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HomeMy WebLinkAbout2023-05-18 PLANNING AND ZONING COMMISSION MEETING City Council Chambers, 33 East Broadway Avenue Meridian, Idaho Thursday, May 18, 2023 at 6:00 PM MINUTES PRESENT Commissioner Nathan Wheeler Commissioner Maria Lorcher Commissioner Patrick Grace Commissioner Jared Smith Commissioner Andrew Seal ABSENT Commissioner Enrique Rivera Commissioner Mandi Stoddard ADOPTION OF AGENDA Adopted Motion to approve made by Commissioner Smith, Seconded by Commissioner Wheeler Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Grace, Commissioner Smith, Commissioner Seal CONSENT AGENDA \[Action Item\] Approved 1. Approve Minutes of the May 4, 2023 Planning and Zoning Commission Meeting 2. Findings of Fact, Conclusions of Law for Hickory Warehouse (MCU-2023-0003) by Josh Shiverick, Cushing Terrell, located at 1135 N. Hickory Ave. Motion to approve made by Commissioner Smith, Seconded by Commissioner Wheeler Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Grace, Commissioner Smith, Commissioner Seal ITEMS MOVED FROM THE CONSENT AGENDA \[Action Item\] ACTION ITEMS 3. Public Hearing for Ringneck Place Subdivision (H-2023-0009) by RiveRidge Engineering Company, located at 2315 E. Ustick Rd. (Parcel No. S1105212448 and Parcel No. S1105212449) Recommend Approval to City Council. Tentatively scheduled for June 27, 2023 A. Request: Annexation of 1.73 acres of land with an R-8 zoning district. B. Request: Preliminary Plat consisting of 9 residential single-family attached building lots and 2 common lots. Motion to approve made by Commissioner Lorcher, Seconded by Commissioner Wheeler Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Grace, Commissioner Smith, Commissioner Seal 4. Public Hearing for Fourth Street Books - Pearl House Collective (H-2023-0010) by EV Studio, located at 909 NE 4th St. Recommend Approval to City Council for Request A, Request B, Withdrawn. Tentatively scheduled for June 27, 2023 A. Request: Rezone of 0.080 acres of land from the R-15 zoning district to the O-T zoning district. B. Request: Conditional Use Permit for an outdoor arts, entertainment or recreation facility. Motion to approve made by Commissioner Wheeler, Seconded by Commissioner Smith Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Smith, Commissioner Seal Voting Nay: Commissioner Grace 5. Public Hearing for Dutch Bros at Ten Mile (H-2023-0020) by Barghausen Consulting Engineers, Inc., located at 320 S. Ten Mile Rd. Approved A. Request: Conditional Use Permit for a new approximate 5,825-foot mutli- tenant building with a drive-through located within 300 feet of an existing drive-through facility, residential district and existing residence. Motion to approve made by Commissioner Lorcher, Seconded by Commissioner Wheeler Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Grace, Commissioner Smith, Commissioner Seal 6. Public Hearing for Cole Valley Christian School Pre-K-12 (H-2023-0011) by LKV Architects, located at 7080 W. McMillan Rd. Continued to June 1, 2023 A. Request: Annexation of 71.28 acres of land with an R-15 zoning district. B. Request: Conditional Use Permit for a 259,000 square foot private education institution for pre-kindergarten through 12th grade on 48.48 acres of land in the R-15 zoning district. Motion to continue made by Commissioner Wheeler, Seconded by Commissioner Lorcher Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Grace, Commissioner Smith, Commissioner Seal 7. Public Hearing for Julia Subdivision (H-2023-0003) by Hesscomm Corporation, located at 2435 N. Black Cat Rd. Continued to June 15, 2023 A. Request: Annexation of 2.77 acres of land with an R-8 zoning district. B. Request: Preliminary Plat consisting of 10 buildable lots and 5 common lots on 2.77 acres of land in in the R-8 zoning district. Motion to continue made by Commissioner Wheeler, Seconded by Commissioner Smith Voting Yea: Commissioner Wheeler, Commissioner Lorcher, Commissioner Grace, Commissioner Smith, Commissioner Seal ADJOURNMENT 9:20 P.M. --------------------------------------------------------------------------------------------------------------------- To view upcoming Public Hearing Notices, visit https://apps.meridiancity.org/phnotices --------------------------------------------------------------------------------------------------------------------- E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Approve Minutes of the May 4, 2023 Planning and Zoning Commission Meeting Meridian Planning&Zoning Commission May 4,2023 Page 30 of 31 Starman: Well, I wasn't sure where you were going to be, but we will need a motion to continue the hearing. Seal: All right. So, with that, yes, we will need a motion to continue the hearing instead of closing the public hearing like I was going to do. Smith: So moved. Seal: Oh, I was going to say -- need a motion to continue File No. H-20203-0004 for Compass Pointe Subdivision to the date of June 1st, 2023. Smith: So moved. Apologies. Rivera: Second. Seal: It's been moved and seconded to continue File No. H-2023-0004 to the date of June 1st, 2023. All in favor, please, say aye. None opposed. Motion carries. Thank you very much. Appreciate that. MOTION CARRIED: FIVE AYES. TWO ABSENT. Seal: And with that we don't have any other business tonight that I'm aware of, so with that I will take one final motion. Grace: Mr. Chairman, I move to adjourn. Seal: Do I have a second? Smith: Second. Seal: It's been moved to adjourn. All in favor say aye. We are adjourned. Thank you. MEETING ADJOURNED AT 7.30 P.M. (AUDIO RECORDING ON FILE OF THESE PROCEEDINGS.) APPROVED ANDREW SEAL - CHAIRMAN DATE APPROVED ATTEST: CHRIS JOHNSON - CITY CLERK E IDIAN 'aAHO AGENDA ITEM ITEM TOPIC: Findings of Fact, Conclusions of Law for Hickory Warehouse (MCU-2023- 0003) by Josh Shiverick, Cushing Terrell, located at 1135 N. Hickory Ave. CITY OF MERIDIAN C� E IDIAN --- FINDINGS OF FACT, CONCLUSIONS OF LAW AND ",A H O DECISION& ORDER In the Matter of the Request for a Conditional Use Permit Modification to amend the fencing requirement,adjust the hours of operation for all uses within the building,and to operate a 51,750 square foot indoor recreation facility(indoor pickleball court facility)in suite 110 for Hickory Warehouse,Located at 1135 N.Hickory Avenue on 9.88 acres of land in the I-L Zoning District,by Josh Shiverick,Cushing Terrell. Case No(s).MCU-2023-0003 For the Planning& Zoning Commission Hearing Date of: May 4,2023 (Findings on May 18, 2023) A. Findings of Fact 1. Hearing Facts(see attached Staff Report for the hearing date of May 4, 2023, incorporated by reference) 2. Process Facts(see attached Staff Report for the hearing date of May 4, 2023, incorporated by reference) 3. Application and Property Facts(see attached Staff Report for the hearing date of May 4, 2023, incorporated by reference) 4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing date of May 4,2023,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 Planning&Zoning Commission 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 of the City of Meridian,which was adopted April 19,2011,Resolution No. 11-784 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A. 4. Due consideration has been given to the comment(s)received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 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 Chairman of the Commission and City Clerk and then a copy served by the Clerk CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [HICKORY WAREHOUSE MCU-2023-0003] Page 1 upon the applicant,the Planning Department,the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the conditions of approval in the attached staff report for the hearing date of May 4,2023,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 Planning &Zoning Commission's authority as provided in Meridian City Code § I I- 5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's request for Conditional Use Permit Modification is hereby approved in accord with the conditions of approval in the staff report for the hearing date of May 4, 2023, attached as Exhibit A. D. Notice of Applicable Time Limits Notice of Two(2)Year Conditional Use Permit Duration Please take notice that the conditional use permit,when granted, shall be valid for a maximum period of two(2)years unless otherwise approved by the City in accord with UDC 11-5B-6F.1. 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 conditional use permits that also require platting,the final plat must be signed by the City Engineer within this two(2)year period in accord with UDC 11-5B-6F.2. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-513-6.F.1,the Director may authorize a single extension of the time to commence the use not to exceed one(1)two(2)year period.Additional time extensions up to two(2)years 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 Title 11. E. Judicial Review Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight (28)days after all remedies have been exhausted, including requesting reconsideration of this final decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA. F. Notice of Right to Regulatory Takings Analysis Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory takings analysis. CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [HICKORY WAREHOUSE MCU-2023-0003] Page 2 By action of the Planning&Zoning Commission at its regular meeting held on the 18th day of May ,2023. COMMISSIONER ANDREW SEAL, CHAIRMAN VOTED COMMISSIONER MARIA LORCHER,VICE CHAIRMAN VOTED COMMISSIONER NATE WHEELER VOTED COMMISSIONER STEVEN YEARSLEY VOTED COMMISSIONER PATRICK GRACE VOTED COMMISSIONER MANDI STODDARD VOTED Andrew Seal, Chairman 5-18-2023 Attest: Chris Johnson, City Clerk 5-18-2023 Copy served upon the Applicant,the Planning and Development Services divisions of the Community Development Department,the Public Works Department and the City Attorney. By: Dated: 5-18-2023 City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [HICKORY WAREHOUSE MCU-2023-0003] Page 4 G. Attached: Staff Report for the hearing date of May 4,2023 CITY OF MERIDIAN FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER CASE NO(S). [HICKORY WAREHOUSE MCU-2023-0003] Page 3 EXHIBIT A STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING May 4,2023 Legend ®® j DATE: Project Location �' TO: Planning&Zoning Commission - FROM: Stacy Hersh,Associate Planner on 'F 208-884-5533 11 a 89 SUBJECT: MCU-2023-0003 -Hickory Warehouse -- m ®_ MCU LOCATION: 1135 N. Hickory Ave., in the SW 1/4 of the NE 1/4 of Section 8,Township 3N., Range IE. (Parcel#R3073790250) I. PROJECT DESCRIPTION Modification to the existing Conditional Use Permit(H-2022-0040)to amend the fencing requirement, adjust the hours of operation for all uses within the building, and to operate a 51,750 square foot indoor recreation facility(indoor pickleball court facility) in suite 110 on 9.88 acres of land in the I-L zoning district. II. SUMMARY OF REPORT A. Project Summry Description Details Page Acreage 6M 9.88-acre property(MCU Agreement) Future Land Use Designation Mixed Use—Non-Residential(MU-NR) Existing Land Use Existing 204,000 square foot flex building Proposed Land Use(s) Indoor Recreational Facility located in Suite 110(Pickle Ball Court) Current Zoning I-L Physical Features(waterways, The Jackson Drain waste ditch on the west side of the hazards,flood plain,hillside) property Neighborhood meeting date;#of February 8,2023;0 attendees attendees: History(previous approvals) A CUP was approved in 1991 for a PUD—General(Gemtone Inc.).Platted as Lots 1-4,Block 4,Gemtone Center No. 3;H- 2020-0094(Vacation);A-2020-0165 (Hickory Warehouse CZC).PBA A-2020-0155;CUP H-2021-0077;CUP H-2022- 0040 Page 1 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State Two(2)accesses via E. State Avenue(local street)and two Hwy/Local)(Existing and Proposed) (2)accesses via N.Hickory Avenue(industrial collector). All-access points are existing and approved from previous approvals(A-2020-0165)for the overall warehouse building. Existing Road Network Yes C. Project Area Maps Future Land Use Map Aerial Map Legend ® 0 Legend ElProject Location Project Location rAIRVIEW �� ■■■� lip High Density Redentia or m MU-C PINE MU-RG Generalcc 5 IndustrialLLI Civic Page 2 Zoning Map Planned Development Map Legend - =10 Legend ®® Project Location IT Project Location K i C-G City Limits Planned Parcels C-C R-40 L-O I=L MR �®® RUT , L-O :JU N F—FT-F-1 L-O C—=G R1�-] C-G ---�_ CCU III. APPLICANT INFORMATION A. Applicant: Josh Shiverick, Cushing Terrell—800 W. Main Street, Suite 800,Boise,ID 83702 B. Owner: Sam Johnson HOT2 LLLP—2701 E. Pine Avenue,Meridian, ID 83642 C. Agent/Representative: Same as Applicant IV. NOTICING Planning& Zoning Posting Date Newspaper Notification 4/19/2023 Radius notification mailed to properties within 500 feet 4/14/2023 Public hearing notice sign posted 4/22/2023 on site Nextdoor posting 4/14/2023 Page 3 V. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAN): Land Use: This property is designated Mixed Use Non—Residential(MU-NR) on the Future Land Use Map (FLUM). The purpose of the MU-NR designation is to designate areas where new residential dwellings will not be permitted, as residential uses are not compatible with the planned and/or existing uses in these areas. For example,MU-NR areas are used near the City's Wastewater Resource Recovery Facility and where there are heavy industrial or other hazardous operations that need to be buffered from residential. The Applicant proposes to develop the site with an indoor recreation facility(i.e. an indoor pickleball court facility)within a portion of an existing warehouse building. The warehouse was approved under an administrative application(A-2020-0165)due to the existing industrial zoning and planned unit development in 1991 (through Gemtone CUP). The planned unit development approved in 1991 allowed numerous uses beyond just those typically allowed in the I-L zoning district. In the surrounding area,there is a church, offices, flex space, other warehousing uses, employment, and other indoor recreation facilities in operation. With the addition of the proposed pickleball courts next to existing multi-family and single family developments to the west, Staff believes the proposed indoor recreation facility is a should complement other uses in the surrounding area and provide opportunities for resdients to recreate. . Therefore, Staff finds the proposed use should be an appropriate use in the MU-NR FLUM designation for the reasons noted above. In reviewing development applications,the following items will be considered in MU-NR areas: (Staffs analysis in italics) • No new residential uses will be permitted(existing residential may remain).No residential uses are proposed. • All developments should have a mix of at least two types of land uses. The overall MU-NR designated area does have a mix of uses; offices,flex space, and a church exist to east of this site within the MU-NR area. • Development is not required to comply with the minimum number of uses in the general mixed- use standards.Noted. • Street sections consistent with the Ada County Highway District Master Street Map are required within the Unified Development Code.No new streets are proposed. • There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, food service/restaurants,industry, or warehouse uses.Noted. • A transitional use is encouraged on the perimeter of the MU-NR areas between any existing or planned residential development.As discussed above, Stafffinds an indoor recreation facility as a transitional use between the existing multi family to the west and the western boundary of the MU-NR area wAnd contributes to the mix of uses in the area for area residents. COMPREHENSIVE PLAN POLICIES(https://www.meridianciU.or /g compplan): Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Plan for an appropriate mix of land uses that ensures connectivity, livability, and economic vitality."(3.06.02) Page 4 The proposed use will contribute to the mix of uses in this area and should add to the livability and economic vitality of the community. • Monitor and adjust the amount and mix of industrial, commercial, and office areas needed to meet the employment needs of the City." (3.06.01B) The proposed use will contribute to the mix of uses in this area; however, the desire for professional employment opportunities is diminished. • `Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.02B) The subject mixed-use area currently contains office, church uses,flex space, warehousing, and an indoor recreation facility(KI Speed go-kart track)within the subject warehouse on this property. The proposed use will provide another recreational opportunity in close proximity to residential neighbors to the west thereby reducing vehicle trips and enhancing livability of the area. • "Preserve the industrial base within designated industrial land use areas by discouraging non- industrial uses and focusing on light manufacturing, distribution, flex-space, and base- employment." (3.07.01 D) The proposed use is a non-industrial use requesting a CUP to occupy an industrial land use area approved for warehousing. Staff has some concerns about approving another commercial use for an indoor recreation facility(pickleball court)within the same building purposedfor industrial uses. If approved, this would be the second such use in this building. • "Protect public health and safety by guiding growth and development away from hazardous areas that pose a threat to people and property." (4.10.00) Operation of the proposed use should comply with City ordinances pertaining to noise, lighting, and odor disturbances. • "Provide,partner, and preserve public and private indoor and outdoor recreation amenities for a diverse range of physical activities."(5.01.01 C) The proposed indoor recreation facility offers opportunities for recreation through pickleball courts to the public and will contribute to the range of physical activities offered in the City. VI. UNIFIED DEVELOPMENT CODE UD The proposed use,an indoor recreation facility, is listed as a conditional use in the I-L(Light Industrial) zoning district per UDC Table 11-2C-2. Compliance with the dimensional standards listed in UDC Table H- 2C-3 is required and are met because the proposed use is internal to an approved structure. VII. STAFF ANALYSIS As discussed above in Section V,the proposed indoor pickleball court facility is considered an appropriate use and meets the development guidelines listed for the MU-NR designation.The use is also consistent with the Planned Unit Development approved in 1991 for Gemtone Inc.,which approved a mix of commercial and light industrial uses in the I-L zoning district. The Applicant is requesting to modify the following conditions in Conditional Use Permit H-2022-0040 in Section VII.A(Planning) of the Staff Report: A.(2) "The applicant shall install a combination of 8 ft. high opaque fencing and additional evergreen landscaping including trees or shrubs in the vicinity of the pathway along the western building elevation and northwest property corner. Such screening shall be sufficient to provide visual screening of the equipment and loading bays as viewed from the pathway and adjacent residential. Fencing and landscaping may have Page 5 breaks and be clustered and grouped to maximize screening efficiency and produce a more natural appearance." The Applicant is requesting a modification to the CUP by proposing a 6-foot black polymer-coated chainlink fence and additional evergreen trees and bushes along the northwest property boundary only between the building and the multi-family residential. Therefore,not to obstruct access to the pathway for residents living in the multi-family residential development. Staff finds that the above-mentioned screening shall be sufficient to provide visual screening of the equipment and loading bays as viewed from the pathway and adjacent residential. A detail of the proposed fencing is included on the site plan submitted with this application that demonstrates compliance with the standards in UDC 11-3A-7. A.(4) "Hours of operation for industrial uses shall be limited to 7:00 AM to S:00 PM.Hours of operation for the indoor recreation facility shall be limited to 12:06pm—10:OOpm Monday-Thursday, 10:00am— 10:00pm on Sundays, and 10:00am—11:06pm Fridays and Saturdays." The Applicant's narrative states that they would like to modify the planned hours of operation permitted with CUP (H-2022-0040)for all the proposed uses within the warehouse building that vary throughout the week but do not exceed 6 am to 12 am seven days a week. Because of the nature of the proposed use and the existing multi family residential to the west,Staff is recommending a condition of approval consistent with these hours of operation. This use is proposed to be contained within an existing warehouse,as noted above. The tenant space for the pickleball court facility will be approximately 51,750 square feet within the warehouse with no exterior modifications proposed to the building. The Applicant submitted a site plan showing tenant spaces that includes additional parking stalls added on the west side of suites 100& 110. The proposed use is subject to the following Specific Use Standards(UDC 11-4-3-2) -Arts,Entertainment or Recreation Facility, Indoors and Outdoors: (Staff analysis in italics) A. General Standards: 1. All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet(100') from any abutting residential districts. The playing areas of golf courses, including golf tees, fairways,and greens, are an exception to this standard. (Ord. 07-1325, 7-10-2007).No outdoor recreation areas are proposed; all activities will take place within the building. 2. No outdoor event or activity center shall be located within fifty feet(50) of any property line and shall operate only between the hours of six o'clock(6:00)A.M. and eleven o'clock(11:00) P.M.No outdoor events or activities are proposed. 3. Accessory uses including,but not limited to,retail, equipment rental,restaurant, and drinking establishments may be allowed if designed to serve patrons of the use only.Noted. 4. Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems", of this title.No outdoor speakers are proposed. B. Additional Standards for Swimming Pools: Any outdoor swimming pool shall be completely enclosed within a six foot(6)non-scalable fence that meets the requirements of the building code in accord with title 10, chapter 1, of this code.Not applicable. C. Additional Standards for Outdoor Stage or Musical Venue: Any use with a capacity of one hundred (100)seats or more or within one thousand feet(1,000) of a residence or a residential district shall Page 6 be subject to approval of a conditional use permit. (Ord. 05-1170, 8-30-2005, off. 9-15-2005). No outdoor stage or musical venue is proposed. Access(UDC 11-3A-31: Four(4)driveway accesses are depicted and approved on the overall site plan—two(2)accesses via E. State Avenue(local street)to the south and two (2)accesses via N. Hickory Avenue (industrial collector)to the east.ACHD has approved the location of all access driveways with the administrative approvals for the overall warehouse (A-2020-0165). Parking(UDC 11-3C): Based on the proposed tenant space of approximately 51,750 square feet of gross floor area,a minimum of 104 off-street parking spaces are required.As noted throughout the staff report,the building and other site improvements are existing and include the off-street parking for the entire warehouse building.According to the submitted site plan showing the existing site conditions, a total of 235 parking spaces are provided, exceeding UDC standards. Based on 104 parking spaces provided for this use, a minimum of four(4)bicycle parking spaces are required to be provided. The Applicant is proposing an additional 29 parking spaces to be added to the site to accommodate the proposed pickleball court facility. Bicycle parking facilities were approved at the time of CZC submittal but the submitted plans do not appear to clearly depict where they are located.At the time of Certificate of Zoning Compliance(CZC) application submittal,the Applicant should provide plans that clarify the bicycle parking location(s)for this use. Because a vast majority of the area proposedfor the pickleball courts has a limited capacity of courts in the facility, Staff does not have concerns on the number ofparking spaces available for the proposed use. Sidewalks(UDC 11-3A-1 : There are existing 5-foot wide attached sidewalks along E. State Avenue and N. Hickory Avenue that meet UDC standards. Any damaged curb,gutter or sidewalk is required to be replaced. Landscaping(UDC 11-3B): A 10-foot wide street buffer is required to be provided along E. State Avenue,a local street,and a 20-foot wide street buffer is required along N. Hickory Avenue, a collector street, landscaped per the standards listed in UDC 11-3B-7C. Parking lot landscaping is required per the standards listed in UDC 11-3B-8C. A 25-foot landscape buffer to the existing multi-family residential to the east is also required. The Applicant is proposing additional evergreen trees and bushes to be added to the existing landscape buffer along the northwest property boundary to provide further screening due to the underground ACHD drainage facility under the pathway. All required landscaping has been proposed and approved with previous approvals.Staffs analysis of the approved landscape plan shows compliance with all applicable landscaping code sections. Staff anticipates theproposed use to be less noxious or detrimental to the existing residential so no additional landscaping is recommended by Staff at this time. Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C unless otherwise approved through alternative compliance. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C. All outdoor lighting was approved with the CZC approval in 2020. However, any future business signage must comply with all standards outlined in UDC 11-3D. Building Elevations: The approved building elevations and perspectives were submitted for the warehouse structure as shown in Section IX.D.As stated throughout this report, these elevations have already been approved through the Page 7 administrative process and the building is already existing. The submitted elevations are for supplementary purposes only. Certificate of Zoning Compliance (UDC 11-5B-1): A Certificate of Zoning Compliance(CZC)is required to be submitted for the proposed use and provide staff with the revised plans prior to submittal of a building permit application to ensure compliance with UDC standards and the conditions listed in Section X. VIII. DECISION A. Staff: Staff recommends approval of the proposed modification to the existing Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. B. The Meridian Planning&Zoning Commission heard this item on May 4,2023.At the public hearing.the Commission moved to approve the subject Conditional Use Permit Modification request• 1. Summary of the Commission public hearing: a. In favor: Josh Shiverick,Design Tech b. In opposition:None c. Commenting: None d. Written testimony: None e. Staff presenting application: Stacy Hersh.Associate Planner f. Other Staff commenting on application: Bill Parsons 2. Key issue(s)of public testimony: a. None 3. Key issue(s)of discussion by Commission: a. Limiting loading activity hours of operation for the overall building• 4. Commission change(s)to Staff recommendation: a. Hours of operation for all uses(industrial and recreational)permitted on the 12roj2= shall be limited to 6:00 am— 12:00 am seven days a week: all loadingactivity ctivity shall not operate between the hours of 10:00 pm and 7:00 am. Page 8 IX. EXHIBITS A. Approved Site Plan(dated: 9/25/2020) Gushing •erwss=aaxr�-- Terrell 1 •m�rs�n-ieYr IF 1 •x.ae�c.m�aw•-- I ••r_�exrsa-•••. I I " I I J � II II I war I I I I I I i I I I I 1 1 m 1 i III � jce�� i 2 ' , r a r ram W �a A002 Page 9 B. Proposed Site Plan/Landscape Plan(dated: 3/8/2023) j..a I jl 111 I II 344'W 80.00' vonrrw: mtr# N 7 O w w Fm -------------- 3 r as ••""'Y"�' �- -�'- pi1GINAL fJJP REWIREG PAPXNG _ NGUSTR USE=13PACEPER3.000SF FYJSTINGTG8AL5PACESREOIIIRE0 - IM FYJSTING STAHCW40&PACES PROVi9E➢ = 7 FYNG AOAALGE55i9�E�AGE6 - FYJ-STING TOTAL SPACES PRONOEO = 236 _ 1O SPACE SPERCWMGCIFIGTICNS ,i 1085008E E%ISiIMG INWSTRSLL TO REWUM ... ....".�" • 1�,650!].00N SF=513PACESRELhlIREO ' - _ 1083006E 109E NGNFlFL TG PEGREATILNAL USE • 1�,650l500 SF=�]SPAGES PEWIREO ' TOTALBPAGESREWIREO=l59 ]O A[1pTKYiAL SPACES REWIRED ^� �A[IpTKYiAL SPACE6 PROV19ED .m� • • • KiALSPAG[9�NM _ 4 PER I9C 1100.1 ��•� _ ___ _ _ .-f ]IM STALLB REOLIREG �I mA .. ]ST.LLL,4%tOVIGEG UP TOd CHAIN LINK FENCE �s .� r1PNOPO3Eo911E PLAN .� _ _ L001 Page 10 C. Approved Building Elevations(dated: 8/7/2020) HICKORY WAREHOUSE Sri. .y - .-_may.. - - _,.�---•_ - - - - - L V i Sit �mi wcaracrs�o� souru usr.�uu, 03 6 Page 11 X. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The applicant shall comply comply with the site plan,landscape plan,and building elevations approved with A-2020-0165 and the existing approved CUP H-2022-0070 includng the modifications listed below. Applicant shall develop the property consistent with the revised site and landscape plans in Section IX.B 2. The Applicant shall comply with the specific use standards listed in UDC 11-4-3-2—Arts, Entertainment or Recreation Facility,Indoors and Outdoors,including but not limited to the following: • Accessory uses including,but not limited to,retail, equipment rental,restaurant,and drinking establishments may be allowed if designed to serve patrons of the use only, and not the general public. • All outdoor recreation areas and structures that are not fully enclosed shall maintain a minimum setback of one hundred feet(100')from any abutting residential districts. The playing areas of golf courses,including golf tees,fairways,and greens,are an exception to this standard. (Ord.07-1325,7-10-2007). • No outdoor event or activity center shall be located within fifty feet(50')of any property line and shall operate only between the hours of six o'clock(6:00)A.M. and eleven o'clock(11:00)P.M. • Accessory uses including,but not limited to,retail,equipment rental,restaurant,and drinking establishments may be allowed if designed to serve patrons of the use only. • Outdoor speaker systems shall comply with section 11-3A-13, "Outdoor Speaker Systems",of this title. 3. Hours of operation for all uses(industrial and recreational)permitted on the property shall be limited to 6:00am— 12:00am seven days a week; all loadinga ctivity shall not operate between the hours of 10:00 pm and 7:00 am. 4. Prior to building permit submittal,the Applicant shall obtain Certificate of Zoning Compliance approval to establish the use and provide staff with the revised plans. 5. The site/landscape plans submitted with the Certificate of Zoning Compliance application shall depict the following: a. A detail of the location of the required bicycle parking. 5. The conditional use permit is valid for a maximum period of two(2)years 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 as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. Page 12 B. FIRE DEPARTMENT No comments were submitted. C. POLICE DEPARTMENT No comments were submitted. D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=292339&dbid=0&repo=MeridianCity E. ADA COUNTY HIGHWAY DISTRICT(ACHD) No comments were submitted. F. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridianciU.orglWebLink/DocView.aspx?id=294151&dbid=0&r0o=MeridianCitX XI. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. 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. The site meets all the dimensional and development regulations of the I-L zoning district for the proposed use. Therefore, Staff finds the site is large enough to accommodate the proposed use. 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds the proposed use will be harmonious with the Comprehensive Plan in that it will provide an indoor recreation use which will contribute to the mix of uses desired in the MU-NR Comprehensive designation and should act as a transitional use to the existing residential to the west as desired. 3. 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 the design, construction, operation and maintenance of the proposed use with the conditions imposed, should be compatible with other uses in the general vicinity but may moderately change the character of the area due to the limited I-L zoning within the City. 4. 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 if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 5. 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. Page 13 Stafffinds the proposed use will be served by essential public facilities and services as required. 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. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. 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 the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 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. (Ord. 05-1170, 8-30-2005, ef£ 9-15-2005). Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. Page 14 E K IDIAN:--- iuAn Planning and Zoning Presentations and outline Planning and Zoning Commission Meeting May 18, 2023 Item #3: AERIAL MAPZONING MAP0009-2023-Annexation & Preliminary Plat HRingneck Place Subdivision Annexation Exhibit Preliminary PlatLandscape Plan Conceptual Elevations Item #4: AERIAL MAP ZONING MAPFUTURE LAND USE MAP 0010-2023-HPearl House Collective Rezone-Fourth Street Books Rezone Exhibit Record of Survey Site PlanParking PlanLandscape Plan Elevations Item #5: Dutch Bros at Ten Mile CUP H AERIAL MAPZONING MAP FUTURE LAND USE MAP 0020-2023- Site Plans Landscape Plan Proposed Elevations Item #6: Cole Valley Christian School Pre AERIAL MAPZONING MAPFUTURE LAND USE MAP Annexation & Combined Preliminary/Final PlatK through 12- Annexation Exhibit Site Plan w/Revised Phasing PlanLandscape Plan Overall Landscape Plan Conceptual Building Elevations Changes to Agenda: th  Item #7: Julia Subdivision (H-2023-0003) – Applicant requests continuance to June 15 in order to work with the Irrigation District on the location of the easement for the Sky Pilot Drain and depict its location accurately on a revised preliminary plat. Item #3: Ringneck Place Subdivision (H-2023-0009) Application(s):  Annexation & Zoning  Preliminary Plat Size of property, existing zoning, and location: This site consists of 1.539 acres of land, zoned R1 in Ada County, located at 2315 E. Ustick Road consisting of two parcels. History: None Comprehensive Plan FLUM Designation: Medium Density Residential (MDR) Summary of Request: The Applicant proposes to annex 1.73-acres of land with an R-8 zoning district. This property is within the City’s Area of City Impact boundary. A preliminary plat and conceptual building elevations were submitted showing how the property is proposed to be subdivided and developed with 9 single-family attached and detached dwelling units and 2 common lots at a gross density of 5.84 units per acre. Proposed lots range in size from 4,237 to 5,332 square feet (s.f.) (or 0.09 to 0.12 acres). The proposed use and density of the development is consistent with the MDR FLUM designation. Single-family detached and attached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. Dimensional Standards (UDC 11-2): The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed preliminary plat appears to comply with the dimensional standards of the district. Access: Access is proposed from E. Ringneck Street from N. Verado Ave. and E. Ustick Road. Direct lot access from E. Ustick Road is prohibited. The Applicant is proposing to remove the existing curb cut to E. Ustick Road on this site as depicted on the preliminary plat. An Emergency Vehicle Turnaround is depicted on the plat over Lot 3, Block 2; the intent is to remove the turnaround to accommodate a single-family residential home once N. Lapis Road is extended in the future. The Applicant has proposed to landscape this parcel to be used as common open space for the development until such time that N. Lapis Road is extended. Parking (UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single- family dwellings based on the number of bedrooms per unit. Staff will confirm compliance with these standards at the time of building permit submittal for each residence. Landscaping (UDC 11-3B): A twenty-five-foot landscape buffer is required along E. Ustick Road in accord with UDC 11-3B-7. The landscape plan submitted depicts a thirty-foot landscape buffer along E. Ustick Road due to the Milk Lateral Easement. Staff finds that the landscape plan should depict less lawn and a wider planter bed with an additional mix of a variety of shrubs, mulch, and other vegetative ground cover in accord with UDC 11-3B-7C. Sidewalks (11-3A-17): E. Ustick Road is improved with an existing 5-foot wide detached concrete sidewalk abutting the site in accord with UDC standards. Staff is not recommending that this sidewalk be replaced with a 5-foot detached sidewalk. The Applicant is proposing 5-foot attached sidewalks on both sides of E. Ringneck Street and N. Lapis Avenue. Staff recommends that the Applicant replace the gravel area in the parkway area with vegetation in accord with UDC 11-3B-7C and remove the driveway and replace with curb, gutter, and sidewalk per ACHD standards. Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC 11-3A-15. The second common lot proposed on the east side of this site is planned to serve the pump station for the proposed subdivision’s pressure irrigation as depicted on the preliminary plat. The corridor for the southern user ditch is to be piped from the southeast corner of the existing exit location into the Verado Subdivision to the west. Building Elevations: Conceptual building elevations were submitted that demonstrate what future homes in this development will look like. Variations of single-story homes with a two-car garage are proposed. The submitted elevations depict a number of different architectural and design styles with field materials of lap siding, stucco, differing color accents, and roof profiles. Staff recommends that the Applicant add additional stone or brick accents to the front of the homes to provide more of a variation in materials and a combination of various colors for each unit. The Applicant shall submit elevations for the future single-family detached home with the Design Review Application. The final design of the structure is required to comply with the design standards listed in the Architectural Standards Manual. Written Testimony: Christie Mangel - - concerns regarding increased traffic, safety, and the need for noise mitigation. Staff Recommendation: Approval of the proposed annexation and preliminary plat with the conditions in the Staff Report and the requirement of a Development Agreement. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2023-0009, as presented in the staff report for the hearing date of May 18, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2023- 0009, as presented during the hearing on May 18, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0009 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #4: Fourth Street Books (H-2023-0010) Application(s):  Rezone  Withdrew the CUP request at Staff’s recommendation th Size of property, existing zoning, and location: This site consists of 0.157 acres of land, zoned R-15, located at 909 NE 4 Street. History: None Comprehensive Plan FLUM Designation: Old Town (O-T) Summary of Request: The Applicant is requesting to rezone 0.157 acres of land from R-15 to O-T to operate a retail use for a th bookstore on the subject property with an ancillary outdoor patio space. 4 Street Book will sell both new and used books and offers a micro-café concept, which includes a small selection of coffee, tea, beer (canned), and wine; with an outdoor patio space. The Applicant will also be promoting local authors and artists through their curated workshops and activities. The proposed 800-square-foot bookstore will be located in the downtown area within the Meridian Urban Renewal District. The building, which is over 100 years old and was renovated in 2004, is slated for further improvements to meet city code requirements and enhance the customer experience. The front porch and patio area will be expanded to include an ADA ramp and more seating, with the outdoor patio predominantly utilized during the warmer months. The backyard area will be transformed into a community space encouraging customers to read, socialize, or enjoy a picnic, with seating provided by picnic tables. The Applicant is proposing to use the backyard space to host author signings, poetry readings, book clubs, and other planned activities/events that require online registration, including free events with limited tickets. For more significant events, 4th Street Books plans to collaborate with other local businesses with larger spaces. Furthermore, 4th Street Books intends to participate in downtown Meridian activities such as Art Week and Meridian Main Street Market, while promoting literary and creative programming throughout the Treasure Valley. Due to the close proximity of neighboring residential properties, Staff acknowledges the potential for noise to travel and has also received public testimony regarding noise and use from adjacent neighbors. To host any outdoor events, the Applicant is required to obtain a Temporary Use Permit from the Clerk's Office that is valid for 160 days per calendar year. Once the adjacent properties develop into commercial uses in the future, the Applicant can apply for a Conditional Use Permit for an outdoor entertainment/activity space. The proposed hours of operation would be from Tuesday to Sunday, 10:00 am to 10:00 pm, with the bookstore likely opening with a reduced schedule of Thursday to Sunday, 12:00 pm to 9:00 pm for the first 12-16 months. th Access is provided via public on-street parking NE 4 Street and an alleyway to the west. Parking: The existing home has a driveway off of the alleyway that contains one (1) employee parking stall. There is currently no off- street parking on this site. Customers can walk, bike, or ride the bus as another option to bypass parking availability. Parking is ndrd available to customers in the nearby public parking lot adjacent to the Masonic Lodge, located between 2 and 3 Street th approximately two (2) blocks away. There is also on-street parking available along Pine Avenue and NE 4 Street. Staff recommends that the Applicant install “No Parking” signs along the alley. The Applicant has provided a parking plan with all available public parking within 1,000 feet, and has used Old-Town alternative parking methods from UDC 11-3C-7 as a guide to address parking concerns Landscaping: : The Applicant is proposing additional landscaping (small selection of shrubs and ground cover) around the proposed outdoor event/activity space to reduce the noise in the adjacent residential district. In order to help alleviate any undue noise and light disturbances to the nearby residential uses, Staff recommends the landscape plan be revised to include additional landscaping along the western, southern, and eastern fence line. Staff recommends that the Applicant incorporate columnar trees or other taller shrubs around the fence line in addition to the shrubs and groundcover proposed on the landscape plan to help mitigate concerns raised by the adjacent neighbors. Fencing: All existing fencing will remain in place and no additional fencing is proposed. The existing fencing shall meet the UDC standards Building Elevations: Conceptual building elevations and perspectives were submitted for the existing bookstore structure as shown in Section IX.D. The building consists of existing siding, facia trim, asphalt roof shingles and new composite deck with railing and ADA ramp. As stated in the Staff Report, the only new additions to the structure is the front entry and back-patio for outdoor space. The proposed elevations are not approved with this application and will be reviewed with the Design Review application for consistency with the design standards listed in the Architectural Standards Manual. Full compliance with the ASM is not required based on the limited scope of work associated with this project. Written Testimony: Becky Logue – Parking concerns Tom McGoldrick – Noise and traffic concerns Kristen Roberts – There is a great need for this bookstore within walking distance of downtown, looking forward to it. Empowered Chiropractic – Looking forward to having a quiet place to relax and read. Staff Recommendation: Approval of the proposed rezone from R-15 to O-T per the Findings and conditions in the Staff Report. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2023-0010, as presented in the staff report for the hearing date of May 18, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2023- 0010, as presented during the hearing on May 18, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0010 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #5: Dutch Bros. at Ten Mile (H-2023-0020) Application(s):  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 1.5 acres of land, zoned C-G, located at 320 & 330 S. Ten Mile Road. History: Annexation (AZ-13-015); DA #2021-089157 Comprehensive Plan FLUM Designation: Mixed Use – Commercial (MU-COM) Summary of Request: Conditional use permit for a new 5,825 square foot multi-tenant building with a dual drive-through for Dutch Bros. coffee restaurant on approximately 1.5 acres of land in the C-G zoning district to allow the requested drive-through use within 300 feet of another drive-through facility, residential district, and existing residence. The proposed multi-tenant building will include space to accommodate Dutch Bros Coffee and up to three (3) additional tenants upon project completion. The proposed site layout for the Dutch Bros coffee facility includes a separate stacking lane that provides queuing space for up to 27 vehicles, which is located behind the drive-through window. The drive-through itself starts at the northwest side of the building and exits at the southeast side, facing S. Innovation Lane. At this location, the company has proposed implementing a runner system, where employees will take orders and charge customers in person while walking alongside vehicles in the stacking lane, and customers may also place their orders at the window when there are no cars in line. This system eliminates the need for speaker boxes and menu boards, which can cause noise disturbances and increase wait times. If there is excessive overflow from the drive-through lane, it will stack into the parking lot from the east, rather than spilling onto S. Innovation Lane or W. Cobalt Drive. The concept plan also shows that the stacking lane is separate from the drive aisles and parking, which allows for easy access to the rest of the development. Access: Access is proposed on the site plan from S. Innovation Lane, a private street on the west side of the property, and the collector road to the south (W. Cobalt Drive). Vehicles will enter the site from the east and will either park in the lot in front of the drive- through or continue to the west along one of the two 12’ drive-through lanes merging to the coffee kiosk and exiting back to the drive aisle to the south. There is an escape lane provided just south of the coffee kiosk that exists to the drive aisle to the south. Direct access via S. Ten Mile Road is prohibited. Parking: A minimum of one (1) off-street parking space is required per 250 square feet (s.f.) of gross floor area. Based on the 5,825- foot multi-tenant building, a minimum of 23 parking spaces are required. A total of 35 parking spaces are proposed, exceeding UDC standards. Landscaping: The street buffer along S. Ten Mile Road and W. Cobalt Drive was constructed with the improvements for the Ten Mile Creek Subdivision No. 1 for the common area site improvements. Staff recommends that the existing landscaping buffers along S. Ten Mile Road and W. Cobalt Drive remain in place and shall be protected during construction on the site per UDC 11-3B-10. According to UDC Table 11-2B-3, a 25-foot wide landscaped buffer is required adjacent to residential uses. However, in this case, the property lines meet in the middle of the drive aisle, meaning that the use is not contiguous to the residential property. Additionally, the adjacent residential use has already incorporated a landscape buffer, sidewalk, and garages lining the private drive, which provides additional screening and buffering. "Parking lot: Landscaping is required in the parking lot per the standards in UDC 11-3B-8C.1. Staff recommends that a landscape strip be added on the east side of the parking lot, in front of the parking stalls, with a width of 3 to 4 feet. This will prevent vehicles from cutting through the parking lot. To accommodate the landscape strip, the parking stalls adjacent to the building can be reduced to 17 feet in length and the drive aisles can be reduced to 25 feet in width (see landscape plan below). The Perimeter landscape planter around the building drive aisles (north, south, east, and west) should be 5-feet in width. Per UDC 11-3B- 8C.2d, each interior planter that serves a double row of parking spaces shall have at least two (2) trees and shall be covered with low shrubs, lawn, or other vegetative ground cover. To meet the UDC requirements mentioned above, the landscape plan should be updated in the CZC submittal to show an additional tree in the two planters that serve the double row of parking stalls. Building Elevations: Conceptual building elevations were submitted for the proposed. Building materials consist of fiber cement siding, stucco, metal roofing, stone veneer in Eldorado stone, canopy soffit in natural north-western spruce, and glazing. Final design is required to comply with the adopted TM Crossing Design Guidelines. Written Testimony: None Staff Recommendation: Approval of the Conditional Use Permit per the provisions listed in the Staff Report and in accordance with the Findings. Notes: Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2023-0020, as presented in the staff report for the hearing date of May 18, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2023- 0020, as presented during the hearing on May 18, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0020 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) Item #6: Cole Valley Christian School (H-2023-0011) Application(s):  Annexation & Zoning  Conditional Use Permit Size of property, existing zoning, and location: This site consists of 71.28 acres of land, zoned RUT in Ada County, located at 7080 W. McMillan Rd., on the north side of W. McMillan Rd., ¼ mile west of N. McDermott Rd. History: A PBA has been tentatively approved by Ada County for this property for a land swap with the adjacent property owner at the SWC of the site, which will allow for the extension of Owyhee Storm Ave. along the project’s west boundary; final approval of the PBA is required prior to Council approval of the annexation ordinance. Comprehensive Plan FLUM Designation: MDR (3-8 units/acre) with a school designation. This site is within the area governed by the Fields Sub-Area Plan. Summary of Request: Annexation and Zoning of 71.28 acres of land with an R-15 (MHDR) zoning district. The Applicant proposes to develop 48.48-acres of the site with a private education institution in accord with the FLUM in the Comprehensive Plan; the remaining 23+/- acre portion of the site is anticipated to be used for future expansion of the school. Because the R-8 zoning district is the most appropriate district for the MDR FLUM designation and accommodates the proposed use, Staff recommends an R-8 instead of the proposed R-15 zoning district for the subject property. A DA is recommended as a provision of annexation. If the future development area changes to a use other than an education institution, Staff recommends an amendment to the DA is required to include an updated development plan. A CUP is proposed for a private education institution on 48.48 acres of land in the R-8/R-15 zoning district. The use requires CUP approval because it exceeds 250,000 s.f. within a residential district (at 259,919+ s.f.); includes lighted fields adjoining/within a residential district; will generate in excess of 1,500 vehicular trips per day (at 4,132); takes access from a collector street (i.e. Owyhee Storm Ave.) and there is not a safe, separate pedestrian and bikeway access between the neighborhood and the school site. Cole Valley currently has two existing campuses that will be relocated and consolidated into one 259,919 square foot building on the subject property. The proposed school will be for pre-kindergarten through 12th grade and the development area will include parking, access drives, open space for student play area and outside athletic venues. The new facility will service approximately 1,825 students with the potential to add 12 additional classrooms with future building additions on the south, east and west wings, totaling 15,300 square feet, to serve an additional 300 students; 4 future portable classrooms are also planned on the site totaling another 8,400 s.f. Development of the school site will likely occur in two phases but may occur in one. If phased, Phase 1 is proposed to consist of all of the outside athletic venues except the tennis courts, a portion of the southeast parking lot, public restroom outbuilding, partial construction of Ersatz Rd., partial extension of Owyhee Storm Ave., and the adjustment and piping of the Creason Lateral. Phase 2 is proposed to consist of building construction, remaining site development of parking lots, access points, play structures, extension of streets to the northern boundary of the school campus, and public utility connections. The gray areas on the plan are future development areas for the school. Owyhee Storm Ave., a collector street planned along the west boundary of the site at the ½ mile, and Ersatz Rd., a local road planned by ITD along the east boundary of the site at the ¼ mile providing access to properties adjacent to future SH-16, are proposed to be constructed from the south boundary at McMillan Rd. to the north boundary of the school campus with development. The extension of these streets is proposed to be phased as shown on the revised phasing plan. To ensure the timely extension of these streets for future development in the area, Staff recommends these streets (and associated detached sidewalks/multi-use pathways) are constructed in their entirety with the first phase of development if ITD can obtain the ROW necessary for construction or Ersatz, which they’re in the process of doing. Two (2) driveway accesses are proposed via Owyhee Storm Ave. & (2) driveway accesses are proposed via Ersatz Place Rd.; no access is proposed or allowed via W. McMillan Rd. Off-street parking is depicted on the site plan in excess of the minimum standards. A minimum of 742 spaces are required at full build-out, including the possible classroom additions to the building & portable classrooms; a total of 843 spaces are proposed resulting in 101 extra spaces overall. A 10’ wide detached sidewalk/multi-use pathway is proposed within the street buffer along Owyhee Storm Ave. in accord with the Pathways Master Plan; and 5-foot wide detached sidewalks are proposed along W. McMillan Rd. and Ersatz Rd. Because ACHD is changing policy to require 10’ wide multiple-use pathways along arterial streets in lieu of on-street bike lanes, and because school children will be using this sidewalk to bike and walk to school, Staff recommends a 10’ wide multi-use pathway is required along McMillan as a provision of the DA. All utilities, except for City sewer, are available to the site or in close proximity. Sewer will be provided from the Can-Ada Lift Station, which is planned to be completed towards the end of Fiscal Year 2025. The City plans to install a trunk sewer from the lift station (to be located near McMillan Road/Can-Ada Road) one mile to the east near the intersection of McMillan Road/Star Road as a part of the project. The school will need to extend sewer down McMillan Rd. & Owyhee Storm Ave. to the school campus in accord with the Sewer Master Plan. The City is amenable to allowing a temporary lift station for the sports field concession & restroom buildings only, which shall be taken off-line as part of the construction of the school. Building elevations were submitted as shown for the proposed 2-story school building. Building materials consist of a combination of smooth-face & split-face masonry in two colors and deep ribbed & smooth metal with large expansions of glazing, which should be low maintenance. Raised parapets are proposed for modulation and screening of rooftop mechanical equipment. Because the property is located within the area governed by the Fields Sub-Area Plan, the general character, design & identity of development within this area is required to have a cohesive “modern rural” design theme. Because the proposed school doesn’t front on McMillan and isn’t oriented toward Owyhee Storm, and because it’s not residential or retail/commercial, Staff doesn’t recommend the building is required to have a modern rural design theme. However, some of the other thematic design elements that contribute to the desired character of the area should be adhered to such as lighting, fencing (e.g. split rail), landscaping (e.g. tall fescues, dry creek materials, wildflowers, street trees, etc.), public art, on-street bike lanes and/or off-street multi-use pathways, signage (e.g. metal roof on sign), etc. as outlined in the Plan. In accord with the Plan, the Applicant proposes to develop some of the areas adjacent to building entrances with dry stream beds with a mix of rock types, boulders and plantings. In the portions of the site that will not be developed with Phase 1, a “meadow seed” mix is proposed to be planted for wild flowers and grass. An off-street detached 10’ multi-use pathway is proposed along Owyhee Storm and recommended by Staff along McMillan; and a detached 5’ sidewalk is proposed along Ersatz to provide safe access to the school from adjacent future neighborhoods. Prior to the Council hearing, the Applicant should provide more details on how perimeter fencing, signage, public art, etc. planned for the site incorporates the “modern rural” design theme in accord with the Plan for inclusion in the DA. Written Testimony: Amber Van Ocker, Applicant’s Representative – requests they not be required to extend Owyhee Storm & Ersatz (& the associated sidewalks/pathways and street buffers) to the northern boundary of the annexation area, just to the northern boundary of the school site, consistent with the revised phasing plan. Staff Recommendation: Approval of the proposed annexation with an R-8 zoning district instead of R-15 with the requirement of a DA & approval of the CUP per the provisions in the staff report. Staff is requesting Commission include an amendment to DA provision st #1.1d to clarify that all street buffers shall be constructed with the 1 phase of development, as follows: “d. All detached sidewalks and/multi-use pathways and street buffers along public streets (i.e. McMillan Rd., Owyhee Storm Ave. and Ersatz Rd.) shall be constructed with the first phase of development.” Possible Motions: Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number H- 2023-0011, as presented in the staff report for the hearing date of May 18, 2023, with the following modifications: (Add any proposed modifications to conditions) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number H-2023- 0011, as presented during the hearing on May 18, 2023, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2023-0011 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Ringneck Place Subdivision (H-2023-0009) by RiveRidge Engineering Company, located at 2315 E. Ustick Rd. (Parcel No. S1105212448 and Parcel No. 51105212449) Application Materials: https:Hbit.ly/H-2023-0009 A. Request: Annexation of 1.73 acres of land with an R-8 zoning district.B. Request: Preliminary Plat consisting of 9 residential single-family attached building lots and 2 common lots. PUBLIC HEARING SIGN IN SHEET a DATE: May 18, 2023 ITEM # ON AGENDA: 3 PROJECT NAME: Ringneck Place Subdivision (H-2023-0009) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 1 2 i 3 3 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT W IDIAN COMMUNITY DEVELOPMENT DEPARTMENT C� HEARING May 18,2023 Legend E NAKANO D 01F DATE: IE E OMERA ST- Project Location 7 TF-E VAN TO: Planning&Zoning Commission N SUMMf� �� s OKER ST WAY �F J� C FROM: Stacy Hersh,Associate Planner �o ,,, E SUMMER 208-884-5533 a _ z DAWN DR = -- - ----- ___ SUBJECT: Rin eck Place Subdivision AZ'PPMffi&-11_ E RINGNECk Rl) — H-2023-0009 ® sT E 4.0 _ SHARPTARL J LOCATION: 2315 E. Ustick Rd.(Parcels E OMAY DRT , #S 1105212448 and a#S 1105212449) inCL the Northeast 1/4 of the Northwest 1/4 of <�F� _J a %� - C 7- Z ' Section 5,Township 3N, Range 1E - Z I. PROJECT DESCRIPTION Annexation of 1.73 acres of land with an R-8 zoning district,Preliminary Plat consisting of 9 residential building lots and two(2) common lots on 1.539 acres for Ringneck Place Subdivision. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage AZ— 1.73 acres;Plat- 1.539 acres Future Land Use Designation Medium Density Residential(MDR) Existing Land Use Single-family residential(SFR)/ag Proposed Land Use(s) Single-Family attached residential Current Zoning Single-Family residential zone(R1)in Ada County Proposed Zoning R-8(Medium Density Residential) Lots(#and type;bldg/common) 9 building lots,2 common lots Phasing plan(#of phases) 1 Number of Residential Units(type 8 single-family attached units and 1 single-family detached of units) unit Density(gross&net) 5.84 units/acre(gross) Open Space(acres,total [%]/ 25-foot wide landscape buffer along Ustick Rd.Lot 3,block 2 buffer/qualified) will be used as an interim open space lot until the southern stub street is extended. Pagel Amenities None Physical Features(waterways, Milk Lateral Easement hazards,flood plain,hillside) Neighborhood meeting date 2/15/2023 History(previous approvals) None B. Community Metrics Description I Details Page Ada County Highway No comments received District • Staff report No (yes/no) • Requires No ACHD Commission Action es/no • Existing Conditions • CIP/IFYWP Access(Arterial/Collectors/State Ustick Road is classified as a residential arterial roadway. Other than the Hwy/Local)(Existing and Proposed) access specifically approved with this application off of E.Ringneck Street and future stub street to the west,direct lot access is prohibited to this roadway and should be noted on the final plat. Proposed Road Improvements None Fire Service No comments received Police Service No comments received. West Ada School District No comments received. Distance(elem,ms,hs) Capacity of Schools #of Students Enrolled Wastewater • Distance to Sewer Services Directly adjacent • Sewer Shed Five Mile • Estimated Project Sewer See application ERU's • WRRF Declining Balance 14.60 • Project Consistent with WW Yes Master Plan/Facility Plan • Impacts/Concerns See Public Works' Site-Specific Conditions in Section B. Page 2 Water • Distance to Services Water available at site. • Pressure Zone • Estimated Project Water See application ERU's • Water Quality Concerns None • Project Consistent with Yes Water Master Plan • Impacts/Concerns C. Project Maps Future Land Use Map Aerial Map Legend Legend E Project Location 4 Project Location 4- w T CIVIC a r JET ER W E SU ^q" 4ftq N D� � Y . E-UST" =RD — E UST its� ++�� w' °� 4 1t xa� rJ w l9 1 F i Low-Density Residential V` � f X� ,•� � Zoning Map Planned Development Map E NAKANO D E NAKANO Legend 0Legend iq, �I g E OMERA ST g `E OMERA S 1 0 01 Project Location 7, Project Location z E VAN — Q - - t�urvuH� s >Q Cit Limits VAN M p9 OKER ST 3 R-8 ' *- y OKER ST WLn Jar w. z Planned Parcels o" l F`Wq� z ,,, E SUMMER ��,��� MMER ll , z DAWN DR C-N z DAWN DR US E' E-US � ------------ RUT RD , W R-2_ R-15 R-15 ® a R-15 [ SHARPTAIL -- R,1 sT �—LL— F KKAMAY DR �i O-8 RUT - - —R R-2 �i 9J F4 a ` R-15 R-2 z R-4 � R1 I R1 Page 3 III. APPLICANT INFORMATION A. Applicant: Kent Adamson,RiveRidge Engineering Company—2247 S. Vista Ave.,Boise,ID 83705 B. Owner: William Gallagher,WFG Investments, LLC—8312 W.Northview Street, Ste. 120, Boise, ID 83704 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper notification published in newspaper 5/3/2023 Radius notification mailed to property owners within 500 feet 4/28/2023 Public hearing notice sign posted 5/7/2023 on site Nextdoor posting 4/28/2023 V. COMPREHENSIVE PLAN ANALYSIS LAND USE: This property is designated as Medium Density Residential(MDR) on the Future Land Use Map (FLUM)contained in the Comprehensive Plan. This designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. The subject 1.539-acre property is an enclave surrounded by existing single-family residential homes. The subject site abuts an R-8 and R-15 development to the west,Verado Subdivision No. 1 &No. 2;to the east and south is an R-1 zoning district in Ada County; and to the north is an R-8 development,Champion Park Subdivision No. 1. The subject property is designated as Medium Density Residential on the future land use map consistent with the approved development to the west. The Applicant proposes a 9-lot subdivision for single-family residential attached and detached homes at a gross density of 5.84 units per acre,which is within the desired density range of the MDR designation. Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) The proposed single-family attached dwellings with a mix of lot sizes will contribute to the variety of housing options in this area and within the City as desired. Existing single-family detached and attached dwellings are in the Medium-Density and Medium High-Density Residential developments to the west and north and existing Residential Estate lots (RI) in Ada County consisting of detached dwellings are located within the surrounding area. Page 4 • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer service is available and can be extended by the developer with development in accord with UDC 11-3A-21. • "Avoid the concentration of any one housing type or lot size in any geographical area;provide for diverse housing types throughout the City."(2.01.01G) This area consists primarily of single family detached and attached homes located to the north south, east, and west; only single-family attached homes are proposed within this development. The proposed development offers lot sizes ranging from 4,237 to 5,332 square feet(sf.). • "Require all new development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices."(3.07.01A) The proposed medium-density residential single-family attached homes contribute to the variety of residential categories within the surrounding area as desired. The proposed development is most compatible with the adjacent Verado development which has similar lot sizes and density.A 25 foot wide landscape buffer is proposed along Ustick Road as well. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) The proposed site design provides maximum use of the land with the proposed residential dwelling types and should be compatible with the existing developments on adjacent properties that are also designated for MDR uses. • "Support infill development that does not negatively impact the abutting, existing development. Infill projects in downtown should develop at higher densities, irrespective of existing development."(2.02.02C) The proposed development will not likely impact the existing abutting developments to the east, west, and south. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development."(3.03.03A) The proposed development will connect to City water and sewer systems with development of the subdivision;services are required to be provided to and through this development in accord with current City plans. • "Require pedestrian access in all new development to link subdivisions together and promote neighborhood connectivity."(2.02.01D) A 5-foot-wide detached sidewalk is located along E. Ustick Road. The existing sidewalk provides a link between all subdivisions east and west of this site. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter, and sidewalks are required to be provided with development of the subdivision. Page 5 • "Eliminate existing private treatment and septic systems on properties annexed into the City and instead connect users to the City wastewater system; discourage the prolonged use of private treatment septic systems for enclave properties." If annexed, the proposed development will be required to abandon the existing septic system and connect to the City wastewater system. • "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels within the City over parcels on the fringe."(2.02.02) Development of the subject infill parcel will maximize public services. Based on the analysis above, staff finds the proposed development is consistent with the Comprehensive Plan. VI. STAFF ANALYSIS A. ANNEXATION(AZ) The Applicant proposes to annex 1.73-acres of land with an R-8 zoning district. A legal description and exhibit map for the annexation area is included in Section VIII.A. This property is within the City's Area of City Impact boundary. A preliminary plat and conceptual building elevations were submitted showing how the property is proposed to be subdivided and developed with 9 single-family attached and detached dwelling units and 2 common lots at a gross density of 5.84 units per acre(see Sections VIII.B, E). The proposed use and density of the development is consistent with the MDR FLUM designation. Single-family detached and attached dwellings are listed as a principal permitted use in the R-8 zoning district per UDC Table 11-2A-2. Future development is subject to the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The property is contiguous to City annexed land to the north and is within the City's Area of City Impact boundary. A legal description and exhibit map of the overall annexation area for the R-8 zoning districts are included in Section VIII.A. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. If this property is annexed, Staff recommends a DA is required with the provisions discussed herein and included in Section IX.A. B. PRELIMINARY PLAT(PP): The proposed preliminary plat consists of 9 building lots and 2 common lots on 1.539-acre property in the proposed R-8 zoning district. Proposed lots range in size from 4,237 to 5,332 square feet(s.£)(or 0.09 to 0.12 acres). The proposed gross density of the subdivision is 5.84 units per acre. The subdivision is proposed to develop in one phase as shown in Section VIII.B. Existing Structures/Site Improvements: The outbuilding located on E. Ringneck Street should be removed with development of this property. Prior to the City Engineer's signature on the final plat, all existing structures that do not conform to the setbacks of the district are required to be removed. Dimensional Standards(UDC 11-2): The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The proposed preliminary plat appears to comply with the dimensional standards of the district. Access: Access is proposed from E. Ringneck Street from N. Verado Ave. and E.Ustick Road. Direct lot access from E. Ustick Road is prohibited. 3A. The Applicant is proposing to remove the existing Page 6 curb cut to E. Ustick Road on this site as depicted on the preliminary plat. An Emergency Vehicle Turnaround is depicted on the plat over Lot 3,Block 2;the intent is to remove the turnaround to accommodate a single-family residential home once N. Lapis Road is extended in the future. The Applicant has proposed to landscape this parcel to be used as common open space for the development until such time that N.Lapis Road is extended. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-6 for single-family dwellings based on the number of bedrooms per unit. Staff will confirm compliance with these standards at the time of building permit submittal for each residence. Landscaping(UDC 11-3B): A twenty-five-foot landscape buffer is required along E.Ustick Road in accord with UDC 11-3B-7. The landscape plan submitted depicts a thirty-foot landscape buffer along E. Ustick Road due to the Milk Lateral Easement. Staff finds that the landscape plan should depict less lawn and a wider planter bed with an additional mix of a variety of shrubs, mulch, and other vegetative ground cover in accord with UDC 11-3B-7C. A Tree Mitigation Plan should be submitted with the final plat detailing all existing trees and methods of mitigation outlined by the City Arborist before any trees are to be removed as set forth in UDC 1I- 3B-10C.S. Sidewalks(11-3A-17): E.Ustick Road is improved with an existing 5-foot wide detached concrete sidewalk abutting the site in accord with UDC standards. Staff is not recommending that this sidewalk be replaced with a 5-foot detached sidewalk. The Applicant is proposing 5-foot attached sidewalks on both sides of E. Ringneck Street and N.Lapis Avenue. Staff recommends that the Applicant replace the gravel area in the parkway area with vegetation in accord with UDC 11-3B-7C and remove the driveway and replace with curb,gutter, and sidewalk per ACHD standards. Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. Fencing(UDC 11-3A-6, I1-3A-7): All fencing is required to comply with the standards listed in UDC 11-3A-7. According to the submitted landscape plan, the Applicant is proposing 6-foot Vinyl fencing around the perimeter of the site and between the single-family attached homes. A detail of the fencing should be provided with the final plat. Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required to be provided to each lot within the subdivision asset forth in UDC 11-3A-15. The second common lot proposed on the east side of this site is planned to serve the pump station for the proposed subdivision's pressure irrigation as depicted on the preliminary plat. The corridor for the southern user ditch is to be piped from the southeast corner of the existing exit location into the Verado Subdivision to the west. The property does not comprise surface water rights;therefore, the Applicant is proposing a private pressurized irrigation system. Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances.Design and construction shall follow best management practice as adopted by the City as set forth in UDC 11-3A-18. Building Elevations: Conceptual building elevations were submitted that demonstrate what future homes in this development will look like(see Section VIII.D). Variations of single-story homes with a two-car garage are proposed. The submitted elevations depict a number of different architectural and design styles with field materials of lap siding, stucco, differing color accents, and roofprofiles. Staff recommends that the Applicant add additional stone or brick accents to the front of the homes to provide more of a variation in materials and a combination of various colors for each unit. The Applicant shall submit elevations for the future single-family detached home with the Design Review Page 7 Application. The final design of the structure is required to comply with the design standards listed in the Architectural Standards Manual. VII. DECISION A. Staff: Staff recommends approval of the proposed annexation with the requirement of a Development Agreement, and preliminary plat per the provisions in Section IX in accord with the Findings in Section X. Page 8 VIII. EXHIBITS A. Annexation Legal Description and Exhibit Map aescrlption log R,B Zane Ringneck Place Subdivision February 21, 2023 A parcel of land located in Government Lot 3 of Section 5,Township 3 North, Range 1 East,Boise Meridian,Ada County,Idaho more parlicutady described as follows- Commencing at the 114 corner oomrrnon to Sectlon 5,T.31\1„R.1 E„ B.M.and Section 32,T.4N„ R.1E„B.M..lrcm which the Section corner common to Sections 5 and 5, T_3N., R_1 E., 13_M_, and Sections 31 and 32,TAN.,R.1 E.,113_M., hears North 89°44'57"West, 2.655.43 feet,thence on the north boundary line of said Section 5, Nortt199°44'57"West, 167.49(eel to the POINT OF BEGINNING; thence leaving said north boundary line, South O0028702"West.450,00 feel; thence North 89'44'57`West, 167.50 feet to the east boundary line of Verado Subdivision No. 1 as filed in Book 112 of Plals al Pages 16219 through 16223.reoords of Ada County,Idaho; thence on sald east'haundary line and the northerly exterfslon thereof,NDrth 00°2WO2"East,450.Ob feet to the north Boundary line of Bald Section 5; thence on said north boundary line, South 89°4TS7"East, 167.50 feel to the POINT OF BEGINNING, Containing 1.730 acres,mare yr less. End of Descriptlon. 779 Nzer z1Q Page 1 of 1 Page 9 Basis of Bearings_ 26 55.43'•- - Point of T_4N_ $+161 's SM'44'57"E 167.50' Beginning 1 f# S 32 T-4-N- T-3N. g 2320.44' 1fi7-49' - -- 5.5 T,3N, E. Ustkk Rd. Brack f Verudo sub. NO.Y E. R�gnam ri 1cres A S+ r+ Mock 5 Veredo Sub No.I N 89'4-V 57'W 16 7.50' KL LANO 1779 ¢ 0P � q 6 70 40 so CIO MCC ❑ H Exhibit Drawing for 5e �JREI' Ms".E��V. R-8 Zone S,,.t NO. K q"'°en°' Rin neck Ploce Subdivision 1 GROUP, LLG Uwo«.d In Co o-t�a of s.ctlw 5. owq. Dwe L3N.. R.1E.,9.W.. Adu Omnty. Idaho. 2/21/2023 Page 10 B. Preliminary Plat(dated: 1/30/2023) to sg m 0 T'-+ ��I I i 1 I I 0 e I I�.1 I I - 9,5 Ll '.,_.a.,........e.,—_...,......,......—.. =_...:�,.- � of p aatt^}v' ^:sc»:a c-easx ill.- ••J -- �•••� —•,- a a !!@ r oa a Z B Page 11 C. Landscape Plan(dated: 1/26/23) we '. eM;"; LI y �i=_ - — I g U f _ ___ __ W A 4 I I � I 11 1 I I I I I I I I I I � Land Pan Z lan�pa Plan Page 12 D. Conceptual Building Elevations Q. F From El-ab- w - U z Hear Eler'aLori m m L _ ® ® E a_ z g� SIde EI�aM1m Side Elavatlm A-2.01 Page 13 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. A Development Agreement(DA)is required as a provision of annexation of this property. Prior to approval of the annexation ordinance,a DA shall be entered into between the City of Meridian,the property owner(s)at the time of annexation ordinance adoption, and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum,incorporate the following provisions IF City Council determines annexation is in the best interest of the City: a. Future development of this site shall be generally consistent with the preliminary plat, landscape plan,and conceptual building elevations included in Section VIII and the provisions contained herein. 2. The final plat shall include the following revisions: a. Include a plat note that restricts Lot 3,Block 2 from being a buildable lot until N. Lapis Road is extended in the future. b. Graphically depict zero lots line on the plat for those lots that will be developed with single- family attached homes. 3. The landscape plan submitted with the final plat shall include the following revisions: a. Replace the gravel area in the parkway area with vegetation in accord with UDC 11-3B-7C and remove the driveway and replace it with curb,gutter,and sidewalk per ACHD standards b. Depict a fencing detail for all new fencing proposed for the subject site. c. Lot 3, Block 2 shall be landscaped and used as common open space for the development until such time that N. Lapis Road is extended. c. Mitigation shall be required for all existing trees four-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred(100)percent replacement per UDC 11-3B-1OC.5. d. Revise the landscape plan to depict less lawn and a wider planter bed with an additional mix of a variety of shrubs, mulch, and other vegetative ground cover in accord with UDC I 1-313-7C within the 25-feet landscape buffer along E. Ustick Road. 4. The proposed plat and subsequent development are required to comply with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district. 5. Prior to the City Engineer's signature on the final plat, all existing structures that do not conform to the setbacks of the R-8 zoning district shall be removed. 7. Off-street parking is required to be provided in accord with the standards listed in UDC Table I I- 3C-6 for single-family dwellings based on the number of bedrooms per unit. 8. Underground pressurized irrigation water is required to be provided to each lot within the subdivision as set forth in UDC I I-3A-15. 9. The Applicant shall comply with all ACHD conditions of approval. 10. Direct lot access from E.Ustick Road is prohibited. Page 14 11. A Design Review application shall be submitted and approved for the proposed single-family attached homes prior to submittal of a building permit application. The design standards listed in the Architectural Standards Manual and the Development Agreement. The Applicant shall submit revised elevations that include a mix of stone and/or brick as well as submit elevations for the future single-family detached home with the Design Review Application. 13. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 14. The preliminary plat approval shall become null and void if the applicant fails to either: 1) obtain the City Engineer's signature on a final plat within two years of the date of the approved findings; or 20 obtain approval of a time extension as set forth in UDC 11-6B-7. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 Call out removal of blow-off valve on water main along west boundary of site. 1.2 Dead ends to the east and south need to either end in a fire hydrant or a 4"blow-off. 1.3 Ensure no sewer services pass through infiltration trenches. 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. 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. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility,or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I I"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. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-313-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. Page 15 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches,canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing,landscaping,amenities,etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review,and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 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. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.17 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.19 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and Page 16 approved prior to the issuance of a certification of occupancy for any structures within the project. 2.20 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT The fire department turn around shall be signed"No Parking Fire Lane" per the 2108 IFC and installed to ACHD standards. D. POLICE DEPARTMENT No comments at this time. E. PARK'S DEPARTMENT No multi-use pathways required for this project;propose a tree mitigation plan for any trees to be removed and submit to City Arborist prior to final approval per UDC 11-313-10. F. ADA COUNTY DEVELOPMENT SERVICES(ACDS) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=290606&dbid=0&repo=MeridianCitX G. WEST ADA SCHOOL DISTRICT(WASD) No comments were received from WASD. H. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancity.org/WebLink/DocView.aspx?id=292631&dbid=0&r0o=MeridianCity&cr =1 I. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=293371&dbid=0&r0o=MeridianCitX Page 17 J. ADA COUNTY HIGHWAY DISTRICT(ACHD) No comments were received from ACHD. K. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancily.org/WebLink/Doc View.aspx?id=292720&dbid=0&repo=MeridianCity&cr =1 FINDINGS A. Annexation and/or Rezone(UDC 11-513-3E) Required 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; Staff finds the Applicant's request to annex the subject property with R-8 zoning and develop single- family attached dwellings on the site at a gross density of 5.84 units per acre is consistent with the density desired in the MDR designation for this property; the preliminary plat and site design is consistent with the Comprehensive Plan, if all conditions of approval are met. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds the proposed map amendment to R-8 and development generally complies with the purpose statement of the residential districts in that it will contribute to the range of housing opportunities available in the City consistent with the Comprehensive Plan. 3. The map amendment shall not be materially detrimental to the public health,safety, and welfare; Staff finds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed residential uses should be compatible with adjacent single-family residential homes/uses in the area. 4. 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 City services are available to be provided to this development. Comments were not received from WASD on this application so Staff is unable to determine impacts to the school district. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the city if revisions are made to the development plan as recommended. Page 18 B. Preliminary Plat(UDC 11-613-6) In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision- making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) 1. The plat is in conformance with the comprehensive plan and is consistent with this unified development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008) Staff finds the proposed plat is generally in conformance with the UDC and the Comprehensive Plan. 2. Public services are available or can be made available ad are adequate to accommodate the proposed development; Staff finds public services can be made available to the subject property and will be adequate to accommodate the proposed development. 3. The plat is in conformance with scheduled public improvements in accord with the city's capital improvement program; Staff finds there are no roadways, bridges or intersections in the general vicinity that are in the IFYWP or the CIP. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development. 5. The development will not be detrimental to the public health, safety or general welfare; and Staff finds the proposed development will not be detrimental to the public health, safety or general welfare. 6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Staff is unaware of any significant natural, scenic or historic features that need to be preserved with this development. Page 19 w IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Fourth Street Books - Pearl House Collective (H-2023- 0010) by EV Studio, located at 909 NE 4th St. Application Materials: https:Hbit.ly/H-2023-0010 A. Request: Rezone of 0.080 acres of land from the R-15 zoning district to the O-T zoning district.B. Request: Conditional Use Permit for an outdoor arts, entertainment or recreation facility. PUBLIC HEARING SIGN IN SHEET DATE: May 18, 2023 ITEM # ON AGENDA: 4 PROJECT NAME: Fourth Street Books - Pearl House Collective (H-2023-0010) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name L J � s 2 cl ) U g 0'-t C 1' rip .Q,. 3 4 5 oh e /06k 90gC . 9 "� S^� 6 C�4 S ��(�J /02-7 /V/; 3" S 225 S b nder ,� (�ela �a✓ �- x � LIb 8 9 725 10 d'�(�6 �w 1( �j 'ESP✓;G�;�,1r 11 Id Ine 6Ve 12Na( n muo6C�n, TC)W2- 13 I 14 W\�s Ave-, STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/18/2023 Legend DATE: Project Location TO: Planning&Zoning Commission SATE AVE _ FROM: Stacy Hersh,Associate Planner 208-884-5533 /�•� jP N_" f.E;r SUBJECT: H-2023-0010 ll Fourth Street Books-Pearl House1� Collective Rezone �E-P,l N EsAV'E E-P.I KE�AV'E LOCATION: 909 NE. 4th Street I. PROJECT DESCRIPTION Request to rezone 0.157 acres of land from the R-15 zoning district to the O-T zoning district and Conditional Use Permit(CUP) for an outdoor event/activity area for"mic night"and community gathering space(Arts,Entertainment or Recreation Facility, Indoors and Outdoors). NOTE: The applicant is withdrawing their CUP request to operate an outdoor art,entertainment or recreation facility use from this property. After further review of the specific use standards staff has determined that we cannot approve such as use due to its proximity to the adjacent residential uses. Staff does recognize this area is transitioning however,in order to support the ancillary outdoor events, staff believes these types of events should be reviewed and approved as a temporary use through the Clerk's office. A. Project Summary Description Details Page Acreage Rezone-0.157 Future Land Use Designation Old Town Existing Land Use(s) Single-family residential Proposed Land Use(s) Retail—Book Store Lots(#and type;bldg./common) 1 lot Phasing Plan(#of phases) NA Physical Features(waterways, No unique physical features hazards,flood plain,hillside) Neighborhood meeting date;#of February 7,2023,8 attendees attendees: History(previous approvals) None Page 1 B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD Commission No Action es/no Access(Arterial/Collectors/State Access occurs from NE 4'Street Hwy/Local)(Existing and Proposed) Stub Street/Interconnectivity/Cross ■ Access Existing Road Network Existing Arterial Sidewalks/ Buffers Proposed Road Improvements No road improvements required. Fire Service No comments Police Service No comments Wastewater • Comments • No changes to public sewer infrastructure shown in records.Any changes need to be approved by public works. Water Distance to Water Services • No changes to public water infrastructure shown in records.Any changes need to be approved by public works. C. Project Area Maps Future Land Use Map Aerial Map I I I , Legend Legend Project Location O Project Location i -~ E STAT VE _a r ' � Old Town " []-J : LnL In � � W m W Z P -, Z . .., --�O v,..7 E-PINE AV E E-P I N E AV E— E it NJEeAV E--E-,P;I N;E V,E Page 2 Zoning Map Planned Development Map I I Legend 0 Legend 0 Project Location Project Location L City Limits E STATE AVE _ Planned Parcels M W z L N 2 p Ix O T R-15 v R-8rn Ell z � E_ E-P I N E AVE--E-P I N'E AV'E— E-P-I N'E AV'E E-P I N'E AV'E— IL APPLICANT INFORMATION A. Applicant: Ashley Buzzini,EV Studio-725 E. 2"d Street,Meridian, ID 83642 B. Owner: Chelsea Major-909 E. 4`'Street,Meridian, ID 83642 III. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 5/3/2023 Radius notification mailed to properties within 500 feet 4/28/2023 Sign Posting 5/3/23 Nextdoor posting 4/28/2023 IV. COMPREHENSIVE PLAN(HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAlV): Land Use: This property is designated Old Town(O-T)on the Future Land Use Map(FLUM). This designation includes the historic downtown and the true community center. The boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas, both sides of a street were incorporated into the boundary to encourage similar uses and complimentary design of the facing houses and buildings. Sample uses include offices,retail and lodging,theatres,restaurants, and service retail for surrounding residents and visitors.A variety of residential uses are also envisioned and could include reuse of existing buildings,new construction of multi-family residential over ground floor retail or office uses. Page 3 Proposed Use: The Applicant proposes to develop the site with a retail store,4t'Street Book that sells both new and used books and offers a micro-cafe concept,which includes a small selection of coffee,tea,beer(canned),and wine;with an outdoor patio space. The Applicant will also be promoting local authors and artists through their curated workshops and activities. COMPREHENSIVE PLAN POLICIES(https://www.meridianciU.or /g compplan): Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Support a compatible mix of land uses Downtown that activate the area during day and night." (2.09.02G). Adding retail with an outdoor event space into the Downtown area brings an opportunity for additional foot traffic and commerce to occur within a desired location during day and night, adding to the appeal and character of Downtown Meridian. This additional commercial use should be a welcome addition to the other uses in the surrounding area. Per the conditions of approval in this staff report, any outdoor event is required to end no later than ten o'clock p.m. This condition will allow the character of the residential aspect of this neighborhood to remain. In addition, the applicant has stated in their narrative that the backyard space will be used for events for author signings,poetry readings, book clubs, etc. All planned outdoor events/activities will require online registration (including free events) with a limited supply of tickets available. Additionally, the Applicant is required to obtain a Temporary Use Permit that is valid for 160 days per calendar year from the Clerk's Office to host any outdoor events or activities on the subject property. For more significant events, the applicant plans to collaborate with other businesses with more substantial venues. • "Support owners of historic buildings in their efforts to restore and/or preserve their properties. (5.02.01B). Permitting the establishment of a retail store in a historical downtown home can contribute to the dissemination of knowledge and history regarding both Meridian and the house in question. This, in turn, is likely to boost the economic impact of more foot traffic, leading to the growth of other historical sites in the downtown area. V. UNIFIED DEVELOPMENT CODE UD The proposed use, a retail store is listed as a principally permitted use in the O-T (Old Town)zoning district per UDC Table 11-2C-2. Compliance with the standards listed in UDC 11-2D-3 and 11-2D-4 is required. VI. STAFF ANALYSIS A. Rezone(RZ): The Applicant is requesting to rezone t 0.157 acres of land from R-15 to O-T to operate a retail use for a bookstore on the subject property with ancillary outdoor patio space. A legal description and exhibit map for the rezone area is included in Section VIII.A. This property is within the City's Area of City Impact boundary. Retail stores -which the use includes,but is not limited to, convenience stores; food stores; apparel and accessories stores; book, computer, and music stores; electronics and appliances; florists; furniture and home furnishings; general merchandise stores; health and personal care stores; hobby, office supplies, stationery and gift stores; specialty stores; sporting goods; used merchandise stores, are listed as a principal permitted use in the O-T(Old Town)zoning district per UDC Table 11-2C-2. Page 4 The proposed 800-square-foot bookstore will be located in the downtown area within the Meridian Urban Renewal District. The building,which is over 100 years old and was renovated in 2004, is slated for further improvements to meet city code requirements and enhance the customer experience. The front porch and patio area will be expanded to include an ADA ramp and more seating,with the outdoor patio predominantly utilized during the warmer months. The backyard area will be transformed into a community space encouraging customers to read, socialize,or enjoy a picnic,with seating provided by picnic tables. The Applicant is proposing to use the backyard space to host author signings,poetry readings,book clubs, and other planned activities/events that require online registration,including free events with limited tickets. For more significant events,4th Street Books plans to collaborate with other local businesses with larger spaces.Furthermore,4th Street Books intends to participate in downtown Meridian activities such as Art Week and Meridian Main Street Market,while promoting literary and creative programming throughout the Treasure Valley. Due to the close proximity of neighboring residential properties, Staff acknowledges the potential for noise to travel and has also received public testimony regarding noise and use from adjacent neighbors. To host any outdoor events,the Applicant is required to obtain a Temporary Use Permit from the Clerk's Office that is valid for 160 days per calendar year. Once the adjacent properties develop into commercial uses in the fixture,the Applicant can apply for a Conditional Use Permit for an outdoor entertainment/activity space. The proposed hours of operation would be from Tuesday to Sunday, 10:00 am to 10:00 pm,with the bookstore likely opening with a reduced schedule of Thursday to Sunday, 12:00 pm to 9:00 pm for the first 12-16 months. The City may require a development agreement(DA)in conjunction with a rezone pursuant to Idaho Code section 67-6511A. Due to the size of the development, Staff believes a DA should not be required. Dimensional Standards(UDC 11-2): The existing home meets all dimensional standards. Access(UDC 11-3A-3): Access is provided via public on-street parking NE 4'Street and an alleyway to the west. Parking(UDC 11-3C): The existing home has a driveway off of the alleyway that contains one(1)employee parking stall. There is currently no off-street parking on this site. Customers can walk,bike,or ride the bus as another option to bypass parking availability. Parking is available to customers in the nearby public parking lot adjacent to the Masonic Lodge, located between 2nd and 3'Street approximately two(2) blocks away. There is also on-street parking available along Pine Avenue and NE 4'Street. Staff recommends that the Applicant install "No Parking"signs along the alley. Old-Town is classified as a Traditional Neighborhood zoning district and no off-street parking is required for a lawfully existing structure unless an addition occurs (UDC 11-3C-6B). No additions are proposed with this project except for expanding the front entry and patio%utdoor seating area. The Applicant is providing one (1) employee parking stall off the alley which meets the required number of off-street parking spaces per UDC 11-3C-6B.3for the Traditional Neighborhood district. However, the applicant understands parking is a concern and has provided a parking plan to Staff. The Applicant has provided a parking plan with all available public parking within 1,000 feet, and has used Old-Town alternative parking methods from UDC 11-3C-7 as a guide to address parking concerns.According to the Applicant's plan available parking spots include both on and off-street Page 5 parking(Exhibit VILE). Staff recommends the applicant to explain how they will educate and inform patrons of where to park during the P&Z Commission meeting. A minimum of one(1)bicycle parking space is required to be provided based on one (1) space for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C. Two bicycle racks are proposed on the north side of the building which meets the minimum of one (1)bicycle. The Applicant should submit a detail of the bicycle racks with the CZC submittal. Sidewalks(UDC 11-3A-1 : There is an existing 4-foot wide detached sidewalk on NE 4'Street along the existing property frontage and an existing 7-foot wide detached sidewalk along E. Pine Avenue. Landscaping(UDC 11-3B): The Applicant is proposing additional landscaping(small selection of shrubs and ground cover) around the proposed outdoor event/activity space to reduce the noise in the adjacent residential district. In order to help alleviate any undue noise and light disturbances to the nearby residential uses,Staff recommends the landscape plan be revised to include additional landscaping along the western, southern, and eastern fence line(see Section VIII 4). Staff recommends that the Applicant incorporate columnar trees or other taller shrubs around the fence line in addition to the shrubs and groundcover proposed on the landscape plan to help mitigate concerns raised by the adjacent neighbors. Fencing(UDC 11-3A-6,11-3A-�• All existing fencing will remain in place and no additional fencing is proposed. The existing fencing shall meet the UDC standards. Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-11C unless otherwise approved through alternative compliance. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting;the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC 11-3A-11C. The Applicant depicts string lights on the landscape plan throughout the back patio event/activity area. Staff believes these lights are LED and meet the lighting requirements in the UDC code. Building Elevations: Conceptual building elevations and perspectives were submitted for the existing bookstore structure as shown in Section IX.D. The building consists of existing siding, facia trim, asphalt roof shingles and new composite deck with railing and ADA ramp. As stated above in this report, the only new additions to the structure is the front entry and back patio for outdoor space. The proposed elevations are not approved with this application and will be reviewed with the Design Review application for consistency with the design standards listed in the Architectural Standards Manual.Full compliance with the ASM is not required based on the limited scope of work associated with this proiect. Certificate of Zoning Compliance(UDC 11-5B-1): A Certificate of Zoning Compliance(CZC)is required to be submitted for the proposed use and site changes prior to submittal of a building permit application to ensure compliance with UDC standards and staff comments listed in Section IX. Page 6 VII. DECISION A. Staff: Staff recommends approval of the proposed rezone from R-15 to O-T per the Findings in in Section X of this report. Page 7 VIII. EXHIBITS A. Rezoning Legal Description,Exhibit, and ROS LkNl3 SMVEYWG PLLC � f Client,Chase and Chelsea Major Revised Bale;March 6,2023 Jcl No,:7222 PROPERTY REZONE DESCRIPTION A Rezone for a parcel of land as shown on that oertaln Record of Survey No.13756,recorded as Instrument No.2022-10876 in the WKe of the Ada County Recorders,being a portion of Lots 1 and 2,in Block 3, Cottage Home Addition to Meridian,Book 10,Page 42,Located In the E 112 NW 114 of Section 7,Township 3 North,Range 1 East,Boise Meridian,City of Meridian,Ada County,Idaho,more particularly described as mows: Commencing at a found Brass Cap marking the intergCCtign of EM State Ave.and NE 45'1 Street from whlCh a found aluminum cap stamped"PLS 14221"marking the intersection of East Pine Ave.and NE 4511 Street bears S.OW59'28"W_,a distance of 335.96 feet; Thence slang the Ce lt,edin a Of said NE 451I'Street.S.00'59'28"W.,a distance of 167.98 Well to the Intersection of Pltte Alley Ava.Bald NE 4,W Sheet,being the POINT OF BEGINNING; Thence continuing along the centerline of said NE 451h street,s_00°59'28°'w.,a distance of 57.%feet; Thence S.89'59'19"VV.,a distance of 40.01 feet to the Easterly boundary of said Lot 1.being 70 feet narrh of the Southeast corner Of said Lat 1 and monumented with a set 5.8 inch diameter iron pin stamped"CLS PLS L-208$5"; Thence leaving said Easterly boundary,S.89'59'19"VV..a dlstanoe of 78.00 Feet to a sat 5f8 inch diameter iron pin stamped"CLS PLS L-20895°; Thence along a line that is 78.00 feat west of and parallel with aald Easterly boundary of Lot 1,N.00159 28" E.,a distance of 49.99 feet to the Northerly boundary of Lot 2 of sald Block 3,marked wim a Set W inch diameter iron pin stamped"CLS PLS L-20895'; Thence continuing along a line that is 713_00 rest West of and parallel with said Easterly boundary of Lol 1,N. 00°59'28"E..a distance of 8.00 feel to the centerline of Pine Alley Ave.; Thence leaving said parallel line and along the centerline of said Pine Alley Ave.,S.89'59'45"E.,a dlslanoe of 118.01 feet to the POINT Or BEGINNING_ r` r This parse l r:nntains 0.15 acres(6,841 square feet)more or less. �. 623 f llh Avr,Suulh,Nampa,ID 83631 T,(208)442-0115 C,{20; 608-2510•rgmy.cls@gmai.E,ctwu Page 8 9 iJ"W s i a s� 42 F 7222 Revised Rezone to center roads 131612023 Scale: 1 inch=20 feet le: rmo 1:0.1,570 Adr"(6841 Sq.Feef,Closure:nODA000e 4"0U IL(11165907),Perrneter�52 fL pl s40.5929wr 57.96 02 s89.5919w 4O.a1 0 s492919w 78 n40.5928e49,49 35 n00.5929e$ Page 9 RECORD OF 5URVEY BEING PART OF THE N 112 OF LOTS 1&2,BLOCK 3,COTTAGE HOME ADDITION TO MERIDIAN, LOCATED IN THE E112 NW114 OF SECTION 7, T.3 N.,R,1 E.,R.M.CITY OF MERIDIAN,ADA COUNTY,IDAHO STATE OF IOAHO,COUNTY OF" u,m,manb. 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CHa5E AND ChELSEA MAJOR P,EfERENCE,DAYA� SPECI0.�L NNE -"v eF s4araea ,n s.s COMPASS LAID SURVEYING,PLLC aa,4Ryea2 �[m4nbH ry„R.a4RDN„yranwtl� BE TIN 4rxwpM.V:4BIaua,NS mP'10�I hb R,aRWd w]Rerdd RECORD OF 5URVEY BEING PART OF THE N112 OF LOTS 1&2,BLOCK 1 COTTAGE HOME ADDITION TO MERIDIAN, LOCATED IN THE E112 NW114 OF SECTION 7, T.3 W,R-1 E,B.M.,CITY OF MERIDIAN.ADA COUNTY,IDAHO BiAlEOF INJiO,CW N1Y DFP➢A CERYIFIC4Tf.n�OWNEPS MehMCMwRPnberaatltlapcpnly NR"rr'W aw,rnicivi xm vvi ne.9msw FxaNddcaya IlwablaWl NatlBYnhx,wtlwn brccW Raangda �Pa—dda% m,Db ��, � dya reacl�Rlga,dwaa reoF�dre— Drab F.a�oRsnea a.l®R9x o.a nowvxsFixMeIT a }ss SIGNANRE OF MERIDIAN Cf1Y PIAIJNING DIRLG70R a—data rerm�wbtMeO�ne�ewaw rm,�i,wt.Ewa Nrmpval.Nonnwia,NN ,>•aarWaE,I+W meYdatl Wa��dww'aF Norma ww+a nha. a+.�a.xaceamaaaaM „�ma.wa,r.aaWabrm as.eh..n -a Inwm.uRwad.irmuareie,nm wtmy n>n.ew�wdnaea aac>•.,..,,. R..b,Nu nmR'Nwew m R¢aeiMa Nronredcrnr [GMY(f M. 81ATFCFRNMI �yy d—aaaa nmal®r]o�bbame.CAeateaMP Pnaahamed hn„x nab baRww allaa$Mma6wFWIFpd btlerld,i,WcmlNaWn�Ohm1 M.N M/mANLLrra� n.h®.nam},,fxae ee,eum ealrry latl ti wHIY®INadal W aaa MM,. CERTIRCATE OF 5UKVFYDR wtm nn,nlwydw I w,alre�allxaasanaalwwa w noaxha wan �'dhnamhr Nia laro,ad nay mma�a 5�vm maw aeRb/,wxnarmrdm rmwa'mim mm��..-�°ia,4, aurae rn-.a.rmare crsxd�„aann wnaxrc-yud,mNyaal N�mrgm.;nTw canow,e.a+aum la 1 uwd a '+anxD>a CNA5E AND LHEI5EA MAJDR cawv u WNPA651PNDSIIRVEYING.PLLC m3l,a Rw,aM9wM empq,D0.,6S, Page 10 B. Site Plan(date: 2/28/2023) EVstudio ____________ _ _ - _. _. SRE NOTES_ 'll I I _ j C/) + Q II Q I _ 4 I m H j i = W Lr It--,_-y li a j ! L 22&Ifi7 I n II �, 1 III ° I � - Ant „aR A102 Uwk Page 11 C. Landscape Plan(date: 2/28/2023) LANDSCAPE LEGEND EVstudio ------------------------------- - -- -------�� i + 0 0 i w i L i e®� y 77 i ° ; I 2260fi3 I n i i I AlA03 Page 12 D. Elevations(date: 2/28/2023) EMERJOR WATERIAL LEGEND Wstudio m Y a 0 m w w file: � s L s 22MG3 ll1 v � A203 o:iwioR rw�Rix LECENo EVStudlo Y 0 0 m - W W � 5 0 22BM3 f '1 _._ A204 Page 13 E. Parking Plan(date: 2/28/2023) SITE LEGEND PARKINGANALYSIS EVStudio goo] =:;L— U) Y O O m STATE AVE STATE AVE LU LU o x Z a _ O w = I o o00 00o m ✓ ..._... y PINE AYE I I e PINE AVE Np o00 Elm F � Ll sy~� ❑ - - ❑i]❑ 0❑❑ ❑ 1E] ❑ I I I I w+xixG twiaii 'I------- --�----- ,, e � IDANOAVE IUAHOAYE 16ANOAVE A1O0 Page 14 IX. CITY/AGENCY COMMENTS A. PLANNING Staff Comments: a. All proposed outdoor events and activities must obtain a Temporary Use Permit from the Clerk's Office and are limited to operating hours between 10:00 AM and 10:00 PM;the Temporary Use Permit is only valid 160 days per calendar year. 1. The maximum number of allowable customers at the facility at one time at any given time must not exceed the maximum occupant load specified in the Fire Code. 2. Prior to building permit submittal,the Applicant shall obtain Certificate of Zoning Compliance and Design Review approval to establish the use and approval for the exterior modifications to the building. 3. The site and landscape plans submitted with the Certificate of Zoning Compliance application shall depict the following: a. Incorporate columnar trees or other taller shrubs around the fence line in addition to and around the fence line in addition to the shrubs and groundcover proposed on the landscape plan. b. Include a detail of the bicycle racks with the CZC submittal. c. Install"No Parking"signs along the alley. 7. All outdoor lighting is required to comply with the standards listed in UDC I I-3A-I IC unless otherwise approved through alternative compliance. Light fixtures that have a maximum output of 1,8001umens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be visible and shall have a full cutoff shield in accord with Figure 1 in UDC I I-3A-I IC. B. NAMPA MERIDIAN IRRIGATION DISTRICT https://weblink.meridianciV.orglWebLink/Doc View.aspx?id=291420&dbid=0&repo=Meridian City& cr=1 C. IDAHO TRANSPORTATION DEPARTMENT https://weblink.meridiancity.or /WebLink/Doc View.aspx?id=292380&dbid=0&repo=MeridianCity D. IDAHO DEPARTMENT OF ENVRONTMENTAL QUALITY(DEQ) https://weblink.meridianciV.oL-glWebLinkIDocView.aspx?id=291615&dbid=0&repo=MeridianCiV E. ACHD https://weblink.meridiancily.org/WebLinkIDocView.aspx?id=291016&dbid=0&repo=MeridianCity X. FINDINGS A. Annexation and/or Rezone(UDC 11-5B-3E) Required 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: Page 15 1. The map amendment complies with the applicable provisions of the comprehensive plan; Staff finds the proposed zoning map amendment to rezone the property from the R-15 zoning district to the O-T zoning district is consistent with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed districts, specifically the purpose statement; Staff finds the proposed zoning map amendment complies with the regulations outlined in the requested Old Town designation. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds the proposed zoning map amendment should not be detrimental to the public health, safety and welfare. 4. 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 the proposed zoning map amendment will not result in an adverse impact on the delivery of services by any political subdivision providing public services within the City. 5. The annexation(as applicable)is in the best interest of city. Subject site is already annexed so staff finds this finding nonapplicable. Page 16 E IDIAN;--- Applicant Presentation FOURTH STREET BOOKS MERIDIAN 'S NEIGHBORHOOD BOOKSTORE "i'■u r V\N r. A-- . ° � HISTORY 2021 Fourth Street's Origins Popup and Online Bookstore We created Pearl House Collective in 2021 as a hybrid bookstore popping up at markets, venues, and events across the Treasure Valley. We host a monthly book club at various small businesses. We also have an online presence. 4 F . OUR VISION s� Bookstore as Community Hub ' . The bookstore will serve as a gathering place where people can connect over their shared love of reading and learning. This will help to foster a sense of community in the downtown area, bringing people ll together and creating a vibrant �� social atmosphere. OUR NEIGHBORHOOD STpFET BOOKSTORE FOURT14 130OKS T 3 3 -BOOKS C Reading, AFE A Community Hub for Connection � y ti k PROPOSAL BRICK b MORTAR BOOKSTORE t r+ V Mr 41 GETTING THERE Transportation Options • - Bookstore F`. •.. kk iY lt - _fY Fourth Street Books PARKING ANALYSIS AV EXISTIMG PROPERTY LINE � - -- - -- - - - - - , - - - —-—-—- — -- STATE AVE STATE AVE ' , 1 I EL ❑ 1�-- = I I Eigli EE PAAKNG STALL ALLEY U) ALLEY ALLEY-nEl L I I E I-- ElLi I {A 01]W1Rx �ryry a ull rVMi4�i.kRirww.Hu � i � [}' PINE AVE o {� PINE AVE PINE AVE � - 4lR C'fdEEI NVbSG1 � Zr t i W gal a DEN I � S Y ffn W, :,.... - oLl Ar�e�cenc-FT run<eie ALLEY � � - Nr ALLEY - i I ' �{nT ❑ — $IKE PARKIMG �L�I_I_I_l_I_lJJ 3 El ❑ ❑ ❑ ❑ ❑ Ll 4 IDAHO AVE IDAHO AVE IDAHO AVE PARIUFI�EXHIBIT-VICINITY MAP I I I I ,'''an I PAFZfyLLR PAgNIh!('.Siol,L I I P'aaaA-4EL PARKerG$TF.L6 ae W-Q' I I xro I 51TE PARKING Fourth Street Books PARKING ANALYSIS F?CIS_TEE+€G PROPERTY LINE _ _ _ _ f______ Ei"VEC PAAKW STALL il, I _-- __JEll F f 00 W :4 x q � I ff, I To et to the bookstore, customers can ! -- - walk, bike ride the bus, or drive. Bike racks will ke available on the property. Li 61KE PARKING No parking will be permitted in the _ t alley; "no parking" signs will be added. Employees will park in the back area adjacent to the storage / basement I PARAILU PARKIW,STALL I PARMAUPARWOVALL fence so as not to take parking away I n-- -- I I ----_ - from customers. ITEPARKMG ,r= ,V Fourth Street Books PARKING ANALYSIS - CONTINUED STATE AVE STATE AVE UF - Public parking is available to ELOQ visitors in the nearby public ❑ ❑ parking lot adjacent to the ALLEY � ALLEY � "'" " ALLEY Masonic lodge, located z ❑ ❑ LJ El between 2nd and 3rd street, approximately 850 feet from the 2 wain aad ouua w� . . property lk � g i4k blocks). PINE AVE �• g o PINE AVE PINE AVE o ------------- � 4iLl{•gEET NVbSG1 � uo9 ME ffn a Additional incentives are ❑ being planned to promote A49LEf1EETIWRNG _ ALLEY walking, biking, ride sharing, III1 1 ALLEY ;a o Ll o and taking public Ei 1i I l l l i l l l transportation to the El Ll ❑ ❑ Ll bookstore, including� ❑ g reward ` IDAHO AVE IDAHO AVE IDAHO AVE points and more. hU E( IBT-VON ITY MAP M H Fourth Street Books PARKING ANALYSIS - CONTINUED 'LIQ, alp - r� rL Photos taken Spring 2023 - Saturday midday Aw ; a .� ,L 7Qr wow �- �" ai -%* 40 dj i THE EXPERIENCE Y f �f Bookstore Layout and Features qk o� � .ram.• Fourth Street Books SITE PLAN -0 -0 fi hglelll+LpC FR r7�1 IOU_ G+BIILO �, I — f � 4 4 fI - ■ A � •�S - - 7, rrxertrrLne Fourth Street Books ------ ------ PROPOSED FLOOR PLAN -- POP-UPROOM II fLIN IIAMHOOO 71k I II .f� y IEI � J}r k SHOP PAT1O E(7p 11� � L THANKYOU APPENDIX Fourth Street Books - w Li 17�fi} W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Dutch Bros at Ten Mile (H-2023-0020) by Barghausen Consulting Engineers, Inc., located at 320 S. Ten Mile Rd. Application Materials: https:Hbit.ly/H-2023-0020 A. Request: Conditional Use Permit for a new approximate 5,825-foot mutli-tenant building with a drive-through located within 300 feet of an existing drive-through facility, residential district and existing residence. i PUBLIC HEARING SIGN IN SHEET DATE: May 18, 2023 ITEM # ON AGENDA: 5 PROJECT NAME: Dutch Bros at Ten Mile (H-2023-0020) Your Full Name Your Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please provide HOA name 3 1 i 2 3 a 4 5 6 7 8 9 10 11 12 13 14 STAFF REPORT E IDIAN�. COMMUNITY DEVELOPMENT DEPARTMENT J A H HEARING May 18 2023 Legend DATE: Project Location TO: Planning&Zoning Commission FROM: Stacy Hersh,Associate Planner 208-884-5533 ,.tee �W- SUBJECT: H-2023-0020—Dutch Bros at Ten Mile 01 CUP t . LOCATION: 320&330 S. Ten Mile Road in the NE 1/4 of the Northwest'/4 of Section 14, , F ' Township 3N.,Range 1 W. (Parcels . #R8483010020&R8483010030) � I. PROJECT DESCRIPTION Conditional Use Permit request for a new approximate 5,825-foot multi-tenant building with a drive-through located within 300 feet of an existing drive-through facility,residential district,and existing residence,on approximately 1.5 acres of land in the C-G zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 1.5 acres(Conditional Use Permit) Future Land Use Designation MU-COM(mixed-use commercial) Existing Land Use Vacant/undeveloped Proposed Land Use(s) Dutch Bros.Coffee—Multi-tenant building(restaurant with a drive-through) Current Zoning C-G Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of 3/14/2023; 1 attendee attendees: Description Details Page History(previous approvals) Annexation(AZ-13-015);Preliminary Plat(PP-13-030);Final Plat(FP-14-039),DA#2021-089157 Page 1 B. Community Metrics Description Details Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action (yes/no) Traffic Impact Study No es/no Access Access is proposed from S.Innovation Lane(private street)via W.Cobald Drive at the (Arterial/Collectors/State South boundary of the site. Hwy/Local)(Existing and Proposed) Trip Generation 170 additional vehicle trips per day; and 15 additional vehicle trips per hour on the PM peak hour. C. Project Area Maps Future Land Use Map Aerial Map I Legend vic 0 Legend i 0 Project Location Project Location i � n High Density Residential m MU-Res Commercial MU-Com Page 2 Zoning Map Planned Development Map Legend R-40 0 Legend 0 FMProject Location Project Location -- `_R1.5 C-C RUT ; City Limits ' IR 15 —Planned Parcels C-C R-40 0 C-G C-C E 0o III. APPLICANT INFORMATION A. Applicant: Shelby Eldridge,Barghausen Consulting Engineers,Inc.— 18215 72nd Avenue South, Kent WA 98032 B. Owner: SCS Brighton, LLC— 12601 W. Explorer#200 C. Agent/Representative: Shayna Randall,Dutch Bros West Treasure Valley—2114 N. Elder Street IV. NOTICING Planning&Zoning City Council Posting Date Posting Date Newspaper Notification 5/3/2023 Radius notification mailed to properties within 500 feet 4/28/2023 Public hearing notice sign posted 5/5/2023 on site Nextdoor posting 4/28/2023 V. COMPREHENSIVE PLAN (HTTPS://WWW.MERIDIANCITY.ORGICOMPPLAl�: Land Use: This property is designated Mixed Use—Commercial(MU-COM)within the Ten Mile Interchange Specific Area Plan on the Future Land Use Map (FLUM). The purpose of the MU-COM designation is to encourage a diversity of compatible land uses that may include a mixture of residential,office,retail,recreational, employment, and other miscellaneous uses, Page 3 with supporting multi-family or single-family attached residential uses(see pg. 3-9 in the TMISAP for more information). Mixed-use designated areas in the TMISAP are recommended locations for development of activity centers that are specifically planned to include both residential and non-residential uses. Mixed-use areas are anticipated to have 3 or more significant income-producing uses(I.E. retail,office, residential and lodging facilities)with significant functional and physical integration in conformance with the coherent plan(pgs. 3-7 &3-8). COMPREHENSIVE PLAN POLICIES(https://www.meridianciU.or /g compplan): Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Plan for an appropriate mix of land uses that ensures connectivity, livability, and economic vitality."(3.06.02) The proposed use will contribute to the mix of uses in this area that ensure the livability and economic vitality of the community. • "Encourage and support mixed-use areas that provide the benefits of being able to live, shop, dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall livability and sustainability."(3.06.02B) The subject mixed-use area is currently a diverse and active community,featuring a variety of retail, restaurant, office, and residential uses, as well as a multi family development directly to the east. To the north are commercial and office uses, including a Dentist's office, Primary Health, various restaurants, car wash, bank, Sherwin Williams, and an Eintein's Oilery. To the south, there are proposed restaurant uses, retail shops, and a Saltzer Medical Office. Across Ten Mile Road to the west, new development is sprouting up,featuring multi family residences, retail, office space, and other uses. The proposed Dutch Bros. coffee restaurant will enhance this vibrant area by adding a popular drive-through coffee chain option for area residents, especially those living in nearby residential developments. The new establishment will also create job opportunities for nearby residents. • "Require pedestrian circulation plans to ensure safety and convenient access across large commercial and mixed-use developments."(3.07.02A). Along the entire frontage of S. Ten Mile Road, there is an existing 10 foot wide pathway located within the buffer. A 5-foot wide detached sidewalk is also present within the landscape buffer along W. Cobalt Drive, which will connect to the multi-use pathway at the intersection of Cobalt Drive and Ten Mile Road. The development requires a minimum 5-foot wide sidewalk adjacent to all commercial buildings and along the main driveways within the site. These sidewalks will facilitate pedestrian connectivity and easy access throughout the mixed-use development. • "Minimize noise, lighting,and odor disturbances from commercial developments to residential dwellings by enforcing city code."(5.01.01F) Operation of the proposed use should comply with City ordinances pertaining to noise, lighting, and odor disturbances. VI. STAFF ANALYSIS A. PROPERTY HISTORY In 2020, a DA Modification was approved to terminate all existing agreements in the Ten Mile Crossing development area in favor of one master agreement to govern future development of the overall area to include project-specific design guidelines to supersede those in the Ten Mile Interchange Specific Area Page 4 Plan(TMISAP),which include deviations form certain goals and guidelines including decreased floor area ratios, different street and streetscape designs, landscape and architectural design elements and site development standards,including an increase in building height in the C-G zoning district of up to 100- feet to allow for 6-story buildings. Rezone of 40.98-acres from the R-40 and C-C zoning districts to the C-G zoning district, 3.9-acres from the TN-C and C-G zoning districts to R-40 zoning district, 0.65-acre from the R-8 and TN-C zoning districts to the C-G zoning district, and 0.53-acre from the TN-C zoning district to the C-G zoning district; and,Preliminary Plat consisting of 83 buildable lots and 2 common lots on 132.42 acres of land in the R-40 and C-G zoning districts,by Brighton Development. B. CONDITIONAL USE PERMIT(CUP) Conditional use permit for a new 5,825 square foot multi-tenant building with a dual drive-through for Dutch Bros. coffee restaurant on approximately 1.5 acres of land in the C-G zoning district to allow the requested drive-through use within 300 feet of another drive-through facility,residential district, and existing residence. Specific Use Standards(UDC 11-4-3): The proposed use is subject to the following standards: (Staffs analysis/comments in italic text) Drive-Through Establishment: The proposed drive-through establishment is subject to the specific use standards listed in UDC 11-4-3-11, Drive-Through Establishment. All establishments providing drive- through service are required to identify the stacking lane,menu and speaker location(if applicable),and window location on the site plan.A menu board location should be depicted on the plans. The site plan is also required to demonstrate safe pedestrian and vehicular access and circulation on the site and between adjacent properties. At a minimum,the plan is required to demonstrate compliance with the following standards: 1) Stacking lanes have sufficient capacity to prevent obstruction of driveways, drive aisles and the public right-of-way by patrons; The proposed site layout for the Dutch Bros coffee facility includes a separate stacking lane that provides queuing space for up to 27 vehicles, which is located behind the drive-through window. The drive-through itself starts at the northwest side of the building and exits at the southeast side,facing S. Innovation Lane.At this location, the company has proposed implementing a runner system, where employees will take orders and charge customers in person while walking alongside vehicles in the stacking lane, and customers may also place their orders at the window when there are no cars in line. This system eliminates the need for speaker boxes and menu boards, which can cause noise disturbances and increase wait times. If there is excessive overflow from the drive-through lane, it will stack into the parking lot from the east, rather than spilling onto S. Innovation Lane or W. Cobalt Drive. The concept plan also shows that the stacking lane is separate from the drive aisles and parking, which allows for easy access to the rest of the development. 2)The stacking lane shall be a separate lane from the circulation lanes needed for access and parking, except stacking lanes may provide access to designated employee parking. The stacking lane is a separate lane from the circulation lanes needed for access and parking. 3)The stacking lane shall not be located within ten(10) feet of any residential district or existing residence; The stacking lane is not located within 10'of any residential district or residence. 4)Any stacking lane greater than one hundred(100) feet in length shall provide for an escape lane; and The stacking lane exceeds 100'in length and an escape lane is required. An escape lane is proposed prior to approaching the ordering window on the southwest side of the building(see paint striping on site plan). Page 5 5)The site should be designed so that the drive-through is visible from a public street for surveillance purposes. The drive-through is located starting on the north side of the building and ending on the south side of the building. The drive-through is visible from S. Ten Mile Road and W. Cobalt Drive along the south side of the building for surveillance purposes. Based on the above analysis, Staff deems the proposed drive-through is in compliance with the specific use standards as required. Restaurant: The proposed use is also subject to the specific use standards listed in UDC 11-4-3-49 Restaurant,which requires at a minimum,one (1)parking space to be provided for every 250 square feet of gross floor area(see parking analysis below). The proposed multi-tenant building will include space to accommodate Dutch Bros Coffee and up to three(3) additional tenants upon project completion. Dimensional Standards (UDC 11-2): Development of the site shall comply with the dimensional standards of the C-G zoning district in UDC Table 11-2B-3. Staff has reviewed the proposed plans and building elevations and they comply with the required standards. Access(UDC 11-3A-31: Access is proposed on the site plan from S. Innovation Lane, a private street on the west side of the property, and the collector road to the south(W. Cobalt Drive). Vehicles will enter the site from the east and will either park in the lot in front of the drive-through or continue to the west along one of the two 12' drive- through lanes merging to the coffee kiosk and exiting back to the drive aisle to the south. There is an escape lane provided just south of the coffee kiosk that exists to the drive aisle to the south. Direct access via S. Ten Mile Road is prohibited. Parking(UDC 11-3C): A minimum of one(1) off-street parking space is required per 250 square feet(s.£) of gross floor area. Based on the 5,825-foot multi-tenant building, a minimum of 23 parking spaces are required. A total of 35 parking spaces are proposed, exceeding UDC standards. A minimum one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location and design standards listed in UDC 11-3C-5C.Bicycle parking is shown on the plans submitted with this application that meet the requirements;however, a detail of the bicycle racks should beprovided with the Certificate of Zoning Compliance(CZC)Application submittal. Pedestrian Walkways: The proposed plan includes a pedestrian walkway that will run from the east side of the building's front pick-up window to the pedestrian walkway on W. Cobalt Drive. This walkway will then lead to the existing 10-foot pathway that runs along S. Ten Mile Road, as mandated by UDC 11-3A-19.13.4. Landscaping(UDC 11-3B1: Street buffer: The street buffer along S. Ten Mile Road and W. Cobalt Drive was constructed with the improvements for the Ten Mile Creek Subdivision No. 1 for the common area site improvements. Staff recommends that the existing landscaping buffers along S. Ten Mile Road and W. Cobalt Drive remain in place and shall be protected during construction on the site per UDC 11-3B-10. According to UDC Table 11-2B-3, a 25 foot wide landscaped buffer is required adjacent to residential uses.However, in this case, the property lines meet in the middle of the drive aisle, meaning that the use is not contiguous to the residential property.Additionally, the adjacent residential use has already incorporated a landscape buffer, sidewalk, and garages lining the private drive, which provides additional screening and buffering."Parking lot: Landscaping is required in the parking lot per the standards in UDC 11-3B- 8C.1. Staff recommends that a landscape strip be added on the east side of the parking lot, in front of the parking stalls, with a width of 3 to 4 feet. This will prevent vehicles from cutting through the parking lot. Page 6 To accommodate the landscape strip, the parking stalls adjacent to the building can be reduced to 17 feet in length and the drive aisles can be reduced to 25 feet in width (see landscape plan below). The Perimeter landscape planter around the building drive aisles (north, south, east, and west)should be 5- feet in width. Per UDC 11-3B-8C.2d, each interior planter that serves a double row of parking spaces shall have at least two (2)trees and shall be covered with low shrubs, lawn, or other vegetative ground cover. Trees shall be centered within the planters and provide urban canopy. Deciduous urban canopy trees shall be pruned to a minimum height of eight(8) feet above the adjacent parking areas. To meet the UDC requirements mentioned above, the landscape plan should be updated in the CZC submittal to show an additional tree in the two planters that serve the double row of parking stalls. Outdoor Lighting(UDC 11-3A-11): All outdoor lighting is required to comply with the standards listed in UDC 11-3A-I IC. Light fixtures that have a maximum output of 1,800 lumens or more are required to have an opaque top to prevent up-lighting; the bulb shall not be visible and shall have a full cutoff shield in accord with Figure I in UDC I I-3A-I IC. Details of the lighting proposed on the site that demonstrate compliance with the standards listed in UDC 11-3A-11 should be submitted with the Certificate of Zoning Compliance application. Mechanical Equipment: All mechanical equipment on the back of the building and outdoor service and equipment should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. If mechanical equipment is proposed to be roof-mount, all equipment should be screened and out of view as noted above. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations were submitted for the proposed structure as shown in Section VII.C. Building materials consist of fiber cement siding, stucco,metal roofing, stone veneer in Eldorado stone, canopy soffit in natural north-western spruce,and glazing. Final design is required to comply with the adopted TM Crossing Design Guidelines. Certificate of Zoning Compliance(UDC 11-5B-1): A Certificate of Zoning Compliance(CZC) is required to be submitted for the proposed use prior to the submittal of a building permit application to ensure compliance with UDC standards and the conditions listed in Section X. VII. DECISION A. Staff: Staff recommends approval of the Conditional Use Permit per the provisions included in Section IX in accord with the Findings in Section X. Page 7 VIII. EXHIBITS A. Site Plan(date: 9/20/22) nq;,.. N DurcH SFIM.00 -IDD802-MERIDIAN.ID f ��Ta WE PLAN ELM zvw N � II I - = 31 fI PRELIMINARY NOT FOR CONSTRUCTION =3 I j DUTCH SRM COFFIM-IDDW2-A6iIDIAN,D FFE ACCESS EXHISIi I i i 47 d�mII I I R I ' � � I I II j t flllk PRELIMINARY NOT FOR CONSTRUCTION E I71 Page 8 B. Lanscape Plan(date: 3/24/23) �'a ,•, a DUTCH BROW^.COFFEE-IOW02-MENDIAN,ID LANDSCAPE PLANTING p9 • nm w re wno Exwawrx �s w•aC)�•• •. �,�r •-"•••"r.. r �vr• ~ 7��•, � �n r , 51 I � L ®R.; Fr PRELIMINARY NOT FOR CONSTRUCTION DUTCH XIOS.COFFEE-ID0802-MERIDIAN,ID t LANDSCAPE DETAILS AND SPECIFICATIONS l o-•-.._ �. -_- Fib. e � , o------------ I w . 0�, PRELIMINARY NOT FOR CONSTRUCTION Page 9 C. Dutch Bros. Coffee Proposed Elevations DUTCH BROU 00 IDM2-MERD(AN,ID TIM, EX7ERIOR FINISH t.HEDULE WE PRELIMINARY NOT FOR CONSTRUCT0N Page 10 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION Conditional Use Permit: 1. The site plan and landscape plan submitted with the Certificate of Zoning Compliance application shall be revised as follows: a. All mechanical equipment on the back of the building and outdoor service and equipment areas should be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets as set forth in UDC 11-3A-12. b. Additional signage and parking lot striping is required throughout the site to efficiently and adequately direct patrons to the menu boards and throughout the site with minimal conflict. c. The perimeter landscape planter surrounding the building's drive aisles(north, south, east,and west)must have a width of 5 feet, as required by UDC 11-3B-8C.1. d. Add an addtional landscape strip to the east side of the parking lot,in front of the parking stalls; the strip shall be 3 to 4 feet in width. e. Depict two additional trees in the planters serving the double row of parking stalls in accord eith UDC 11-3B-8C.2d. £ Depict signage ahead of each pedestrian crossing in the drive-through lane notifying drivers to watch out for pedestrians. g. Submit a detail of the bike rack with the Certificiat of Zoning Comploiance Application. 2. The existing landscaping buffers along S. Ten Mile Road and W. Cobalt Drive remain in place and shall be protected during construction on the site per UDC 11-3B-10. 3. Compliance with the standards listed in UDC 11-4-3-I1—Drive-Through Establishment and standards listed in UDC 11-4-3-49—Restaurant is required. 4. A Certificate of Zoning Compliance application shall be submitted and approved for the proposed use prior to submittal of a building permit application. Compliance with the design guidelines in the Ten Mile Interchange Specific Area Plan and the design standards listed in the Architectural Standards Manual as applicable is required. 5. The conditional use permit is valid for a maximum period of two(2)years 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 as set forth in UDC 11-5B-6. A time extension may be requested as set forth in UDC 11-5B-6F. B. PUBLIC WORKS Site Specific Conditions of Approval 1. Applicant to remove existing blow-off and connect service within 3'from dead end. All other connections(hydrants, fire lines)need to connect to existing 8" stub. 2. Ensure no sewer services cross infiltration trenches. 3. Any unused sewer stubs must be abandoned per City Standards. Page 11 General Conditions of Approval 1. The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor, 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. 2. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 3. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 4. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 5. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 6. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 7. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 8. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 9. 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. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 11. Developer shall coordinate mailbox locations with the Meridian Post Office. 12. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 13. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. Page 12 C. FIRE DEPARTMENT No comments were submitted. D. POLICE DEPARTMENT No comments were submitted. E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=294812&dbid=0&repo=MeridianCity F. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridianciU.oL-glWebLinkIDocView.aspx?id=293330&dbid=0&repo=MeridianCitX G. IDAHO TRANSPORTATION DEPARTMENT(ITD) https:llweblink.meridianciU.oL-glWebLinkIDocView.aspx?id=295065&dbid=0&repo=MeridianCitX X. FINDINGS A. Conditional Use Permit(UDC 11-5B-6E) The Commission shall base its determination on the Conditional Use Permit requests upon the following: 1. 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. Stafffinds that the subject property is large enough to accommodate the proposed use and dimensional and development regulations of the C-G district(see Analysis, Section VI for more information). 2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Stafffinds the proposed restaurant with a drive-through will be harmonious with the uses allowed in the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section VI of this report. 3. 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. Stafffinds the design, construction, operation and maintenance of the proposed use will be be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds that if the applicant complies with the conditions outlined in this report, the proposed use will not adversely affect other property in the area. 5. 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. Stafffinds the proposed use will be served by essential public facilities and services as required. Page 13 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. Staff finds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. 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 the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 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. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005). Staff finds the proposed use will not result in the destruction, loss or damage of any such features. Page 14 W IDIAN� AGENDA ITEM ITEM TOPIC: Public Hearing for Cole Valley Christian School Pre-K-12 (H-2023-0011) by LKV Architects, located at 7080 W. McMillan Rd. Application Materials: https:Hbit.ly/H-2023-0011 A. Request: Annexation of 71.28 acres of land with an R-15 zoning district.B. Request: Conditional Use Permit for a 259,000 square foot private education institution for pre- kindergarten through 12th grade on 48.48 acres of land in the R-15 zoning district. PUBLIC HEARING SIGN IN SHEET , DATE: ay-18 -023—ITEM ON AGENDA: PROJECT NA L�!,-TMVall ter, r -K-12 (H-2023-0011) Your Full Name .r-Full Address Representing I wish to testify (Please Print) HOA? (mark X if yes) If yes, please _--- provide HOA name 2 , c ' 3 i 4 5 6 7 ---F-o k � l 8 9 10 11 12 13 14 E IDIAN -- STAFF REPORT .►a H o COMMUNITY DEVELOPMENT DEPARTMENT HEARING 5/18/2023 Legend DATE: 15 Project Lorca i�ar TO: Planning&Zoning Commission FROM: Sonya Allen,Associate Planner 208-884-5533 ; SUBJECT: Cole Valley Christian School—AZ, ' CUP H-2023-0011 LOCATION: 7080 W.McMillan Rd.,in the NE 1/4 of Section 29,Township 4N.,Range 1 W. LL (Parcel#S0429427800) I. PROJECT DESCRIPTION Annexation and Zoning(AZ) of 71.28 acres of land with an R-15 (Medium High-Density Residential) zoning district; and Conditional Use Permit(CUP)for a private education institution for pre- kindergarten through 12th grade on 48.48 acres of land in the R-15 zoning district. II. SUMMARY OF REPORT A. Project Summary Description Details Acreage 71.28-acres Future Land Use Designation Medium Density Residential(MDR)with a school designation Existing Land Use Agricultural Proposed Land Use(s) Private education institution for pre-K through 12'grades Current Zoning RUT in Ada County Proposed Zoning R-15 (Medium High-Density Residential) Phasing Plan 1 2 phases Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date 2/16/23 History(previous approvals) ROS#2713 (1993).A property boundary adjustment has been tentatively approved by Ada County but has not yet received final approval. Page 1 B. Project Area Maps Future Land Use Map Aerial Map Legend htixeU�e Legend _ ff F7. I�Prnje�tLacai�or. �I'Fte.laC. �{� II/IlPrnjectLflco-on Me en7, R@Sldel�tl0� ; Low a nsity Re id ntib j IdS Abe —• ' _ Zoning �I Map Planned Development Map Legend I let e 3 Project La .f r' IetProjeat Laeafar r_ +_i City Lima# — Pian ed Parce-is Rga R-8 RUTLLhj UT R:" � R- R= L,O I4L RUB Note: The configuration of the property shown above does not reflect the property boundary adjustment in process with Ada County; the resulting boundary is consistent with the annexation exhibit map shown in Section VIII.A below. III. APPLICANT INFORMATION A. Applicant: Amber Van Ocker, LKV Architects 2400 E. Riverwalk,Boise, ID 83706 Page 2 B. Owner: Cole Valley Christian Schools—200 E. Carlton Ave.,Meridian,ID 83642 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning City Council Notice Dates Notice Dates Newspaper Notification 5/3/2023 Radius notification mailed to 4/28/2023 properties within 300 feet Site Posting Date 5/18/2023 Next Door posting 4/28/2023 V. COMPREHENSIVE PLAN ANALYSIS Land Use: This property is designated as Medium Density Residential(MDR)on the Future Land Use Map(FLUM) contained in the (Comprehensive Plan). This designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. There is also a school designation on this property, which indicates a school should be developed in this general area. The proposed use of the property as a private education institution is consistent with the school designation depicted on the FLUM. Although dwelling units are typically desired in the MDR designation,the UDC(Table 11-2A-2)does allow school uses with approval of a conditional use permit. Transportation: The Master Street Map(MSM) depicts a north/south residential collector street along the west boundary of this site. The Applicant has negotiated a land swap with the property owner at the southwest corner of this site to obtain the property necessary to complete the extension of Owyhee Storm Ave. to the school property. A local street(Ersatz Place Road)is proposed along the east boundary of the site that extends off-site from McMillan Rd.to the north that will provide access to the properties fronting on future SH-16. A Traffic Impact Study(TIS)was submitted to ITD and ACHD for review of this project. Design: This property is located within a four-square mile area governed by the Fields Sub-Area Plan located at the northwest corner of the Area of City Impact boundary. This area is bounded by Ustick Rd. on the south, Can-Ada Rd. on the west, Chinden Blvd./US Highway 20/26 on the north, and McDermott Rd./SH-16 on the east. The Fields area is primarily designated for future residential development,with a mixed-use community center at the southeast corner of Star and McMillan Roads, and multiple school and park sites. Interchange and regional mixed-use designations are incorporated along both Ustick Road and Chinden Boulevard, generally from the SH-16 extension to Star Road. The southwest corner of the Subarea has been reserved for expanded industrial and non-residential mixed-use area within the southwest quadrant, and is aligned with the existing Intermountain Gas Facility,currently located on Can-Ada Road. Page 3 In accord with the Fields Sub-Area Plan,the general character, design and identity of this area should have a cohesive theme that is"modern rural,"which applies to housing, amenities, streetscape/open space, and retail/commercial. Because the proposed school does not front on W.McMillan Rd. and is not oriented toward N. Owyhee Storm Ave. and because it's not residential or retail/commercial, Staff does not recommend the building is required to have a modern rural design theme. However,some of the other thematic design elements that contribute to the desired character of the area should be adhered to such as lighting,fencing(e.g. split rail),landscaping(e.g.tall fescues, dry creek materials,wildflowers,street trees,etc.),public art,on-street bike lanes and/or off-street multi- use pathways, signage(e.g. metal roof on sign),etc.—see the Character Framework—Amenities (pg.3-12) and Streetscape(pg.3-13)in the Plan for more information.A high-quality of design is expected in this area. In response to the modern rural design theme,the Applicant proposes to develop some of the areas adjacent to building entrances with dry stream beds with a mix of rock types,boulders and plantings. In the portions of the site that will not be developed with Phase 1, a"meadow seed"mix is proposed to be planted for wild flowers and grass to grow. Detached sidewalks, landscaping and street lights are proposed along all public streets,which will provide pedestrian connectivity to the school from adjacent existing and future neighborhoods in the area.A 10-foot wide sidewalk/pathway is proposed along Owyhee Storm Ave.,which should provide a safe off-street route for school children to bicycle/walk to school; and a 5-foot wide sidewalk is proposed along McMillan Rd. and Ersatz Place Rd. Building materials will consist of a combination of masonry,deep ribbed metal and smooth metal with large expansions of glazing. The ball fields will be fenced from general use by the public; however,those areas help preserve the open space and views from adjacent developments and properties. Fencing and signage designs have not been fully developed yet but the Applicant anticipates incorporating the"modern rural" design theme in those elements at the perimeter of the development.Details of such should be submitted prior to the City Council hearing. Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water service is available and can be extended by the developer with development in accord with UDC 11-3A-21. City sewer service will not be available until the Can-Ada lift station project is complete at the end offiscal year 2025. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks are required to be provided with development of this site. • "Ensure development provides safe routes and access to schools,parks, and other community gathering places."(2.02.01 G) Detached sidewalks are proposed adjacent to all public streets, which should assist in providing safe access to the proposed school. The walkway along Owyhee Storm Ave. is proposed to be a 10 feet wide multi-use pathway, which will provide an off-street route for bicyclists. Page 4 • "Ensure the location and design of schools are compatible with existing and planned neighborhoods and land uses."(2.03.01D) The proposed school should be compatible with adjacent existing and future residential uses in the vicinity. VI. STAFF ANALYSIS A. Annexation&Zoning(AZ): The Applicant proposes to annex 71.28 acres of land with an R-15 (Medium-High Density Residential)zoning district for the development of a private education institution for pre- kindergarten through 12t1i grade on approximately 48.48 acres of the site. The remaining 23.4- acres of the site is to be used for agricultural purposes until further development occurs in the future. As discussed above in Section V,the proposed use is desired and consistent with the Comprehensive Plan for this area. There are no existing structures on this site; the property is currently being used for agricultural purposes. The site is within the Area of City Impact(AOCI)boundary at the periphery of the current City limits and is contiguous to City annexed land to the south. Because the R-8 zoning district is the most appropriate district for the MDR FLUM designation, Staff recommends an R-8 instead of R-15 zone for the subject property. A private education institution is listed as an allowed use in the recommended R-8 (and requested R-15)zoning district with approval of a conditional use permit,per UDC Table 11-2A-2, subject to the specific use standards listed in UDC 11-4-3-14. A property boundary adjustment application has been tentatively approved by Ada County Development Services for the reconfiguration of this property as shown in the annexation legal description and exhibit map in Section VIII.A below. Final approval is required to be obtained prior to City Council approval of the annexation ordinance. The City may require a development agreement(DA) in conjunction with an annexation pursuant to Idaho Code section 67-6511A. To ensure this property develops as proposed and required, Staff recommends a DA with the provisions discussed herein and included in Section IX.A. If the 23.4-acre portion of the site not proposed to develop at this time is proposed to develop with any use(s) other than an education institution and associated accessory uses in the future, Staff recommends an amendment to the Development Agreement is required to include an updated development plan. B. Conditional Use Permit(CUP): A Conditional Use Permit(CUP) is proposed,as required by UDC Table 11-2A-2, for a private education institution in an R-8/R-15 zoning district. The education institution requires CUP approval because it exceeds 250,000 square feet(s.f.)within a residential district; includes lighted fields adjoining/within a residential district; will generate in excess of 1,500 vehicular trips per day; and takes access from a collector street(i.e. Owyhee Storm Ave.) and there is not a safe, separate pedestrian and bikeway access between the neighborhood and the school site, per UDC 11-4-3-14E. Cole Valley currently has two existing campuses that will be relocated and consolidated into one 259,919 square foot building on the subject property. The proposed school will be for pre- kindergarten through 12th grade and the development area will include parking, access drives, open space for student play area and outside athletic venues on 48.48 acres of land. The new Page 5 facility will service approximately 1,825 students with the potential to add 12 additional classrooms with future building additions on the south, east and west wings,totaling 15,300 square feet,to serve an additional 300 students. Development will likely occur in two phases but may occur in one. If phased, Phase 1 will consist of all of the outside athletic venues except the tennis courts, a portion of the southeast parking lot, public restroom outbuilding, construction of Ersatz Rd. and the extension of Owyhee Storm Ave. (the length and width to be determined by the City and ACHD), and the adjustment and piping of the Creason Lateral. Phase 2 will consist of building construction,remaining site development of parking lots, access points,play structures, full road sections to the north property line and public utility connections. Although shown as part of the 2'phase,the storage,maintenance and CTE building likely won't be constructed for a few years per the Applicant. Dimensional Standards: The proposed development is required to comply with the dimensional standards listed in UDC Table 11-2A-7 for the proposed R-15 zoning district(or UDC Table 11- 2A-6 for the R-8 district recommended by Staff). Education facilities are allowed a maximum building height of 50 feet as set forth in UDC 11-2A-3E.3. Specific Use Standards: The proposed use is required to comply with the specific use standards listed in UDC 11-4-3-14F,Education Institution, as follows: Staffs analysis is in italics. A. Accessory uses.Accessory uses including,but not limited to, daycare facilities, community events, community services, social services, curricular and extracurricular activities,meeting facilities for clubs and organizations, and school administration may be allowed. 1. Community events shall include,but are not limited to, events organized by an association of persons for a social, literary,political, educational or recreational purpose. Community events shall not include retail or other services that are customarily carried on as a business. 2. Curricular or extracurricular activities at an education institution shall include any sporting,musical, dramatic, artistic, fundraising or educational activities associated with any group,association, or classroom of said education facilities. Curricular or extracurricular activities shall not include retail or other services of businesses not directly associated with the education facility. 3. When conducted within an existing structure and site modifications are not proposed and/or required allowed accessory uses do not require a certificate of zoning compliance. 4. Uses not deemed as an accessory use by the Director shall require approval as a principal permitted or conditional use consistent with this title or as a temporary use consistent with title 3, chapter 4 of this Code. B. Location criteria for elementary schools. Elementary schools should be located within the center of neighborhoods with access encouraged from local streets. Elementary school locations adjacent to public parks or open space are encouraged. At least thirty(30) percent of the perimeter of an elementary school site should be open to streets or open space areas. The site is not located within the center of a neighborhood but may be in the future as much of the property surrounding this area has yet to annex but has a residential FL UM designation; a local street(Ersatz Rd.) is proposed along the east boundary of the site. Over 30%of the proposed school site is open to streets. C. Location criteria for middle schools and high schools. Middle and high schools may take access off a designated arterial or collector street. The proposed school takes access off a Page 6 collector street(Owyhee Storm Ave). D. Exemption.An education institution with less than one hundred fifty(150) students or located within the TN-R district may be exempt from the requirements for open space, landscaping,parking and drop off areas.Not Applicable E. Conditional use requirement. A conditional use permit shall be required for any education institution in which any of the following circumstances exist: 1. The education institution is in excess of two hundred fifty thousand(250,000) square feet within a residential district; The proposed school is 259,919 square feet. 2. The education institution includes lighted fields adjoining or within a residential district; The football field is proposed to be lighted within a residential district. 3. The education institution will generate in excess of one thousand five hundred (1,500)vehicular trips per day; The proposed school will exceed 1,500 vehicle trips per day at 4,132 trips per day. 4. The education institution takes access from a collector or an arterial street and there is not a safe, separate pedestrian and bikeway access between the neighborhood and the school site. The proposed school takes access from a collector street(Owyhee Storm Ave); a 10 foot wide detached multi-use pathway is proposed on the school site adjacent to the street for safe pedestrian/bicycle access to the site. There are no abutting neighborhoods to the west, north or east at this time as the adjacent land is yet to redevelop; an arterial street separates this site from the development to the south (i.e. Gander Creek subdivision). F. Portable classrooms (temporary and permanent). The site plan for all education institutions shall include the location of any future portable classrooms(temporary and/or permanent).No portable classrooms are proposed. 1. Temporary portables. A temporary portable classroom shall be an accessory use valid for a maximum period of four(4)years from the date of issuance of a certificate of occupancy. a. Temporary portable classrooms that meet the standards as set forth in subsection (F)(4)of this section shall require a certificate of zoning compliance approval but shall not be subject to design review. b. Temporary portable classrooms that do not meet the standards as set forth in subsection(F)(4)of this section shall require a conditional use permit but shall not be subject to design review. 2. Permanent portables. Prior to the termination of the four-year permit,the applicant may request to convert a temporary portable classroom to a permanent portable classroom. a. Permanent portable classrooms that meet the standards as set forth in subsection (F)(4)of this section shall require a certificate of zoning compliance and design review approval. b. Permanent portable classrooms that do not meet the standards as set forth in subsection(F)(4)of this section shall require a conditional use permit and design review approval. Page 7 3. Permit termination. Upon termination of the four-year permit,the temporary portable classroom approval shall be null and void and the applicant shall remove the structure immediately. 4. Standards. a. The portable classroom shall not be located in the front yard of the principal school structure. b. The portable classroom shall not be located in any required yard. c. The placement of the portable classroom shall not reduce the number of required off street parking spaces. d. The portable structures shall comply with the building code in accord with title 10 of this Code. e. Exterior colors of the portable classrooms shall be compatible with the color of the primary school building. f. The roofing material on the portable classrooms shall be of a finish that emits a minimal amount of glare. g. Where the portable classroom is located within two hundred(200) feet of a street and is visible from such a street,the portable classroom shall be screened from view of the street with a minimum of one(1)evergreen tree per fifteen(15)feet of linear structure. The tree shall be a minimum of six(6) feet in height. G. Additional standards for education institution,private. The applicant shall provide written documentation that the facility meets the minimum site area guidelines as established by the Idaho State Department of Education. The Applicant shall comply with this standard. H. Additional standards for vocational or trade schools. The applicant shall provide written documentation that the school will have a major curriculum relating to technological industrial research and processes.Not applicable. I. Parking space requirement. In all commercial and residential districts,education institutions shall provide one (1)parking space for every four hundred(400) square feet of gross floor area. The proposed parking complies with this standard. See below for more detailed analysis on parking. Road Improvements: The Applicant proposes to extend Owyhee Storm Ave., a collector street, and Ersatz Rd., a local street, from the south boundary at McMillan Rd.to the north boundary of the subject property with development. The extension of these streets is proposed in two(2) phases as shown on the phasing plan in Section VIII.B. To ensure the timely extension of Owyhee Storm Ave. and Ersatz Rd.for future development in the area,Staff recommends these streets(and associated detached sidewalks/multi-use pathways) are constructed to the northern boundary of the subject property with the first phase of development. The Applicant should address at the Commission hearing how the off-site construction of Ersatz Rd.is planned to occur. Access: Two (2)driveway accesses are proposed via Owyhee Storm Ave.,a future collector street, along the west boundary of the site and two(2)driveway accesses are proposed via Ersatz Place Rd., a future local street, along the east boundary of the site;no access is proposed via W. McMillan Rd. Page 8 The southern driveway via Ersatz will provide access to the eastern parking lot and drop-off areas that are primarily dedicated to the high school and middle school portion of the building and campus. The northern driveway will provide access to the smaller secondary parking lot that will include a bus drop-off area, a future career technical building and the emergency vehicle access lane that extends west to Owyhee Storm Ave. The southern driveway via Owyhee Storm will provide access to the western parking lot and drop-off areas that are primarily dedicated to the pre-school and elementary portions of the building and campus. Parking: Off-street parking is required to be provided as set forth in UDC 11-4-3-14.1(i.e. one space per 400 square feet of gross floor area). Based on 273,344 square feet(s.£)of gross floor area(259,919 s.£ school building+ 13,425 s.f. storage,maintenance&CTE building), a minimum of 683 parking spaces are required that comply with the standards listed in UDC Table 11-3C-5. If future classroom additions occur as anticipated, an additional 38 parking spaces will be required based on 15,300 square feet of gross floor area. The site plan depicts a total of 843 parking spaces at full build-out,which exceeds the minimum standards. The Applicant proposes to only construct the minimum amount of parking(i.e. 650 spaces)required with the initial building construction. Bicycle parking is required to be provided as set forth in UDC 11-3C-6G. Based on 843 vehicle spaces, a minimum of 34 bicycle parking spaces are required that meet the location and design standards listed in UDC 11-3C-5C; a total of 48 spaces are proposed, exceeding the minimum standards. Sidewalks/Pathways: A 10-foot wide detached sidewalk/multi-use pathway is proposed within the street buffer along Owyhee Storm Ave. in accord with the Pathways Master Plan; and 5-foot wide detached sidewalks are proposed along W. McMillan Rd. and Ersatz Rd.Note:A multi-use pathway is also required along the east side of Ersatz Rd., which will be required with construction of the eastern portion of the street section. Five-foot wide detached sidewalks are typically required within street buffers along arterial streets.However,because ACHD is changing policy to require detached 10-foot wide multiple-use pathways(MUP) along arterial streets (i.e.McMillan Rd.)in lieu of on-street bike lanes, and because school children will be using this sidewalk to bike and walk to school, Staff recommends a 10-foot wide sidewalk/MUP is required along McMillan as a provision of the development agreement. The multi-use pathway is required to be placed in a 14-foot wide public use easement if it's outside of the right-of-way. The easement should be submitted to the Planning division with the Certificate of Zoning Compliance application for the first phase of development. To ensure pedestrian safety, Staff recommends the sidewalk/multi-use pathways are constructed along all streets with the first phase of development. Landscaping: A landscape plan was submitted as shown in Section VIII.C. A minimum 25-foot wide street buffer is required along W. McMillan Rd.,an arterial street and a minimum 20-foot wide street buffer is required along Owyhee Storm Ave., a collector street, landscaped in accord with the standards listed in UDC 11-3B-7C. Buffers are required to be planted with a variety of trees,shrubs,lawn, or other vegetative groundcover. The landscape plan should be revised in accord with the aforementioned standards. Where the buffer is encumbered by an easement,the buffer area is required to include a minimum 5- foot wide area for planting shrubs and trees outside of the easement; the plans should be revised accordingly to accommodate the required plantings. Page 9 Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC 11-3A-21. Street lighting is required to be installed in accord with the City's adopted standards, specifications and ordinances. All utilities, except for City sewer, are available to the site or in close proximity. Sewer service to this site will be provided from the Can-Ada Lift Station,which has not yet been built. Construction is planned to be completed towards the end of Fiscal Year 2025. The City plans to install a trunk sewer from the lift station (to be located near McMillan Road/Can-Ada Road) one mile to the east near the intersection of McMillan Road/Star Road as a part of the Can-Ada Lift Station Project. The school will need to extend sewer down McMillan Rd. and Owyhee Storm Ave.to the school campus in accord with the Sewer Master Plan.The City is amenable to allowing a temporary lift station for the sports field concession and restroom buildings only,which shall be taken off-line as part of the construction of the school. Waterways: The West Tap Sublateral runs along the southern boundary of this site adjacent to McMillan Rd. and the Creason Lateral bisects this site within a 30-foot wide easement. The UDC 11( 3A-0 requires all waterways that lie on the property being developed to be piped or otherwise covered unless being improved as a water amenity of linear open space. The easement for the Creason Lateral shall be depicted on the site and landscape plans. Pressurized Irrigation System (UDC 11-3A-I5): Underground pressurized irrigation water is required to be provided to the development as set forth in UDC 11-3A-15. On-site pressurized irrigation is proposed utilizing existing water rights from the Creason Lateral and a secondary irrigation well and pumping system will be installed to supplement irrigation needs during the "shoulder season"watering times. Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Hours of Operation: The primary hours of operation for the campus will be from 7:00 am to 3:00 pm Monday through Friday. Extended hours of operation will be based on athletic events and various activities throughout the school year. Compliance with the City noise ordinance (MCC 6-3- )is required. Building Elevations: Building elevations were submitted as shown in Section VIII.D for the proposed 2-story school building. Building materials consist of a combination of masonry in smooth-face and split-face in two colors, deep ribbed metal and smooth metal with large expansions of glazing,which should be low maintenance. Raised parapets are proposed for modulation and screening of rooftop mechanical equipment. Proposed building heights are as follows: auditorium/gymnasium—45'8"; classroom wings—35'0". Certificate of Zoning Compliance/Design Review:A Certificate of Zoning Compliance(CZC) and Design Review application is required to be submitted to the Planning Division and approved prior to submittal of building permit application(s). The application materials should be updated as necessary to comply with the conditions contained in Section IX. Compliance with the design standards in the Architectural Standards Manual is required. As discussed above in Section V,a "modern rural"design theme should be integrated into the project as desired in the Fields Sub- Area Plan. Page 10 VII. DECISION A. Staff: Staff recommends approval of the proposed annexation&zoning with an R-8 instead of R-15 zoning district, and conditional use permit with the provisions included in Section IX per the Findings in Section X. Page I I VIII. EXHIBITS A. Annexation&Zoning Legal Description and Exhibit Map LEGAL DESCRIPTION r:=} THE E WE Page 1 OF 1 i LAND GROUP March 2,2023 Project No.:121048 EXHIBIT"A" COLE VALLEY CHRISTIAN SCHOOL ANNEXATION DESCRIPTION A parcel of land located in the West Half of the Southeast Quarter of Section 29,Township 4 North, Range 1 West,Boise Meridian,Ada County,Idaho,being more particularly described as follows: Commencing at the South One Quarter Corner of Section 29 of said Township 4 North,Range 1 West, (from which point the Southeast Corner of said Section 29 bears South 89'22'00" East,2642.71 feet distant),said South One Quarter Corner being the POINT OF BEGINNING; Thence North 00'51'06"East,a distance of 2630.21 feet on the north-south mid-section line of said Section 29 to the Center One Quarter Corner of said Section 29, Thence South 89°22'35"East,a distance of 1325D2 feet on the east-west mid-section line of said Section 29 to the Center-East 1/16th Corner of said Section 29; Thence South 00'55'00"West,a distance of 2630.45 feet to a point on the southerly Section line of said Section 29; Thence North 89'22'00"West,a distance of 454.52 feet on said southerly Section line; Thence North 00'55'00"East,a distance of 487.34 feet; Thence North 89°43'44"West,a distance of 774.21 feet; Thence South 00'16' 16"West,a distance of 21.70 feet; Thence South 00'51'07''West,a distance of 460.74 feet to a point on the southerly Section line of said Section 29; Thence North 89'22'00''West,a distance of 93.49 feet on said southerly Section line to the POINT OF BEGINNING. The above described parcel contains 71.28 acres more or less. PREPARED BY: ��LAMD The Land Group,Inc. rti0 ` T P. 7880 oz 3-2-2023 James R.Washburn OF 0 .WIN Page 12 C 114 SEC.29 CP&F#2021160791 S89°2?35"E 1325-02' - 7080 W MCMILLAH ROAD o COLE VALLEY CHRISTIAN SCHOOL AW SO429427600 CD w 71.28 ACRES `v a o - o 4 I� Sd(P'1616"W 21.70'V N89°43AM 77421' v MCMILLAN"AD 50d°51'fl7"W 4fiU.74' :SO429438725 93.4 .61 ACRESPliw 77326' 45462' 1321.44' -S.29 S.28 WW Ilr ]lci[ILLdN S89°22'00"E 2642,71 — 1 ROAD �J S.32 5.33 5114 SEC.29 SE COR SEC.29 CP&F#2016120635 k { CP&F#2020020779 �. '7880 3-2-2023 J�, 0 .WA 0 509 1000' i Exhibit"B" a r Hoflmntal Scale: 1'= 500' Project No.:121048 March 2,2023 b ash 01 THE Annexation Description "a= LAND Cale Valley Christian Schaal =GROUP 7080 W. McMillan Road Page 13 B. Proposed Site Plan with Phasing Plan(dated: 3/1/23) Q I . 1 I E Q�E. ��.. • rn �j .� i 77 i �� ...... .. 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Building Elevations w U t J a s SOUTH ELEVATION OVERALL U m .m„ Z a F m x U r w la SOUTH ELEVATION-PRESCHOOL!ELEMENTARY SCHOOL ENTRANCE �C 75 < U U J Q rr LU i a > z 0 U lb SOUTH ELEVATION-MIDDLESCHOOL!HIGH SCHOOL ENTRANCE m Page 21 8 U COLS VALLEY CHRISTIALF z I.T II U Y —uvEt,-,orvo � O� PRESCHOOL I ELEMENTARY ENTRANCE (� b sm— COLE VALLEY CHRISTIAN U -nwnu-,3zrc U " Q F- _' USCHOOL semodit o - cn lit U w Z MIDDLE I HIGH SCHOOL ENTRANCE ,._.e 4 Page 22 s 1 WRTHELEVATMOVERALL 5� EEC— la NMTH ELEVATtd l d a U J Q ry _ z g V m lb NORTH ETEVATroN z J U 1 EAST ELEVATION OVERALL p 8� (n a Q z _� ®• w U o 2 WEST ELEVATION OVERALL I U U m Page 23 W F V F m x 8� PRESCHOOL!ELEMENTARY ENTRANCE 2 MIDDLE/HIGH SCHOOL ENTRANCE Mf D a W w I a Z U o > w U x w 3 AERIAL MIDDLE I HIGH SCHOOL ENTRANCE 4 NORTHPATIO 7 Page 24 IX. CITY/AGENCY COMMENTS & CONDITIONS Prior to the City Council hearing, additional site development details (i.e.landscaping,fencing, signage,public art,etc.) shall be submitted to the Planning Division that demonstrate compliance with the"modern rural"design theme in the Fields Sub-Area Plan. Final approval of the property boundary adjustment application by Ada County Development Services shall be obtained prior to City Council approval of the Annexation Ordinance. Prior to City Council approval of the Development Agreement,an amended phasing plan shall be submitted that includes the extension of Owyhee Storm Ave. and Ersatz Place Road to the northern property boundary and detached sidewalks/multi-use pathways along McMillan Rd., Owyhee Storm Ave. and Ersatz Place Rd.with the first phase of development. A. PLANNING DIVISION 1. Annexation&Zoning 1.1 A Development Agreement(DA) is required as a provision of annexation of this property. Prior to approval of the annexation ordinance,a DA shall be entered into between the City of Meridian,the property owner(s) at the time of annexation ordinance adoption,and the developer. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the Planning Division within six(6)months of the City Council granting the annexation. The DA shall, at minimum, incorporate the following provisions: a. Future development of this site shall be generally consistent with the site plan, landscape plan,phasing plan and conceptual building elevations included in Section VIII and the provisions contained herein. b. Future development of this site shall incorporate design elements consistent with the "modern rural"design theme outlined in the Fields Sub-Area Plan as discussed in Section V and proposed with this application. c. Owyhee Storm Ave. and Ersatz Rd. shall be constructed the full length of the subject property with the first phase of development at the width/street section required by the Ada County Highway District. d. All detached sidewalks and multi-use pathways along public streets(i.e. McMillan Rd., Owyhee Storm Ave. and Ersatz Rd.) shall be constructed with the first phase of development. e. Compliance with the City noise ordinance(MCC 6-3-6)is required. f. If the 23.4-acre portion of the site(5-acre portion at southeast corner and 18.4-acre portion at the north end)develops in the future with a use(s) other than an education institution, an amendment to the Development Agreement is required to include an updated development plan. g. Direct access via W. McMillan Rd. is prohibited. 2. Conditional Use Permit 2.1 Compliance with the standards listed in UDC 11-4-3-14—Education Institution,is required. 2.2 Compliance with the dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district is required with the exception of building height. Education facilities are allowed a Page 25 maximum building height of 50 feet as set forth in UDC 11-2A-3E.3. 2.3 The site/landscape plan submitted with the Certificate of Zoning Compliance application shall be revised as follows: a. Depict a minimum 25-foot wide street buffer along W.McMillan Rd. and a minimum 20- foot wide street buffer along Owyhee Storm Ave., measured from back of curb. b. Depict landscaping within street buffers in accord with the standards listed in UDC 11-3B- 7C.3, which requires a variety of trees, shrubs, lawn, or other vegetative groundcover among other specifications. Where the buffer is encumbered by an easement, the buffer area shall include a minimum 5-foot wide area for planting shrubs and trees outside of the easement as set forth in UDC 11-3B-7C.lb. c. Depict the 30-foot wide easement for the Creason Lateral. d. Depict a 10-foot wide detached sidewalk/multi-use pathway within the required street buffers along Owyhee Storm Ave. and W. McMillan Rd. 2.4 All waterways on the subject property shall be piped or otherwise covered unless improved as a water amenity of linear open space as set forth in UDC 11-3A-6. 2.5 A 14-foot wide public use easement shall be submitted to the Planning Division with the first Certificate of Zoning Compliance application for the 10-foot wide multi-use pathway along Owyhee Storm Ave. if the pathway is outside of the right-of-way. 2.6 The applicant shall provide written documentation that the facility meets the minimum site area guidelines as established by the Idaho State Department of Education per UDC 11-4-3-14G with the Certificate of Zoning Compliance application. 2.7 A Certificate of Zoning Compliance application shall be submitted for the proposed use that complies with all UDC conditions and the provisions contained herein. 2.8 A Design Review application shall be submitted for the proposed structures that complies with the design standards listed in the Architectural Standards Manual. Design elements should be incorporated in the site consistent with the "modern rural"design theme outlined in the Fields Sub-Area Plan as discussed in Section V.8. 2.9 The conditional use permit is valid for a maximum period of two (2) years 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 as set forth in UDC 11-5B-6.A time extension may be requested as set forth in UDC 11-513-617. B. PUBLIC WORKS DEPARTMENT General Conditions of Approval 1. Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. 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. Page 26 2. Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 3. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. Submit an executed easement(on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A) and an 81/2"x I V 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. 4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water(UDC 11-3B-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single- point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 5. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 6. All irrigation ditches, canals, laterals,or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42- 1207 and any other applicable law or regulation. 7. Any wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so,how they will continue to be used, or provide record of their abandonment. 8. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 9. All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 10. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 11. 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. 12. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 13. Developer shall coordinate mailbox locations with the Meridian Post Office. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. Page 27 15. The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at http://www.meridiancity.or"l ublic_works.aspx?id=272. 19. The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 20. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. FIRE DEPARTMENT https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=292608&dbid=0&repo=MeridianC ity D. PARK'S DEPARTMENT https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=292614&dbid=0&repo=MeridianC Lty E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https://weblink.meridianciU.oLvlWebLinkIDocView.aspx?id=294319&dbid=0&repo=MeridianC Lty F. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO(COMPASS) https://weblink.meridianciU.org/WebLinkIDocView.aspx?id=294389&dbid=0&repo=MeridianC Lty Page 28 G. ADA COUNTY DEVELOPMENT SERVICES https://weblink.meridiancity.org/WebLink/DocView.gyp x?id=293650&dbid=0&repo=MeridianC Lty H. IDAHO TRANSPORTATION DEPARTMENT(ITD) TIS Acceptance: https:llweblink.meridianciU.oLglWebLinkIDocView.aspx?id=292597&dbid=0&repo=MeridianC ky I. ADA COUNTY HIGHWAY DISTRICT(ACHD) TIS Acceptance: https:llweblink.meridianciiy.orglWebLinkIDocView.aspx?id=292599&dbid=0&repo=MeridianC hty X. FINDINGS A. Annexation (UDC 11-5B-3E) Required 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: l. The map amendment complies with the applicable provisions of the comprehensive plan; Stafffinds the Applicant's request to annex the subject property with the recommended R-8 zoning district for the development of a private education institution on the site is consistent with the MDR and school designations on the FL UM in the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Stafffinds the map amendment to the recommended R-8 zoning district and associated development is consistent with the regulations outlined for the district. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Stafffinds the proposed map amendment should not be detrimental to the public health, safety and welfare as the proposed use should be compatible with adjacent existing and future residential uses in the vicinity. 4. 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 Stafffinds City water service is available to be extended to this development; however, City sewer service will not be available until the Can-Ada lift station project has been completed toward the end offiscal year 2025. The provision of a school in this area will assist in providing for the education needs of the community in this area of the City. 5. The annexation(as applicable)is in the best interest of city. Stafffinds the proposed annexation is in the best interest of the city. Page 29 B. Conditional Use(UDC 11-5B-6) Findings: The commission shall base its determination on the conditional use permit request upon the following: 1. 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. Stafffinds the site is large enough to accommodate the proposed use and meet all dimensional and development regulations of the recommended R-8 zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title. Stafffinds the proposed education institution will be harmonious with the Comprehensive Plan and is consistent with applicable UDC standards with the conditions noted in Section VIII of this report. 3. 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. Stafffinds the design, construction, operation and maintenance of the proposed use should be compatible with other uses in the general neighborhood, with the existing and intended character of the vicinity and will not adversely change the essential character of the area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity. Stafffinds the proposed use will not adversely affect other properties in the vicinity if it complies with the conditions in Section VIII of this report. 5. 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. Stafffinds the proposed use will be served by essential public facilities and services as required once the City's Can-Ada lift station project is completed. 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. Stafffinds the proposed use will not create additional costs for public facilities and services and will not be detrimental to the economic welfare of the community. 7. 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. Stafffinds the proposed use will not be detrimental to any persons,property or the general welfare by the reasons noted above. 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. (Ord. 05-1170, 8-30-2005, eff. 9-15- 2005) Stafffinds the proposed use will not result in the destruction, loss or damage of any such features. Page 30 9. Additional findings for the alteration or extension of a nonconforming use: a. That the proposed nonconforming use does not encourage or set a precedent for additional nonconforming uses within the area; and, This finding is not applicable. b. That the proposed nonconforming use is developed to a similar or greater level of conformity with the development standards as set forth in this title as compared to the level of development of the surrounding properties. This finding is not applicable. Page 31 E IDIAN;--- Applicant Presentation 1 - �_ . . / �t 1___t• t.J J 4a�r♦r 1...'J•�v,ra .si't is ;1 j<-- I-♦',-� .. .v,.- ».i�a'•� •-1 ..� 1• -r�.R��^ 'lX 1 � � r ' • .. .-ark- f ' •' •. ...r .�. .t �� N K '�� • • ~ �.�.(•!� -.r •. •I^• ..Y...--f.. r- .yr'. ... ,.. a. r._ ... •;. 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E f f f E E E E E E E E E E E E i E E • • E E E E E E E E E E E E E f f f f E E E \ \ E E E E E E E E f f E X E E E E E E E E E E E E E E E E E E E E � E \ \ E E E E E E E E E • E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E I EEEEEEEEEEEEEE f � E EEEEEE E E E E E E E E E E E E E E E E f E E E E E E E I EEEEEEEEEEEEEEE f EEEEEEE • E E E E E E E E E E E E E E E E E E E E f E E E E E E E E E E E E E E E E E E E E E E E E f E E E E S I X •E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E •E E E E E E E E E E E E E E E E E E X E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E IEEE EEEEEEEEEEEEEEEEEEEEEEEE E X E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E X E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E f f f f f f f f f E E E E E E E E E E E E E X f E E E E E E E E f E f E E E E E E E E E E E E E f f f f f f f E E E E E E E E E E E E E I f E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E X •E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E E . . E E f E E E E E E E E E E E E E E E E I CD E E E E E E E E E E E E E E E E E •E f E \ f f f f E E E E E E E E E f � � - � - E E E E E E E E E E E E E E E E E E E E E E E E E E E E • E O li I CEEE E I E E c C] CD I CD N � Cn Cn M M -0 -0 -0 C-- 2 2 2 T n n n M Cn N r r p T c c CA D D D D -0 S S D z :Do C m m O m D CD CDC 2 m r_ r D D X X r 70 M m m C-) C-) C-) X r 70 C C Z C C z O Cn r x x X 77 r D r r m D D X m m m m prt D m C= m x �0 D C C Cn M c� Cn Cn - Dz D r 4 r rr \ C D D D C Cn z m m D z z C C C D z C C O O C7 X m D X p X m r i O D o o r cn CD E E E X D �0 �0 Cn X O O X D D Cn Cn Cn D O C X X Z Z Cn C T T f ® C� c c c� c� �o Cn M n z z N 0 0 r T p Cn Cn Cn O O D C D z i� D < G7 D Cn D D 70 C� Cn p Z },r, .. ea. �■ r r D r m m x m D X Cn -0 X 70 1 -0 Cn Z O m D m �. pop ti r_. D D �0 O C r r D O ]O ]O O DO � m m m m z n O = cn cn n m m = D n 7zo D z z D z = m n D D D O - Cn n Cn m 70 n y ks, WD O O C D D D C O m z X X D D X T. D O X M T C C D m N 70 z z iv y t 1 + D 2 z � cn S5 p -n D Cn C m � D � r m p z v v z < O cn m D �/w� r -P cn 70 Cn Cn M z z c� D D D < m r m S D 70 �' _ CA : � - r � � C p O O D Cn O C m � C z < � r z O T T p z � D m M .. - co C Z n — D O - Cn � m T D. - ]C7 r Cn D M M C-) D CO m 0 CD ' 1 ■■■■1 d O cr> � O D p z D D W D p W 70 D D z D C n T ��■■ sq• W �': r = y •�3■ z N z = = 70 O Cn m z m m p O D T m m D = O D Z �■�■ - sa .e i. r. A �, 2 z i■■�■ S = p Cn Cn p m m �C7 D D C7 p 0 70 C z ' '• i s n. �.� CL m ■ ■ �0 C 70 O r m �0 S D m p m Cn C D 70 C p m ` 4 O r O 42 D z D 70 M ' r ' O 7J O O � D :� m z x p M m O D _ m D M �■ �' iJ' . ,�.-�,.-. 7� Or r0 O m z r m O Cn C•) > 0 z z CA CJO C m d a S P D p C z Cn 2 = T O m z C7 z 70 D n O C x 70 Dp p m W * DO CD D W np 7C0 O z � G') C/) O r z r �o p m OCJ D r z � O D • D C D D C Cn r m r n n m r C z � { C- 7po O m C7 m T m O G7 D C O D m D m �'' c- a.;,4 Cn D �T m O T C7 CA m C D p t• w ,t sz 6 k D D p C L O 2 O p N � 7 O D -0 C 70 m n p p Z m m O -0 Z m C C m ±+¢� ^ 3 t° s - m z z z O -0 C T. O r r p -0 D Cn O z _ '�xx ti -•s C"� C7 m Cn m m = m D m T� m C7 r 70 m C Do r � yCD r s :",;,z z X m C z m D m C7 p T r m D z CD z CD k :. � p rD �' � p p p m D C z r p m m z Cn 70 r r C7 m z C7 C W g 0 m D �p C— O O - 70 a r _ = m m Cn Cn D m z �p _ CJ7 m 0 D � m D z m � X m m O C m MCl) m r m 2 CID _ m D m N r m CDm m O J. m m z CD I x' +++++++ O O LC) C •" Cn Cn F Cn 7C0 D_ m D Cn Cn Cn Cn N Cn Cn Cn N N Ul Ul Cn Cn (n N N N N N N N N N N N N N N N O Z C7 L7 L7 L7 L7 L7 L7 L7 L7 M M M M M M M M N D :U p D D D D D D D D D D D D D D D D m n n n n n n n n n n n n n n n m p m r r r r r r r r r r r r r r r r D D D D D D D D D D D D D D D M m r r r r r r r r r r r r r r r D m CA CA CA CA CA CA CA CA CA CA CA CA CA CA CA m Do p Ro Ro Ro Sp Sp Sp Sp Sp Sp Sp Sp Sp Sp Sp Sp D Ef: Cn Cn Cn oo W W W W W oo W W W W W X n O o = C7 M r p • • N c� 00 N �lv. w O o m G C S f o p a r o z m Cole Valley Christian coos ' � ' w m m N Zoe Cnz E; r `� w Site Development Plan �° ►, a � (D �k tij G (-)o z tea = m Q �X D 9 OZT o m O Meridian, Idaho O v z V) F— V w 7 7 7 1b 1 1a V D WOMEN'S LOCKER MEN'S LOCKER ROOM I li PORCH I TEAM ROOM I I UP u PATIO STORAGE ID OFFICE OFFICE u 13 LAUNDRY TRAINING P.E. P.E. ROOM STORAGE STORAGE J P.E. O STORAGE GARAGE UP ---- FYI F-'vl UP DN T n SHOP GA r GE I �/ GLASS CURTAIN D/E I z I I �n — — — WEIGHT - - - - TRAINING/ Jl� CARDIO _ - - - �- - - -� - ROOM p GARAGE STADIUM PLAZA OMENS I I 1 I I I DRESSING U) STAGE AUDITORIUM I _ I + HIGH IOOL CONCESSION I I + GYMNASIUM I I I INTERIOR I PLAYGROUND ou I 1� MENS DRESSING - - _ � COMMONS w 1 STORAGE \ GREEN _ ROOM G DN J O UP STORAGE STORAGE Q 0 ENSEMBLE BIIIIIIAND/IIIIIIIII W Z PRACTICE ORCHESTRA ENSEMBL STORAGE PRACTICkf I I I I i E I J o PRACTICE LECTURE O E.T. E.T. E.T. TEACHER w P.E. COLLABORATION HAL I STOR. STORAG TABLE/ RESOURCE5 DRAMA CHAIR STORAGE I COMPUTER/ ROBE STEM LAB JICE C5 STORAGE PJCT - INSTRUMENTAL CHOIR MUSIC TABLE/ MUSIC CHAIR 711 LIBRARY/ STORAGE OFFICE OFFICE KILNS PRACTICE 1ST GRADE 1ST GRADE KINDERGARTEN KINDERGARTEN KINDERGARTEN KINDERGARTEN 0 STORAGE 0 CONFERENCE RESOURCE CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM Ir � C STORAG HS ART COMPUTER/ � n BUSSING C CLASSROOM CLASSROOM STORAGEI STEM LAB R D/E I COUNSELING I II I I HEALTH I III HEALTH II / OFFICE OFFICE OFFICE JANITOR SMALL II UP UP UP GROUP FUTURE �� CLASSROOMS TIERED SEATING TIERED SEATING 7TIERED TIERED SEATING TIERED FUTURE ELEVATOR UP - - - - - - UP FOYER INST. R ED ED FOYER I -___ THERAPY THERAPY I COACH OFFICE FLEX I DISHWASHER I I' L______ FLEX OFFICE OFFICE SCHOOL C I Ly OFFICE OFFICE ISTORAGE ELEMENTARY I O 1ST GRADE 1ST GRADE OFFICE F-1 I HS HS HS HS CLASSROOM CLASSROOM WORK SERVING WORKROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM SMALL SMALL FACULTY ROOM n AREA GROUP GROUP LUNCH ROOM SECURE KITCHEN r - - - - SECURE U RECORDS U OFFICE PRINCIPAL VESTIBULE VESTIBULE PRINCIPAL OFFICE OFFICE STORAGE RECORDS STORAG NJ II RECORD ®� PORCH PRESCHOOL STORAGE I - - - - I JANITOR ��� I I MIDDLE PORC OFFICE COOLER SCHOOL o OFFICE \ \ ��� RECEIVING ¢ MIDDLE PRINCIPAL DRY GOODS FREEZER I SCHOOL GYM I / 0=0 FLEX PRINCIPAL PRESCHOOL/ELEMENTARY SCHOOL �O — — — — MIDDLE SCHOOL/HIGH SCHOOL W ENTRANCE STORAGE YM LUNCHRC DM/AUDITORI M PHONE/INTERNE P.E. I ENTRANCE STORAGE J p I I OFFICE OFFICE TABLE MECHANICAL u� \U� 8 Z ELEMENTARY STORAGE HEALTH/ ART ELECTRICAL TEAM Cn - - - - FITNESS WORK ROOM+ 1A1 �O L� U III RECORDS -� STORAGE EXTENDED ° ° RESOURCE SERVICE STAGE/ TIERED MUSIC SEATIN ROOM MEN'S LOCKER ROOM WOMEN'S LOCKER ROOM MS OFFICE CLASSROOM ° ®} PRESCHOOL STORAGE STORAGE CLASSROOM J J JANITOR PRESCHOOL J CLASSROOM ° MS CLASSROOM GARAGE DOOR I ° I I I I -� {STORAG ART MS MS O ° ---- CLASSROOM CLASSROOM CLASSROOM ° MS CLASSROOM z GARAGE DOOR KILNS PRESCHOOL PRESCHOOL PRESCHOOL ° J CLASSROOM CLASSROOM CLASSROOM i ° FUTURE O J CLASSROOM$ O / D1,o Dl,. 1a 1 1b LEVEL 1 FLOOR PLAN OVERALL NORTH 5 5 5 / w 159,513 S.F. V) F_ V w 1b 1 1a V 0 FITNESS FLEX SPACE u u SCIENCE DN 11 CLASSROOM Li STORAGE r n J m O ® O DN CHEMISTRY/ GREENHOUSE DN BIOLOGY 1 t 0 I GLASS CURTAIN WALL � z INTERIOR ®WINDOWS < D/E U !h BIOLOGY STORAGE ^ OPEN TO U) OPEN TO DN HIGH ROOF OPEN TO SCHOOL El GYMNASIUM o T DN u i U CHEMISTRY/ ROOF PATIO PHYSICS w ® J � O OPEN TO m 2 COMMONS < Q DN 0 DN STORAGE o > I SUPERINTENDENT OFFICE wQ I OFFICE C I C I n ,J 0 OI STORAGE SCIENCE ® W S.I. �„ CLASSROOM ASSISTANT P.E. n MODIFIED MODIFIED CLASSROOM CLASSROOM STORAGE TEACHER OFFICE ` I L I U COLLABORATION I P.E. OFFICE OPEN TO OPEN TO STORAGE - wl _- _- _ - INSTRUMENTAL r , OFFICE MUSIC CHOIR MUSIC WORKROOM CD CD D/E/STORAGE 2ND GRADE 2ND GRADE 4TH GRADECD CLASSROOM CLASSROOM 3RD GRADE 3RD GRADE 4TH GRADE CLASSROOM CLASSROOM CLASSROOM CLASSROOM HS HS HS HS HS HS SMALL OFFICE / \ CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM GROUP CONFERENCE RECEPTION , OFFICE FUTURE r �r r - DN DN - - - - - - - - - - - - - --�J CLASSROOMS /' TIERED SEATING DN FUTURE " ELEVATOR STORAGE TIERED SEATING CLASSROOMS - - - - - - - - - - - - DN - - - - - - - - - - - - - --- STORAGE " JANITOR E'T' E.T. SMALL GROUP E.T. O MS IT HELP DESK HS HS HS HS HS HS HS 2ND GRADE 2ND GRADE 3RD GRADE 3RD GRADE 4TH GRADE 4TH GRADE COMPUTER COMPUTER CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM CLASSROOM LAB LAB E.T. T E.T. H.S.FACULTY LUNCH ROOM E.T. E.T. E.T. 5TH GRADE CLASSROOM F4__­ u u STORAGE STEM LAB SAGE MS TOR � CLASSROOM ROOF ROOF OPEN TO SERVER TECH AREA IT OFFICE OPEN TO ROOM 5TH GRADE ELEMENTARY MIDDLE INTERIOR WINDOWS ■ ■ CLASSROOM MULTI-PURPOSE SCHOOL GYM ROOM . w INTERIOR WINDOWS MS CLASSROOM J U 8 2 ROOF 1 8 rn 5TH GRADE v CLASSROOM MS FACULTY LUNCH ROOM JANITOR E ® ® ® ® ® ® ® ® ® ® 5TH GRADE DN CLASSROOM STAGE/ MUSIC ROOOM SCIENCE LAB « SCIENCE LAB ® SCIENCE LAB MS d� �h CLASSROOM PRESCHOOL CLASSROOM STORAGE STORAGE J JANITOR J PRESCHOOL CLASSROOM MS CLASSROOM DN B DN /STORAGE D/E STORAGE RESOURCE RESOUCE MS MS O ' CLASSROOM CLASSROOM MS �Y CLASSROOM D/E/STORAGE Q J PRESCHOOL PRESCHOOL PRESCHOOL CLASSROOM CLASSROOM CLASSROOM ; FUTURE O CLASSROOM$ , O LL-----------------------------------JJ - - - - - ` - - - - - - - - - - - - - - - - - -JJ LL N J 1a 1 1b w LEVEL 2 FLOOR PLAN OVERALL NORTH 5 5 5 > w 104,014 S.F. W F_ V w H 1a 1b V Y 4VLCV��QNGSMN s y M LL� TUT `serve r6 J _. . O 1 SOUTH ELEVATION OVERALL U • W 1 if = 20'-0" z Q U Lu J O J Q Q p M w Q 8" HX16"W 'J � SPLIT FACE CMU MASONRY ALUMINUM SUN SHADE METAL PANEL METAL PANEL OVERHANG METAL PANEL OVERHANG O l 8" H X 16"W r PRESCHOOL SERVICE (CHARCOAL) SOUTH FACADE (WHITE) 8" H X 16"WLU 8" H X 16"W (WHITE) SPLIT FACE CMU MASONRY PRECISION FACE CMU MASONRY GYM/AUDITORIUM - 145'4" V 8" H X 16"W PRECISION FACE (DESERT SAND) (DESERT SAND) PRECISION FACE CMU MASONRY METAL WALL PANEL (CHARCOAL) CMU MASONRY PERFORATED (DESERT SAND) RANDOM METAL PANEL (SILVER) (SILVER) I COLEVALLEYCHNSTM LEVEL 2 - 114'8" i LEVEL 1 - 100'0" W 1 a SOUTH ELEVATION - PRESCHOOL / ELEMENTARY SCHOOL ENTRANCE LE ...... U_ 1/16" = 1'-0" Q w J Q U ALUMINUM SUN SHADE SOUTH FACADE PERFORATED METAL PANEL (WHITE) (SILVER) 8" H x 16"W METAL PANEL 8" H x 16"W SPLIT FACE CMU MASONRY O METAL WALL PANEL (BLUE) SPLIT FACE CMU MASONRY ALUMINUM SUN SHADE (DESERT SAND) --- SKYLIGHT (CHARCOAL) SOUTH FACADE RANDOM (SILVER) SKYLIGHT (BLUE TINT) (BLUE) 8" H x 16"W GYM/AUDITORIUM - 145 4 8" H x 16"W PRECISION FACE PRECISION FACE CMU MASONRY Y CMU MASONR � (DESERT SAND) (CHARCOAL) x T.O. WALL- 132' 0" O e .. .- , ......:.. ....... .. .. ..:.... ... iA ' .fps •1 1 r TT T F .R.AR7,1!l14LIe1l�R11m - LEVEL 2 - 114'8" ui 1 1 I LEVEL 1 - 100'0" CD 0 D 1 b SOUTH ELEVATION - MIDDLESCHOOL HIGH SCHOOL ENTRANCE 1/16" = 1'-1 METAL WALL PERFORATED 8" H X 16"W PANEL METAL PANEL METAL PANEL 8" H X 16"W (WHITE) SPLIT FACE CMU MASONRY PRECISION FACE CMU MASONRY (SILVER) RANDOM (DESERT SAND) F (DESERT SAND) (SILVER) I ALUMINUM N W SHADE WEST FACADE (WHITE) T.O. PANEL - 133' 4" T.O. WALL - 132' 0" Mir V } I I I Q I I I I ; - F O F U } COLE VALLEY CHRISTIAN LEVEL 2 - 114' 8" nn } : DC 7 s I - x / A fimmmimmm'-soll IN ;xowwwommmmol LEVEL 1 - 100' 0" z M W Q J o M 0 w U 7 M 1 PRESCHOOL / ELEMENTARY ENTRANCE 1/4" = 1'-0" U) 0 i PERFORATED METAL PANEL METAL WALL METAL PANEL ALUMINUM 8" H x 16"W 8" H x 16"W I I (SILVER) PANEL � (BLUE) SUN SHADE � SPLIT FACE CMU MASONRY PRECISION FACE RANDOM EAST (CHARCOAL) CMU MASONRY (SILVER) FACADE (CHARCOAL) (BLUE) T.O. PANEL - 133' 4" T.O. WALL - 132' 0" Lu ii ■ iii■ J Mi■■i■■i■■ii■ii ■9 iiii� Q �®imiimii�iiioii® liiiiiiiiiiiii .: I ■�iiiiii . 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Ell Q w - O O 1 NORTH ELEVATION OVERALL U e C) 1 if = 20'-0" z Q W U Lu J O J Q Q p M w Q J p M w M U 75 8" Hx16"W 8" Hx16"W 8" HX16"W 8" HX16"W SPLIT FACE CMU MASONRY SPLIT FACE CMU MASONRY PRECISION FACE CMU MASONRY SPLIT FACE CMU MASONRY TWO-STORY GLASS CURTAIN WALL (CHARCOAL) (DESERT SAND) (CHARCOAL) (CHARCOAL) 8" H x 16"W METAL WALL PANEL GLASS CURTAIN PANEL- BLUE TINT GYM/AUDITORIUM - 145'4" PRECISION FACE --- RANDOM CMU MASONRY (SILVER) 8" H x 16"W (CHARCOAL) PRECISION FACE CMU MASONRY (DESERT SAND) METAL PANEL-WHITE T.O. WALL- 132' 0" LfLIE7 c� i LEVEL 2 - 114'8" .. ._ .. .. LEVEL 1 - 100'0" U_ 1 a NORTH ELEVATION 1 � Q 1/16" = 1'-0" w J Q U O PERFORATED METAL PANEL 8" H X 16"W z (SILVER) SPLIT FACE CMU MASONRY (DESERT SAND) PERFORATED METAL PANEL 8" HX16"W 8" HX16"W 8" HX16"W (BLUE) PRECISION FACE CMU MASONRY SPLIT FACE CMU MASONRY - SPLIT FACE CMU MASONRY (DESERT SAND) DESERT SAND CHARCOAL GYM/AUDITORIUM - 145'4" METAL WALL PANEL 8" HX16"W 8" HX16"W O RANDOM PRECISION FACE CMU MASONRY - PRECISION FACE CMU MASONRY (SILVER) DESERT SAND CHARCOAL j T.O. WALL- 132' 0" ' W W LEVEL 2- 114' 8" LEVEL 1 - 100' 0" J W 1 b NORTH ELEVATION 2 1/16" = 1'-0" V) F_ V w H V Q EXTERIOR GARAGE DOORS 8" H X 16"W ___ METAL WALL PANEL GREENHOUSE GLASS PANELS SPLIT FACE CMU MASONRY 8" H X 16"W BASIC (SILVER) 8" HX16"W (DESERT SAND) r - SPLIT FACE CMU MASONRY PRECISION FACE CMU MASONRY PERFORATED METAL PANEL (CHARCOAL) (CHARCOAL) (SILVER) GYM/AUDITORIUM - 145'4" V J 8" H X 16"W ALUMINUM SUN SHADE METAL PANEL METAL WALL PANEL J PRECISION FACE CMU MASONRY EAST FACADE (DESERT SAND) (BLUE) (BLUE) RANDOM (SILVER)Lt- O V J - Z LEVEL 2 - 114'8" 71 __4 �mm mm r-A m mmm LEVEL 1 - 100'0" L.L U 1 � EAST ELEVATION OVERALL w J O 1/16" = 1'-0" J Q Q p > - M w Q J p M w M U 75 M 0 1 \ w J Q U 8" HX16"W 8" HX16"W 8" HX16"W VJ - SPLIT FACE CMU MASONRY ---SPLIT FACE CMU MASONRY SPLIT FACE CMU MASONRY (CHARCOAL) (DESERT SAND) (CHARCOAL) 8" H X 16"W 8" H X 16"W 8" H X 16"W PERFORATED METAL PANEL METAL WALL PANEL PRECISION FACE CMU MASONRY PRECISION FACE CMU MASONRY SPLIT FACE CMU MASONRY (SILVER) RANDOM (SILVER) (CHARCOAL) (DESERT SAND) (DESERT SAND) METAL WALL PANEL ALUMINUM SUN SHADE OVERHANG GYM/AUDITORIUM - 145 4 (WHITE) -_- _- - 8" H X 16"W WEST FACADE METAL PANEL PRECISION FACE CMU MASONRY (WHITE) r PRESCHOOL (WHITE) (DESERT SAND) VJ _ W jL TX&EVA i 1IAN LEVEL 2 - 114'8" uiui � 1 V J z O 2 � WEST ELEVATION OVERALL Q > 1/16" = 1'-0" w J w V z_ 0 J D m V) FEEE w H ENEENE - a _i,r Ate■ _ - _, ' _ .. . ./J I 411 IT MEN ME aaaaaaaa - _ --aq - I"- •r - _ - -_ K,*nmv� S � I •`c Rey 4 rf_ w M U 75 M PRESCHOOL / ELEMENTARY ENTRANCE Z MIDDLE / HIGH SCHOOL ENTRANCE Q z W J Q U 1 - * ■MNI - :�� - >t� - it - ''� - � I - ,. . ■ ` f � Omni ZE - _ 4 =Ea - ru LU - y_ W I` O f W X W 3 AERIAL MIDDLE / HIGH SCHOOL ENTRANCE 4 NORTH PATIO