HomeMy WebLinkAboutPZ - Staff Report for 2-1 E IDIAN --
STAFF REPORT .►a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING February 1,2024 Legend -
DATE: Continued from January 18, 2024
I
TO: Planning&Zoning Commission
FROM: Sonya Allen,Associate Planner y�i
208-884-5533 E; =gyp
TLI.T.u '
SUBJECT: Pathways—AZ, CUP
H-2023-0061
LOCATION: 965 E. Ustick Rd., in the NE 1/4 of a -
Section 6,T.3N.,R.IE.
Since the Commission hearing,the Applicant has updated the site plan based on feedback
provided at the hearing and discussions with City Staff and ACHD to better facilitate traffic flow
through the site and provide a safe drop-off area for students with queuing that shouldn't impact
traffic on Ustick Rd. (see site plan in Section VIII.B). The traffic study associated with the public
school checklist is in the process of being updated and should be submitted to ACHD for review
next week.
I. PROJECT DESCRIPTION
Annexation(AZ)of 1.11 acres of land with an L-O zoning district; and Conditional Use Permit
(CUP) for a public education institution that takes access from an arterial street without a safe,
separate pedestrian and bikeway access between the neighborhood and the school site.
Page 1
IL SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 0.90-acre
Future Land Use Designation Medium Density Residential(MDR)
Existing Land Use Single-family residential(SFR)
Proposed Land Use(s) Public education institution
Current Zoning RI in Ada County
Proposed Zoning Limited Office(L-O)
Phasing Plan 1
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date 9/6/23
History(previous approvals) ROS#1070
B. Project Area Maps
Future Land Use Map Aerial Map
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Zoning Map Planned Development Map
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III. APPLICANT INFORMATION
A. Applicant:
Kent Mussell,Mussell Construction, Inc. —PO Box 3304,Nampa, ID 83653
B. Owner:
MMW&T,LLC—PO Box 3304, Nampa, ID 83653
C. Representative:
Mike Mussell,MMW&T,LLC—PO Box 3304,Nampa, ID 83653
IV. NOTICING
Planning& Zoning City Council
Notice Dates Notice Dates
Newspaper Notification 1/2/2024
Radius notification mailed to 12/29/2023
properties within 300 feet
Site Posting Date 1/5/2024
Next Door posting 12/29/2023
Page 3
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.
Although dwelling units are typically desired in the MDR designation,the Comprehensive Plan
does allow requests for office uses (i.e.L-O zoning),at the discretion of City Council,for areas
with a Residential FLUM designation if the property only has frontage on an arterial street or
section line road and is 2-acres or less in size.In this instance,no ancillary commercial uses are
permitted.
The subject property meets the aforementioned criteria.Although the requested use is not
office,education institutions are listed as an allowed use in the L-O zoning district and Staff
deems the uses similar in terms of intensity of use and impacts to adjacent properties.
Therefore,the Applicant requests City Council approval of an education institution use on this
property in accord with the Comprehensive Plan.
Transportation: East Ustick Road,which runs along the front/north side of this property, is depicted
as a residential arterial street on the Master Street Map(MSM). There are no stub streets from
adjacent developments to this property.
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 and sewer service is available and can be provided to this property in accord with
UDC 11-3A-21.
• "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 is available to this property. Curb, gutter and sidewalk
has been constructed along E. Ustick Rd in accord with UDC standards.
• "Ensure development provides safe routes and access to schools,parks, and other community
gathering places."(2.02.01 G)
A mostly attached sidewalk exists along the frontage of this property adjacent to E. Ustick
Rd., a residential arterial street. There are no pathways to the site from adjacent
developments.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped
parcels within the City over parcels on the fringe."(2.02.02)
Annexation and redevelopment of the subject infill parcel will maximize public services.
• "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 residential uses in the
vicinity.
Page 4
VI. STAFF ANALYSIS
A. Annexation&Zoning(AZ):
The Applicant proposes to annex 1.11 acres of land with an L-O zoning district for the
development of a public education institution(charter school for high school age students)in
West Ada School District. City Council approval is needed to approve the proposed use and
zoning in the MDR FLUM designation as mentioned above in Section V.
The site is within the Area of City Impact(AOCI)boundary and is contiguous to City annexed
land to the south,east and west. A legal description was submitted for the boundary of the
annexation area, included in Section VIII.A below.
There is an existing 2,259 square foot(s.£) single-family dwelling on this site,which is proposed
to be enlarged to 8,000 square feet and converted to an education institution. The existing
structure is required to connect to City water and sewer service within 60 days of
annexation and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8.
A public education institution is listed as a permitted use in the proposed L-O zoning district per
UDC Table 11-2A-2, subject to the specific use standards listed in UDC 11-4-3-14. The specific
use standards require a conditional use permit(CUP)when the education institution takes access
from a collector or an arterial street and there is not a safe, separate pedestrian ad bikeway access
between the neighborhood and the school site. A CUP is requested concurrent with the
annexation request(see analysis below).
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.
B. Conditional Use Permit(CUP):
A CUP is requested for a public education institution that takes access from an arterial street(i.e.
E. Ustick Rd.)without a safe, separate pedestrian and bikeway access between the neighborhood
and the school site,as required by UDC 11-4-3-14E.
The proposed charter school will serve high school age students and educates students in small
groups or 1:1 support sessions,which should be low impact on adjacent residential uses. The
Applicant states that the school features a very low student-to-teacher ratio and no extracurricular
or outdoor activities. See the Applicant's narrative for more information.
Dimensional Standards: The proposed development is required to comply with the dimensional
standards listed in UDC Table 11-2B-3 for the proposed L-O zoning district.
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
Page 5
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.NA
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 for high school
age students takes access off an arterial street(E. Ustick Rd.).
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. The Applicant states the school will serve less
than 150 students; therefore, it is exempt from the aforementioned standards. On
average, approximately 30 students will be there at a time, with a maximum capacity of
40 students. Student appointments are normally 1-1.5 hours in length and occur twice per
week.
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 will only be 8,000 sf.
2. The education institution includes lighted fields adjoining or within a residential
district;No lighted fields are proposed.
3. The education institution will generate in excess of one thousand five hundred
(1,500)vehicular trips per day; The proposed school will not generate more than
1,500 vehicle trips per day. Students are responsible for their own transportation;
busses will not service the campus. The Applicant anticipates that nearly all students
will be dropped off by family and that a minority of students will drive themselves.
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 an arterial street(E. Ustick
Rd.)and there is not a safe, separate pedestrian and bikeway access between the
neighborhood and the school site.
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 bean accessory use valid
Page 6
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.
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.Not applicable.
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.
Page 7
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.Based on an 8,000 sf building, a minimum of 20 off-street parking
spaces are required to be provided; a total of 33 30 parking spaces are depicted on the
revised site plan, exceeding the minimum standard by 4-3 10 spaces, which should assist
in providing additional parking for the 12+1-staff members.
Based on the number of vehicle spaces provided, a minimum of two (2)bicycle parking
spaces should be provided in a bicycle rack that meets the standards listed in UDC H-
3C-5C.
Access: There are two(2)existing driveway curb cuts to this site via E.Ustick Rd., an arterial
street; no other accesses are available to the site. Only one ( ` aeeess Two 2 driveway is
accesses are proposed via Ustick Rd. with redevelopment for a one-way driveway through of the
site as shown on the revised site plan. This design is much preferred over the original design as it
provides 400' of queuing for student drop-offs,which shouldn't impact traffic on Ustick Rd. A
driveway is proposed to the property to the east for future interconnectivity.
Where access to a local street is not available,the UDC(11-3A-3A.2)requires the property owner
to grant cross-access/ingress-egress to adjoining properties via a recorded easement (this standard
is intended to apply primarily to nonresidential properties but may extend to residential properties
where the use is anticipated to change to a nonresidential use). This property and the adjacent
property to the east only have access to an arterial street(i.e.Ustick Rd.);therefore, an easement
should be granted to the property to the east in the location where the driveway is proposed,
unless otherwise waived by City Council. A copy of the recorded easement shall be submitted
to the Planning Division with the Certificate of Zoning Compliance application.
The hatehed area shovffi on the plans 4 the east end of the r-ew of par-king on the sotAh side of
building is proposed as a tumar-etind area-.
Traffic: A Focused Traffic Study that includes a public school checklist was submitted to ACHD
for the proposed development by TJW Engineering,Inc. as required by Idaho State Statute 67-
6519. ACHD has not yet completed their review of this study/checklist but should prior to the
City Council meeting.
To avoid traffic conflicts on Ustick Rd.the Applicant should ensure vehicles do not stack on
Ustick Rd.waiting to turn into the site or park along Ustick Rd.to pick-up or drop-off
students.
To better-f4eilitate tr-affle flow within the site, Staff reeommends the angled parking along
the west boundary of the site is ehanged to 90 degree parking,whieh will allow vehiele
exit the site easier-without requiring them to turn around in the eonstr-ained area on the
southern portion of the site.Se+vnteen (4 7)feet lengpa4ing 6paees may,be provided wi
Sidewalks/Pathways: A 7-foot wide(mostly)attached sidewalk exists along E.Ustick Rd.
Detached sidewalks are required along arterial streets per UDC 11-3A-17; however,because the
existing sidewalk is in good condition, Staff doesn't recommend it's reconstructed as a detached
sidewalk.
A 7-foot wide sidewalk is proposed on the south side of the building adjacent to parking
-es fFem 5 to 7 feet i e
abutting parkin sg paces. if wheel stops are not provided in par-king spaees abutting the 5 foot
wide area to prevent vehiele over-hang,the sidewalk should be widened to 7 in accord
with UDC 11-3C-5B.4.if the sidewalk; widened t 7 feet,the length f the ,.,.Fkif g spaees fin—ay
Page 8
be r-edueed t 17 feet if des;--ed.
A 5-foot wide sidewalk is proposed from the perimeter sidewalk along Ustick Rd. to the main
building entrance in accord with UDC 11-3A-19.13.4. A 55±' sidewalk ' wide
is also proposed along the west side of the building for safe pedestrian access from the parking
area to the main building entrance on the north side of the building. The sidewalk should be
widened to a minimum of 5 feet in neeoFd with 7DGJJ A4-1;4-.
Landscaping: A 25-foot wide street buffer is required along E.Ustick Rd., an arterial street,
landscaped per the standards listed in UDC 11-3B-7C. The tree class should be included in the
Proposed Plant Material legend and should demonstrate compliance with the required standards
(25%of the required trees should be Class II; and 35%of qualifying trees must provide urban
canopy at maturity. The landscape plan depicts a buffer with the required number of trees and
plantings in accord with UDC standards.
Parking lot landscaping is required in accord with the standards listed in UDC 11-3B-8C. Class II
or III trees are required in perimeter buffers; tree class should be added to the plant legend
to demonstrate compliance.Plat4er-islands afe required at the ends of r-ews of pafking to r-eduee
the visual impaet of long r-ews of parked ear-s and to guide tfaffie; a planter island should be
added at the west end of the row of parldng on the south side of the buRding alongside
sidewalk that eomplies with the standaFds in UDC- 11 3B 8C. .
The UDC(Table 11-2B-3)requires a minimum 20-foot wide buffer to residential uses in the L-O
zoning district,landscaped per the standards listed in UDC 11-3B-9C. Residential uses abut the
site on three sides—to the west, south and east. The Applicant requests City Council approval
of a modified buffer width along the west east property boundary that varies from 44
6'8"+/-' at its narrowest point to 4-2 8+/-' at its widest poin
. Such requests are
allowed to be considered by City Council at a public hearing with notice to surrounding
property owners.The building will not encroach into any of the required buffer areas. The
buffer is required to include a mix of evergreen and deciduous trees, shrubs,lawn or other
vegetative groundcover—evergreen trees should be included in the buffer.Typically,the
buffer area should result in a barrier that allows trees to touch within 5 years of planting;
however,because a 6-foot tall screen/privacy fence is proposed,the planting requirement may be
reduced to a minimum of one (1)tree per 35 linear feet,plus shrubs,lawn, or other vegetative
groundcover.
Note:If Council does not approve the reduced buffer width requested along the wept east
boundary of the site, a 20 foot wide buffer shall be provided as set forth in UDC Table 11-2B-3.
Provision of the full bue(fer width would prohibit the one-way driveway design and would require
a redesign of the site; the traffic study and public school checklist would also need to be updated.
1-F2--UDG 11 4 3 1 41-cu -cxl'cEspib'oiiccsn61r-becccccc1iiccccTer—cracsicc.
Mitigation is required for existing healthy trees 4"caliper and greater that are removed from the
site as set forth in UDC 11-3B-10C.5. There are 19 existing healthy trees on the site totaling 405
caliper inches,44 12 of which,totaling 4-8-6 169 caliper inches, are proposed to be removed—
these require mitigation. The other eight seven(9 7),totaling 24-9 236 caliper inches, are proposed
to be preserved and protected on the site—these trees are proposed to be counted toward the
mitigation requirement. Existing trees being retained on the site may count toward required
landscaping but do not count toward mitigation requirements; the landscape plan should be
revised accordingly.Because it's not feasible to provide 100% mitigation on the site due to
size of the site,the Applicant should submit an application for Alternative Compliance to
Page 9
UDC 11-313-1OC.5 prior to the City Council hearine.
Fencing: Fencing is required to comply with the standards listed in UDC 11-3A-7. Fencing exists
around the perimeter of the site; however,the applicant proposes to construct new 6-foot tall
aluminum frame vinyl around the perimeter of the site as shown on the site plan. If/when the
abutting property to the east redevelops with a non-residential use,the fence shall be
removed between the two properties where the driveway stubs to the property line to enable
cross-access between the properties.
Utilities (UDC 11-3A-21): Connection to City water and sewer services is required in accord with
UDC 11-3A-21. Street lights will be required to be installed with redevelopment of the
property in accord with the City's adopted standards,specifications and ordinances.
Waterways: There are no existing waterways that cross this site.
Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is
required to be provided to the development as set forth in UDC I I-3A-15.
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 hours of operation for the school will be from 8:00 am to 4:00 pm
year-round, closed on Saturdays and Sundays. Cohort start times are varied throughout the day
and the campus is closed during the times the adjacent homes are most likely to be occupied. The
majority of the students are anticipated to leave the campus by 3:00 pm each day. The L-O
zoning district limits business hours of operation from 6:00 am to 10:00 pm.
Building Elevations: Building elevations and a floor plan were submitted for the proposed
school building as shown in Section VIII.D. Final design of the structure is required to comply
with the design standards listed in the Architectural Standards Manual(ASM).The
architectural character of the building should relate to adjacent residential uses.New
construction must share at least three similar accent materials,field materials, or other
architectural feature of a building within 150-feet of the property in accord with ASM Goal
1.213.
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.
VII, DECISION
A. Staff:
Staff recommends approval of the proposed annexation&zoning and conditional use permit
applications with the provisions included in Section IX per the Findings in Section X.
B. The Meridian Planning&Zoning Commission heard these items on January 18, 2024. At the
public hearing,the Commission moved to continue the subject AZ and CUP requests to the Feb.
1"Commission hearing.
I. Summary of Commission public hearing_
a. In favor: Kent Mussell(Applicant); David Leroy,Attorney for the Applicant;Leslie
Leonards,Pathways School; Calvin Taper, Construction Manager for Mussell
Construction.
b. In opposition:None
C. Commenting: Steve Swan and Jennifer Hajjar(neighbors)
Page 10
d. Written testimony: Three(3) letters were received from parents of current students at
Pathways School—Jennifer Schmerer, Oralia Rios and Cassandra Gonzalez; and a letter
in agreement with the staff report conditions was received from Kent Mussell,the
Applicant.
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony
a. Neighbor concerns pertainingto o impact of traffic generated from the proposed school.
b. Opinion that there shouldn't be a negligible effect on traffic based on the traffic
produced at an existing Pathways school at another location.
3. Key issue(s)of discussion by Commission:
a. Reservations about a school in this location with a residential FLUM desiration and
constrained site area with access via Ustick Rd., a busy arterial street.
b. Desire to see the traffic study and receive comments from ACHD before making a
recommendation to City Council.
c. Supportive of this location for the proposed school.
d. Concern pertaining to internal traffic flow within the site.
e. The Commission continued the project to the next Commission hearing on Feb. 1st in
order to obtain the ACHD report for consideration in a motion,to consider the impacts
of a one-way driveway along the east boundary of the site on the buffer to residential
use to the east and the internal site circulation.
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandin issue(s)ssue(s) for City Council:
a. None
Page 11
VIIL EXHIBITS
A. Annexation&Zoning Legal Description and Exhibit Map
LEGAL DESCRIPTION FOR
ANNEXATION OF
965 E USTICK ROAM
A parcel of land located in the in the Northwest 114, of the Northeast 114 Section 6,
Township 3 North, Range 1 East, Boise Meridian,Ada County, Idaho and being further
described as follows
BASIS of BEARING:
The North line of said Northwest 114, of the Northeast 114, derived from found
monuments and taken as SaV47"28"E with the distance between monuments found to
be 1324.50 feet.
BEGINNING at a point on the North line of the Northwest 114,of the Northeast 114
Section 6,Township 3 North, Range 1 East,Boise Meridian from which the from which
the East 1116 corner of said section 6 nears South 85°47'28'East a distance of 493.86
feet.
Thence leaving said North line, South 00616'42"West, a distance of 252.59 feet;
Thence North 89°42'42"West, a distance of 192.00 feet;
Thence North 00'30'53'' East to a paint on said North line,a distance of 252.39 feet;
Thence along said North line South 89°47'28"East, a distance of 199.96 feet to the
POINT OF BEGINNING.
Said Parcel containing 48,356 square feet or 1.11 acres,more or less and is subject to
all existing easements and eights-of-ways of record or implied.
END OF DESCRIPTION.
Kerne-th H_Cook, P.L.S. 9895
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Page 12
N714 A PORTION OF NORTHWEST 1/4 OF THE NORTHEAST
BRASS CAP VSrICK MOAD 1/4 OF SECTION 6, TOWNSHIP 3 NORTH,
PLS 12087 RANGE 1 EAST, B.M., ADA COJNTY, IDAHO
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— + f TO ESTABLISH THE BOUNDARY AS SHOWN.BOUNDARY WAS
DEFINED FROM FOUND MONUMENTS OF FOUND OF RECORD
P -50' IN THE TIMBERFALLS AND GRANITE CREEK SUBDIVISIONS
WHICH ARE NOT SHOWN ON THIS DISPLAY
GRANITE CREEK
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SUBDIVISION DISPLAY FOR
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Page 13
B. Proposed Site Plan(dated: 1/925/24) -REVISED
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C. Landscape Plan(dated: 1/8/24)—NOT APPROVED (needs to be updated consistent with revised
site plan)
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Page 15
D. Building Elevations&Floor Plan-NOT APPROVED
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Page 16
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Annexation&Zoning
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 date of City Council approval of the Findings
of Fact, Conclusions of Law and Decision&Order for the Annexation request. The DA shall,
at minimum, incorporate the following provisions:
a. The existing structure shall connect to City water and sewer service within 60 days of
annexation and disconnect from private service, as set forth in MCC 9-1-4 and 9-4-8.
b. Future development of this site shall be generally consistent with the site plan, landscape
plan and conceptual building elevations included in Section VIII and the provisions
contained herein.
c. Future uses on the site are limited to office or an education institution,ancillary
commercial uses are not allowed.
d. If/when the abutting property to the east redevelops with a non-residential use,the fence
shall be removed between the two properties where the driveway stubs to the property
line to enable cross-access between the properties.
e. Vehicles waiting to turn into the site shall not stack on Ustick Rd.,nor shall vehicles park
along Ustick Rd. to pick-up or drop-off students.
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 11-2B-3 for the L-O zoning
district is required, except for any reductions to standards specifically approved with this
application.
2.3 The site/landscape plan shall be revised prior to the City Council hearing as follows:
a. Based on the number of vehicle spaces provided, a minimum of two(2)bicycle parking
spaces must be provided in a bicycle rack that meets the standards listed in UDC 11-3C-
5C.
b. Revise the calculations on the landscape plan and depict as many trees as is feasible for
tree mitigation in accord with the standards listed in UDC 11-3B-IOC.Existing trees
being retained on the site may count toward required landscaping but do not count
toward mitigation requirements. If the required number of mitigation trees cannot be
provided on the site, an alternative compliance application shall be submitted prior to the
City Council hearing.
c. Include the tree class in the Plant Legend on the landscape plan that demonstrates
compliance with the standards listed in UDC 11-3B-7C(25%of the required trees in the
street buffer should be Class II; and 35% of qualifying trees must provide urban canopy
Page 17
at maturity and 11-3B-8C.Ib (Class II or III trees are required in perimeter buffers).
d neWde a pla-pAEr island at the west end of the r—ew ofpar-king on the southsde of the
building(alongside the sidewalk)that complies with the standards in UDC 11 3-B 8G2.
e. Either-depiet wheel stops in the pafk4ag spaees on the sotitheast side of the buildin
abtt4ing the 5 foot wide seetion of sidewalk to pr-&vent vehiele over-hang ep widen the
sidewalk to 7 feet to aceonunodate vehiele overhang as set forth in UDG 11 3C M.4. YC
f. Include evergreen trees within the perimeter buffers to residential uses as set forth in
UDC 11-3B-9C.1 a.
g. Widen the sidewa4k along the naAhwest side of the building t of 5 feet in
aEEer-d with UPC 113A-7A.
>, C=h age the ffigled pafk;,,,.along the west b.,,tm daft' f the site to on ,degree par-king t
f4eilitate better-ingr-ess/egr-ess within the site. Depiet 17 feet stead of 19
feet long spaees,with no wheel steps within par4ing spaees.-
1 the t b.,tia d.,fy of the site g f;-,,.,. 1 1' t 1 7' ! b
�. �E�}E� Er-icroirg-cn�vcac� -rrcric�icc ?cir" cv-r�-�zrsciarvE
,,chat d) whieh,,lbws fn „w.to 2 foot of:vehiele eve,—hang within the buffer f;-.
2.4 A cross-access/ingress-egress easement shall be granted to the property to the east(Parcel
#S 1106120867) for access when/if it redevelops with a non-residential use in the future to
reduce access points to the arterial street in accord with UDC 11-3A-3A.2. A copy of the
recorded easement shall be submitted to the Planning Division with the Certificate of Zoning
Compliance application.
2.5 If approved by City Council, a reduced buffer width ranging from 44 6'8"+/-to 4-2
an allowanee for-up to 2 feet of vehiele evefhang within the buffer-ftem adjaeent par-king
spaees, is allowed along the east property boundary, landscaped per the standards listed
in UDC 11-3B-9C.If Council does not approve the reduced buffer width requested, a 20 foot
wide buffer shall be provided as set forth in UDC Table 11-2B-3. Note: This.we 1a u
Provision of the full buffer width would prohibit
the one-way driveway design and would require a re-desi nn of the site, which would require
the traffic study and public school checklist to be updated.
2.6 Business hours of operation shall be limited to the hours between 6:00 am and 10:00 pm as
set forth in UDC 11-2B-3B.
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 addition to the existing
structure that demonstrates compliance with the design standards listed in the Architectural
Standards Manual.New construction must share at least three similar accent materials,field
materials, or other architectural feature of a building within 150-feet of the property(ASM
Goal 1.213).
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
Page 18
structures on or in the ground as set forth in UDC 11-5B-6. A time extension may be
requested asset forth in UDC 11-5B-6F.
B. PUBLIC WORKS DEPARTMENT
https://weblink.meridiancity.org/WebLinkIDocView.aspx?id=329747&dbid=0&repo=MeridianC
ky
C. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=324850&dbid=0&repo=MeridianC
ky
D. ADA COUNTY DEVELOPMENT SERVICES
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=328632&dbid=0&repo=MeridianC
iv
E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https://weblink.meridianciN.orglWebLinkIDocView.aspx?id=317456&dbid=0&repo=MeridianC
F. IDAHO TRANSPORTATION DEPARTMENT(ITD)
https://weblink.meridianciU.org/WebLink/DocView.aspx?id=315729&dbid=0&repo=MeridianC
iv
G. ADA COUNTY HIGHWAY DISTRICT(ACHD)
Comments not yet received
X. FINDINGS
A. Annexation(UDC 11-511-3E)
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 an L-O zoning district
for a public education institution is consistent with the Comprehensive Plan as noted in
Section V.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the map amendment and associated development is consistent with the regulations
outlined for the district and the purpose statement of the commercial districts in that it
provides for the service needs of the community.
Page 19
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 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 and sewer service is available to be extended to this development. 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.
B. Conditional Use(UDC 11-513-6)
Findings: The commission shall base its determination on the conditional use permit request upon
the following:
l. 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 L-O zoning district, except for the reduced
buffer to residential uses along the wes east boundary of the site requested by the Applicant.
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 and in accord
with UDC standards with the exception of the reduced buffer width to residential uses
requested along the west east boundary of the site.
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 adjacent residential uses and with the existing and intended character of the
vicinity and will not adversely change the essential character of the area if the Applicant
complies with the conditions in Section IX.
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 IX 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.
Page 20
Staff finds 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.
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.
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)
Staff finds the proposed use will not result in the destruction, loss or damage of any such
features.
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 21