/Landscape Plan (dated: October 13,2005)
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2. Building Elevations (dated: October 5,2005)
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CITY OF MERIDIAN PLANNJNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1
1.2
1.3
1.4
1.5
1.6
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.
Applicant's (or successor's) failure to comply with any of the tenns of approval of the conditional
use pennit shall be cause for revocation ofthe conditional use pennit.
If construction has not begun within 18 months of City Council approval, a new conditional use
pennit must be obtained prior to the start of development.
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 fonn 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.
2. PUBLIC WORKS DEPARTMENT
Comply with the conditions and comments of all City Departments, and other agencies.
2.2
2.3
2.4
2.5
2.6
Exhibit B
2.1
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 fonns 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 confonnance 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 6-inch 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 servic~s 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 81/2" 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
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.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined 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 Permitting that
may be required by the Environmental Protection Agency.
3. FIRE DEPARTMENT
]. 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
CJTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21,2006
2.7
City Council waives this requirement for the Rutledge Canal. Plans shall be approved by the
appropriate iaigationldrainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral 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 pUlþoses such as landscape iITigation.
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.
Storm 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.
2.8
2. Final Approval ofthe 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 permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish 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 of the 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 of 28' 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 FEBRUARY 21, 2006
5. Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section DI03.6 Signs.
6. For all Fire Lanes, provide signage "No Parking Fire Lane".
7. Operational fIfe hydrants, temporary or pennanent 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 fIfe-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' from 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 12-13-13-6) 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2006
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21,2006
C. Legal Description
Project No. 05-1 78-02
Description for
Meridian Joint School District No.2
Scblekeway Annexation Parcel
October 31, ZOOS
A parcel ofland located in the Northeast 1/4 of Section II, Township 3 North,
Range I West, Boise Meridian, Ada County, Idaho, more particularly described as
follows:
Commcncing at the East 1/4 comer of said Section 11, trom which the center 1/4
of said Section 11 bearsNorth89"11'16"West,26S5_19feet;
Thence along the South line of said Northeast I /4 of Section II North 89° 11 '] 6"
West, 1326.35 feet (formerly described as being West, J 326.35 feet) to a point;
Thence North 0°34'21" East, 731.70 feet (fonnerly described as being North
0°02' East, 73 1.70 feet) to the intersection with the centerline of an irrigation ditch; said
point also being the REAL POINT OF BEGINNING;
Thence along thc centerline of said irrigation ditch the following courses and
distances:
Thence North 86°23'58" West, 29.48 feet;
Thence North 67"00'55" West, 54.67 feet;
Thence North 63°27'43" West, 102.21 feet;
Thence North 75°28'57" West, 49.80 feet;
Thence North 70°19'27" West, 48.91 feet;
Thence North 73°29'51" West, 52.10 feet;
Thence North 83°59'22" West, 44.75 feet;
Thence North 76°37'29" West, 56.19 feet;
Thence North 69°5 J '24" West, 45.67 feet;
Thence North 73"09'01" West, 212.23 feet;
Thence North 66°28'59" West, 51.37 feet:
Thence North 68048'53" West, 63.46 feet to the beginning ofa curve to the right;
Thence along said curve to the right an arc distance of 52.40 feet, said curve
having a radius of 110.00 feet, a central angle of 27"17'40", and a chord hearing and
distance of North 55"10'03" West, 51.91 feet;
Thence North 41 "31 '13" West, 50.97 ti.-et;
Thc!H:C \iorth 4..F4t;'JH" Wes!. 2. .I)Ó..J. fCe'!
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21,2006
Thence North 44°10'59" West, 145.24 feet to the intersection with the North line
of the Southwest 1/4 of the Northeast 1/4 of said Section II (said centerline of irrigation
ditch formerly described as being the following courses: North 86°17' West, 42.28 feet;
North 64°40'30" West, 144.00 feet; North 72°55'30'. West, 144.66 feet; North 83°46'
West, 69.01 feet; North 73°24'30" West, 88,16 feet; North 73°24'30" West, 2J9.16
feet; North 67°35'30" West, 133.40 feet; and North 45°26'30" West, 417.29 feet);
Thence leaving said centerline ofilTigation ditch and along the said North line
South 89°24'32" East, 1126.24 feet;
Thence South 00°34 '21" West, 588.56 feet to the REAL POINT OF
BEGINNING.
Contains an area of9.71 acres, more or less.
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WORKS OEPT.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21,2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2006
D. Required Findings from Zoning Ordinance
1. Annexation Findings:
Upon recommendation from the Commission, the Council 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. City Council 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;
City Council finds that public educational institutions are conditional uses within the
requested zoning district of R-4. The accompanying Conditional Use Permit
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.
City Council 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 determining 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,
City Council 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.
City Council 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 finds that annexation and zonin!! of this property would be in
the best interest of the City.
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 nse is located.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2006
Exhibit D
City Council 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.
2.
That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
City Council finds that the proposal meets the objectives of the Comprehensive Plan as
listed in Section 8 ofthis 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.
3.
4.
City Council 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.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
City Council 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 determined that there will be less
than 10 additional trips generated per day.
That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection,
drainage structures, refuse disposal, water, and sewer.
5.
City Council 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.
6.
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.
City Council 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.
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.
City Council 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.
7.
CITY OF MERIDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2006
8. That the proposed use will 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. City Council
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.
3. Variance Findings: The City Council shall apply the standards listed in Idaho Code 67-6516 and all
the findings listed in Section 11-5B-4E of the UDC to review the variance request. In order to grant a
variance, the Council shall make the following findings:
A. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district:
Outdoor lighting is allowed in all districts of the City and the proposed public school
athletic use is unique in nature and considered an asset to the community. City Council
finds that if the City Council grants the requested variance, for exposed light bulbs for
athletic field lighting, a special privilege will not be granted to the subject applicant
because outdoor lighting, at an appropriate intensity and scale to the intended use, is
allowed in all areas of the City. Ballfield lighting was simply not taken into
consideration when the lighting regulations for the City were adopted.
B.
The variance relieves an undue hardship because of characteristics of the site;
City Council finds there are no physical characteristics of the site which affect the ability
ofthe applicant to adequately light the proposed ballfields.
The variance shall not be detrimental to the public health, safety, and welfare.
City Council finds that allowing exposed bulbs for ballfield lighting on this site will not
be detrimental to the public health, safety, and/or welfare. The applicant has made every
effort to use the latest technology which minimizes impacts on the surrounding
properties. Ballfield lighting was simply not taken into consideration when the lighting
regulations for the City were adopted.
c.
Exhibit D