HomeMy WebLinkAboutHeritage Middle School
October 30, 2006
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Joint School District No.2
CUP 06-031
November 2, 2006
ITEM NO.
11
REQUEST Public Hearing - Conditional Use Permit for lighted fields adjoining a
residential district for Heritage Middle School- 4990 N. Meridian Road
Drive
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY BUILDING DEPT:
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1<; e~t)mlrlerJ ApprDI/rd
See Attached Staff Report --fr C/C
om ~ K5
See Attached Comments e~
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See Attached Comments
No Comment
No Comment
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
Emailed:
5coHn e f-,CJARcfl. COfVl
jSee Attached Email from Scott Henson
Date: G~ Phone: '] <f 5 -Cp G ? 7
Sta f Initi Is: /...If(
-
OTHER:
Contacted:
Materials presented at public meetings shall become property of the City of Meridian.
SUBJECT:
OCT 2? 20DS'
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208-884-5533 (IDAHO ~
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Heritage Middle School Ball Field Lighting \h~. ./'
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. CUP-06-031
STAFF REPORT
TO:
FROM:
Conditional Use Permit for lighted fields within and adjoining a residential
district.
. V AR-06-021
Variance from UDC 1l~3A-llC3 to install light fixtures over 1,800 lumens
with exposed bulbs for the ball fields.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Joint School District No.2, has applied for Conditional Use Permit approval for the
allowance of lighted fields within and adjoining a residential district. Additionally, the applicant has
applied for a Variance from UDC 11~3A-IIC3 to install light fixtures in excess of 1,800 lumens with
exposed bulbs for the ball fields. The subject site is located on the northeast comer of N. Meridian Road
and E. McMillan Road.
2. SUMMARY RECOMMENDATION
The subject applications (CUP & V AR) were submitted to the Planning Department for concurrent review
Staff has provided a detailed analysis for the requested Conditional Use Permit and Variance below. Staff
recommends approval of CUP-06-031 & V AR-06-021 as presented in the Staff Report. subiect to
the conditions listed in Exhibit B. Note: The Commission is not required to make a recommendation to
City Council on the Variance application.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Number CUP-06-031 as presented in the Staff Report for the hearing date of November 2, 2006,
with the following modifications to the conditions of approval: (add any prupust:d modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial of File
Number CUP-06-031 as presented during the hearing of November 2, 2006, for the following
reasons: (you must statt: spt:l.:ific rt:asun(s) fur the denial of the conditional use permit.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number
CUP-06-031 to the hearing date of (insert continued hearing date here) for the following
reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 4990 N. Meridian Road; Section 30, TAN. R.IE.
b. Owner:
Joint School District No.2
Exhibit A - Page 1
911 N. Meridian Road, Meridian, ill 83642
c. Applicant: Same as owner
d. Representative: Scott Henson, Lombard-Conrad Architects
e. Present Zoning: R-4
f. Present Comprehensive Plan Designation: Public/Quasi~Public
g. Description of Applicant's Request: The applicant is requesting approval for the allowance of
lighted fields within and adjoining a residential district. Additionally, the applicant is
requesting approval of a Variance from UDC 11-3A-llC3 to install light fIxtures in excess of
1,800 lumens with exposed bulbs for the ball fields. The school district is installing ball fIeld
lighting at the request of the City of Meridian Parks Department for public use.
1. Date of CUP Site Plan/Photometric Plan (attached in Exhibit A): August 15,2006
5. PROCESS FACTS
a. The subject application will in fact constitute a conditional use as determined by the Unified
Development Code. By reason of the provisions of UDC 11.5B-6, a public hearing is required
before the Planning and Zoning Commission and City Council on this matter.
b. The subject application will in fact constitute a variance as determined by the UnifIed
Development Code. By reason of the provisions ofUDC 11-5B-6, a public hearing is required
before the City Council on this matter.
c. Newspaper notifications published on: October 16th and October 30th, 2006
d. Radius notices mailed to properties within 300 feet on: October 6th, 2006
e. Applicant posted notice on site by: October 23rd, 2006
6. LAND USE
a. Existing Land Use(s): Middle School (currently under construction)
b. Description of Character of Surrounding Area: The surrounding area is residential, with
commercially zoned land across Meridian Road to the west and agricultural land across
McMillan Road to the south (approved XXX Subdivision).
c. Adjacent Land Use and Zoning
1. North: Ventana Subdivision, zoned R.8.
2. East: Saguaro Subdivision, zoned R-4.
3. South: Recently approvcd rcsidential subdivision (Solitudc Sub.), zoned R-S.
4. West: Vacant, Commercially zoned property (Paramount Sub.), zoned C-G.
d. History of Previous Actions: This property was annexed in 2005 and zoned R-4 for Heritage
Middle School (AZ-05-008). A Certificate of Zoning Compliance (CZC-05-075) was also
approvcd in Junc, 2005, for a public middle school in an R-4 zonc. (Public schools were
permitted uses in the R-4 zone under the City Code in effect at that time. Under the UDC
public schools are.. ...)
e. Existing Constraints and Opportunities
I. Public Works
Location of sewer: Mains already approved with the schools construction
Exhibit A - Page 2
plans.
Location of water: Mains already approved with the schools construction
plans.
Issues or concerns: None.
2. Vegetation: None.
3. Flood plain: NA
4. Canals/Ditches Irrigation: No major facilities_
5. Hazards: None
6. Existing Zoning: RA
7. Size of Property: 40 acres
f. Off-Street Parking: NA
g. Proposed and Required Non-Residential Setbacks: NA
h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
the school is provided via N. Meridian Road and was approved by ACHD with the Certificate
of Zoning Compliance issued for this site; no new access points are proposed or approved with
this application. The Fire Department is requesting, as part of the conditional use permit, that
the applicant provide an emergency access road to the center of the backstops of the four
baseball fields with an approved turn around (see Exhibit B).
7. COMMENTS MEETING
On October 13, 2006 Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, and
Meridian Public Works Department. Staff has included all comments and recommended actions as
Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Public/Quasi-Public" on the Comprehensive Plan Futurc Land Usc Map. In
Chapter VII of the Comprehensive Plan, "Public/Quasi.Public" areas are designated to provide areas
throughout the Area of Impact which provide educational opportunities, community gathering places, and
green space. Staff finds the following Comprehensive Plan policies to be applicable to this property and
apply to the proposed use (staff analysis in italics):
· "Support multi~use facilities between schools and the community." (Chapter VI, Goal I,
Objective A, Action 3)
The City of Meridian Parks Department is requesting that schools provide lighted ball fields
for the benefit of the community. ff approved, this will increase the number of fields available
for evening sports activities.
. "Support joint use agreements with the Meridian Joint School District, Western Ada
Recreation District, ACHD, and other private and non-profit entities." (Chapter VI, Goal III,
Ohjective A, Action 14)
The Joint School District, in cooperation with the City of Meridian, is proposing to provide
lighted ballJields at Heritage Middle School in aJoint use agreement which will benefit the
Exhibit A - Page 3
community as a whole by providing more ballfields available to the public for sports
activities.
Staff finds that the proposal is generally harmonious with and in accordance with the Comprehensive
Plan.
8. UNIFIED DEVELOPMENT CODE
The following UDC section(s) are pertinent to this application:
a. UDC 11-4-3.14: Education Institution
E. A Conditional Use Permit shall be required for any education institution in which any of
the folJowing circumstances exist:
1. The education institution is in excess of 250,000 square feet within a residential
district;
2. The education institution includes lighted fields adioining or within a residential
district;
3. The education institution will generate in excess of 1,500 vehicular 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.
Per the above cited section of the UDe, the applicant is requesting a Conditional u..''Ie Permit
for the proposed lighted fields adjacent to a residential district.
b. UDC 11-3A~l1C: Outdoor Lighting Standards
3. Light fixtures that have a maximum output of 1,800 lumens or more shall have an opaque
top to prevent up-lighting; the bulb shall not be visible and shall havc a full cut-off shield.
The applicant can not comply with the above cited section of the UDC, since the flood
lighting that is neededfor ballfield lighting requires exposed light bulbs. Hence, the
applicant is requesting approval of a Variance from this section of the UDe.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Staff has provided analysis below rcgarding thc proposed applications.
1. CUP: In approving any conditional use, the decision-making body may prescribe
appropriatc conditions, bonds and safeguards in conformity with this Title that: minimize
adverse impact of the use on other property, control the sequence and timing of the use,
control the duration of the use, assure that the use and the property in which the use is
located is maintained properly, designate the exact location and nature ofthe use and the
property development, require the provision for on~site or off-site public facilities or
services, require lllore restrictive standards than those generally rcquirt:u ill this Titk, and
require mitigation of adverse impacts of the proposed development upon service delivery
by any political subdivision, including school districts, that provides services within the
City (UDC ll-5B-6D).
Lighting: Due to the nature of the proposed use and the existing residential uses near this
site, staff is recommending a specific condition of approval be placed on the proposed use
that will minimize, or alleviate the adverse impacts that this use may pose to nearby
Exhibit A - Page 4
properties by limiting the hours that the ball fields will be lighted to 11 pm. Please see
Exhibit B for the proposed condition_
Access: Access to the school is provided via N. Meridian Road and was approved with the
Certificate of Zoning Compliance issued for this site; no new access points are proposed or
approved with this application. The site currently has a 20-foot wide access road that loops
around the school building on the west side of the ball fields. The Meridian Fire
Department is requesting that the applicant provide a 20-foot access road to the center of
the backstops of the four fields with an approved turn around (see Exhibit B).
Certificate of Zonin~ Compliance: The purpose of a Certificate of Zoning Compliance
(CZC) permit is to ensure that all construction, alterations and/or the establishment of a
new use complies with all of the provisions of the UDC before any work on the structure is
started and/or the use is established (UDC 11-5B-IA). Since the configuration of the ball
fields has changed since the issuance of the Certificate of Zoning Compliance (CZC-05-
075) for the school and to ensure that all of the conditions of approval for the subject CUP
are complied with, the applicant shall be required to obtain a modification to the approved
CZC from thc Planning Department prior to establishing the proposed use.
2. VAR: The applicant is requesting a Variance from UDC 11-3A-llC Outdoor Light
Standards that requires light fixtures over 1,800 lumt:ns tu havt: an upaque top to prevent
up-lighting, the bulb can not be visible, and is required to have a full cut-off shield. The
applicant can not comply with this standard as the flood lighting that is needed for ball
field lighting requires exposed light bulbs. For this reason, the applicant is requesting a
Variance. Currently, the UDC does not have any specific provisions for ball field
lighting. Since ball field lighting is not specifically addressed in the UDC and requires a
type of lighting that is prohibited, Staff is supportive of the proposed Variance request
(see Exhibit C, V AR Findings, for more information).
b. Staff Recommendation: Staff recommends approval of CUP-06-031 and V AR-06-021 for
the ball field liehtille at Heritaee Middle Schoul. as presented in the Staff Report for the
hearin2 date of November 2. 2006 based on the Findine:s of Fact as listed in Exhibit C
and subject to the conditions of approval as listed in Exhibit B.
11. EXHffiITS
A. Drawing
1. CUP Site Plan (dated August 15,2006)
B. Conditions of Approval
I. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
C. Required Findings from Zoning Ordinance
Exhibit A - Page 5
A. Drawing
1. CUP Site Plan (dated August 15, 2006)
Exhibit A - Page 6
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The Site Plan labeled as E 1.0OT", prepared by Lombard-Conrad Architects, dated August 15, 2006
is approved, with the conditions listed herein. The applicant shall comply with all applicable
provisions from the previous Annexation (AZ-05-008) and Certificate of Zoning Compliance
(CZC-05-075), and the subject Conditional Use Permit (CUP-06-031) and Variance (V AR-06-
021) approvals for this site.
1.2 To minimize, or alleviate the adverse impacts that this use may pose to nearby residential
properties, the ball field lights shall not be lit past 11 pm at night.
1.3 Use the existing driveways to/from N. Meridian Road as access for this site. No new vehicular
accesses to Meridian Road or McMillan Road are proposed with this application and none are
approved.
1.4 Installation of the ball field lighting shall comply with the lighting plan details shown on Sheet
E1.01L, dated August 15,2006, submitted with this application. Thc maximum height of the light
poles shall not exceed 80 feet.
1.5 Because the configuration of the ball fields has changcd sincc the issuance of the Certificate of
Zoning Compliance (CZC-05-075) for the school, and to ensure that all of the conditions of
approval for the subject CUP are complied with, the applicant shall be required to obtain a
modification to the approved CZC from the Planning Department prior to establishing the
proposed use (lighted ball fields).
1.6 All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
proposed development. A temporary Certificate of Occupancy may be obtained by providing
surety to the City in the form of a letter of credit or cash in tht: amuunt of 110% of the cost of the
required improvements (including paving, striping, landscaping, and irrigation). A bid must
accompany any request for temporary occupancy.
1.7 The applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above. If the use has not begun within 18 months of
approval, a new conditional use permit must be obtained prior to operation.
2. PUBLIC WORKS DEPARTMENT
2.1 No comment.
3. FIRE DEPARTMENT
3.1 Provide a 20-foot wide access road to the center of the backstops ofthe four baseball fields.
An approved turn around will be required at this point as it is 280' from the access road
that goes around the school. From that point of this turnaround the road will then be required to
be extended 149 feet to the east. This will provide access to provide emergency medical services
to the sports complex. Plans are required to be submitted to and approved by the Meridian Fire
Department.
3.2 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 Ibs. All roadways shall be marked in accordance with Appendix D
Section DI03.6 Signs.
4. POLICE DEPARTMENT
4.1 No comment.
Exhibit B
5. PARKS DEPARTMENT
5.1 Submit one full-size scaled irrigation and landscape plan for the ball fields to the Parks
Department for review and approval.
6. SANITARY SERVICES COMPANY
6.1 No comments received.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006
C. Required Findings from Zoning Ordinance
1. Conditional Use Permit 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.
The site was reviewed with the Certificate of Zoning Compliance application and Staff
detennined at that time that it was large enough to aeconunodatc the school and ball field
uses and that it met the dimensional and development regulations of the R-4 district.
However, by adding lights to the ball fields that exceed the maximum allowable lumens
without a shield, the applicant needs to obtain a variance for the development regulation
regarding the ball field lights.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed use is harmonious with the Comprehensive Plan Policies and
Goals detailed in Section 8 u[ the staff report. The Comprehensive Plan map designates the
subject property as "Public/Quasi-Public," which the school and associated uses correspond
with.
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 that if the applicant complies with the conditions outlined in this report, the
general design, construction, operation, and maintenance of the proposed use should be
compatible with other uses in the general neighborhood and with the existing and intended
character of the area. The Corrunission and Council should rely on any public testimony
provided to determine if the proposed ball field lighting will be compatible with the existing
residential character of the general vicinity.
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. The Commission should rely
upon any public testimony provided to determine if the development will adversely affect the
other property in the vicinity.
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.
Staff fmds that sanitary sewer, and domestic water are available and construction plans for
the installation thereof have already been approved. Additionally, refuse disposal, and
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006
irrigation are currently available to the subject property. Please refer to any comments
prepared by the Meridian Fire Department, Police Department, Parks Department, Sanitary
Services Corporation and ACHD. Based on comments from other agencies and departments,
staff finds that the proposed use will be served adequately by all of the public facilities and
services listed above.
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.
If approved, the applicant, along with the City, will be financing the ball field improvements
for the school site. Staff finds that having additional lighted ball fields available for public
use will be highly beneficial for the City and that thc proposed use will not be detrimental tu
the community's economic welfare.
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 recognizes that traffic, noise and potentially glare from the lights, may increase with the
approval ofthe subject use in this location; however, Staff does not believe that the amount
generated will be detrimental to the general welfare of the public. Staff does not anticipate the
prupust:d ust: will create excessive noise, smoke, fumes, glare, or odors. Staff finds that the
proposed uses will not be detrimental to people, property or the general welfare of the area, if
the conditions of approval are complied with.
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.
Staff finds that there should not be any health, safety or environmental problems associated
with this use that should be brought to the Commission and Council's attention. Staff finds
that the proposed use will not result in the destruction, loss or damage of any natural, scenic
or historic feature of major importance.
2. Variance Findings:
The City Council shall apply the standards listed in Idaho Code 67-6516 and all the
findings listed in Section 11-5B-4.E of the UDe to review the variance request. In order
to grant a variance, the Council shall make the following findings:
A. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district:
At the time the school was approved, public schools were a permitted use in the R-4
zone. Ball fields are an accessory use to schools. The subject variance is for the use of
exposed light bulbs that have a maximum output of over 1,800 lumens for the ball field
lighting. The applicant states that exposed light bulbs are a requirement of flood lights to
properly light the field area. The applicant has submitted a photometric analysis that
shows light levels at the northern perimeter boundary of the site, approximately 300 feet
away from the northernmost lights, to be at 0.0 to 0.1 foot candles adjacent to future
residential uses; the analysis shows light levels at the western perimeter boundary,
approximately 500 feet away from the easternmost lights, to be 0.0 foot candles adjacent
to residential uses. Staff finds that if the City Council grants the requested variance, a
Exhibit C
CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 6,2006
special privilege will be granted to the subject applicant that would not otherwise be
allowed in the district. However, Staff believes that hall field lighting is not adequately
addressed in the section of the UDC restricting flood lighting (ball fields are not
mentioned as exempt from this standard). Staff recognizes that lighted ball fields are an
uncommon use and in this instance it makes sense to conditionally allow the subject
fields to be lit by flood lights, as the light glare will not spill onto adjacent properties.
Staff helieves the intent of the UDC restriction of flood lighting is being met for the
subject ball field lights.
B. The variance relieves an undue hardship because of characteristics of thc sitc;
The applicant has stated that the proposed lights with exposed light bulbs are similar to
the standard light fixtures normally found at educational ball fields throughout thc City.
There is a "soft light" system available that reduces glare; however, it is approximately
four times the cost of the standard light fixtures nonnally used and would require twice as
many poles. The soft light system also uses exposed bulbs, but only produces a little less
glare than standard bulbs according to the applicant. The applicant states. that exposed
light bulbs are a requirement of flood lights to property light the field area as well as the
ball when it is in flight. Staff finds that there is no characteristic of this site that has
caused this hardship. The hardship in this case is really caused by the UDC and its strict
prohibition of unshielded lighting in all instances. If Council grants the variance, it would
relieve an undue hardship due to exposed light bulbs being necessary to provide the
lighting necessary for a school ball field, but tht: UDC uulright prohibiting their use.
C. The variance shall not be detrimental to the public health, safety, and welfare.
Staff finds that allowing the exposed light bulbs for the ball field lighting should not be
detrimental to the public health, safety, and/or welfare if the applicant complies with the
Fire Depaltment conuuents rt:ganling t:mergency access and the Planning Departments
restrictions regarding the lights listed in Exhibit B. The Council should rely on public
testimony to determine if the proposed use will be detrimental to the public health, safety,
and welfare.
Exhibit C
Machelle Hill
From:
Sent:
To:
Subject:
Sonya Watters
Tuesday, October 24, 2006 9:08 AM
Machelle Hill; Sharon Smith; Tara Green; Will Berg
FW: Heritage Middle School Lighting CUP
-----Original Message-----
From: Joe Silva
Sent: Monday, October 23, 2006 1:44 PM
To: Sonya Watters; Bob Stowe
Cc: scotth@lcarch.com
Subject: RE: Heritage Middle School Lighting CUP
OCT.
'.~ _'J
Sonya Watters
Heritage Mille School CUP 06-031
The Meridian School District will be required to provide a 20' access road to the center
of the backstops of the 4 baseball fields. An approved turnaround will be required at
this point as it is 280' frnm the access road that goes around the school. From that
point of this turnaround the road will then be required to be extended 149' to the East.
This will provide access to provide emergency medical services to the sports complex.
Plans will be re3quircd to be submitted and approved by the Mprirli.rtn Fire Department.
Joseph Silva
Fire Mar~hdl
-----Original Message-----
~'rom: Sonya Watters
Sent: Thursday, October 19, 2006 10:59 AM
To: Joe Silva; Bob Stowe
Subject: Heritage Middle School Lighting CUP
Joe/Bob,
I spoke withe architect on this project and he stated that the only existing driveway for
emergency access is located directly behind the school building to the east next to the
first set of fields. There is no road access to the back soccer & tootball fields. Please
remit comments/conditions to me if the Fire/Police Department has issues with this.
Thanks,
Sonya
~~~~~~~~-~~~~~~---~~~~~~--~~~~~~
Sonya Watters
AssociQtc City Planner
CITY OF MERIDIAN
PldIllllng Department
660 E. Watertower Ln., Ste. 202
Meridian, Idaho 83642
Phone: (208) 884 -553 3 Fax; (208) 888- 68 54 ~---_._._--------------------------
1
Tara Green
From:
Sent:
To:
Cc:
Subject:
Sonya Watters
Monday, October 30, 2006 12:36 PM
Scott Henson
C. Caleb Hood; Machelle Hill; Sharon Smith; Tara Green; Will Berg
RE: Heritage Middle School Ball Field Lighting CUP & V AR Staff Report for 11-2-06
Commission Mtg
Scott,
Please see my reply to your questions below.
Thanks,
Sonya
OCT - - 20;""
. . j.)J
;d
-----Original Message-----
From: Scott Henson [mailto:scotth@lcarch.com]
Sent: Monday, October 30, 2006 8:36 AM
To: Sonya Watters
Subject: RE: Heritage Middle School Ball Field Lighting CUP & VAR Staff Report for 11-2-06
Commission Mtg
. I '. I.., ':'~~..:_~:~ "_ _ ___.,,,
Sonya, Please accept this e-mail as my written comments to the staff report.
Conditions of approval
1.5 How do we obtain a modification to the approved CZC?
Once the Findings of Fact for the CUP are approved by the Commission, you may submit a CZC
modification application for the ball field lighting and revised configuration of the ball fields. It would
be the same application that you submitted previously but the fee would only be $125.
1.6 Since the City is funding the lighting project, the school district has no control over if the
City will chose to fund the lighting of one or both of the proposed fields. The City therefore should
not place conditions for school occupancy (temporary or not) on the completion of the ball field
lighting.
This condition of approval is for the subject CUP for ball field lighting; the CZC approval was for the
school and associated property including fields. Occupancy for the school will not be held up by the
ball field lighting itself; however, please note that the emergency access roads required by the Fire
Department will be required to be in place prior to occupancy.
Please note that the lighting of these fields is not part of the school district's program, it is not for the
school district it is for the City. It is not reasonable to place additional burdens on the school district
for something they are providing at the City's request.
Thank you
Scott Henson, AlA
Lombard-Conrad Architects, P.A.
1221 Shoreline Lane
Boise, Idaho 83702
(208) 345-6677
1
scotth@lcarch.com
-----Original Message-----
From: Sonya Watters [mailto:watterss@meridiancity.org)
Sent: Friday, October 27,20064:37 PM
To: Bill Nary; Caleb Hood; David Moe; Keith Borup; Machelle Hill; Michael Rohm; Sharon Smith; Tara
Green; Ted Baird; Wendy Newton-Huckabay; Will Berg
Cc: Scott Henson
Subject: Heritage Middle School Ball Field Lighting CUP & VAR Staff Report for 11-2-06 Commission
Mtg
Attached is the staff report for the proposed Heritage Middle School Ball Field Lighting (CUP-06-031
& VAR-06-021). This item is scheduled to be on the Planning & Zoning Commission agenda on
November 2, 2006. The public hearing will be held at City Hall, 33 E. Idaho Avenue, beginning at
7:00 pm. Please call or e-mail with any questions.
Scott - Please submit any written response you may have to the staff report to the City Clerk's Office
greent@meridiancity.org , smiths@meridiancity.org , hillm@meridiancity.org , and myself (e-mail or
fax - 888-6854) as soon as possible.
Thank you,
-~-------------~~----------~~~--
Sonya Watters
Associate City Planner
CITY OF MERIDIAN
Planning Department
660 E. Watertower Ln., Ste. 202
Meridian, Idaho 83642
Phone: (208)884-5533 Fax: (208)888-6854 --------------------------------
2
.. . Oct. 24. 2006 3: 22PM
No. 6035 P. 1
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AFFIDAVIT OF SIGN POSTING
RECEIVED
stATE OF Idaho
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COtty of Meridian
Ujo Clerk Office
County of Ada
I, 5'~n- .6I;NJo,/
- ,being first duly swam upon oath, depose and say:
In accordance with the City of Meridian public hearing process listed in UDC 11-
5A-D, I personally posted or attest that the subject property was properly posted
at least ten (10) days prior to the scheduled publiC hearing for
HGIZ,~ AlIfN)L.~ .~~, ANMt4. 4U,/I'rt forthe 111M".)' ()tt( If/dv 'Z
n.s17!P-4/ ,..., P& r ~:z . I have submitted photograph(s)
of the posting to the City, concurrent with this affidavit. The sign(s) will be
removed no later than three (3) days after the pUblic hearing.
Dated this Z -I day of t>& r
,200y
slgnaw~4~
-----
On this ~ If'" day of (J(~h.;J/ , 2001f before me. the
undersigned, a Notary Public in and for said State, personally appeared 50ft
1f,I" "''''YJ known or identified to me to be the Company,
Corporation or Entity that executed the foregoing instrument or the person who
executed the foregoing Instrument on behalf of said Company, Corporation or
Entity, and acknowledged to me that such Company, Corporation or Entity
executed the same,
IN WITNESS WHEREOF, I have hereto set my hand and affixed my
official ..al the day and year in this certificate written.
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Notary Public fo
Residing at
My commission expires: ~. 14, ;'011
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OCT 0 6 2006
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John S. Franden, President
Carol A. MCKee, 1st Vice President
Dave Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
To:
Joint School District #2
911 Meridian
Meridian, 1083642
.,
.:
Subject:
MCUP-06-031
Field Lighting
4990 N. Meridian Rd.
In response to your request for comment, the Ada County Highway District (ACHD) staff
has reviewed the submitted application and site plan for the item referenced above. It has
been determined that the Right-of-Way and Development Services Department does not
have any site specific requirements for you at this time due to the fact that there is no new
access.
If the site plan or use should change in the future, ACHD will review the site plan and may
require improvements to the transportation system at that time.
Prior to final approval you will need to submit plans to the ACHD Development
Review Department.
A traffic impact fee will not be assessed by ACHD.
Prior to the construction or installation of any roadway improvements (curb, gutter,
sidewalk, pavement widening, driveways, culverts, etc) , a permit or license agreement
must be obtained from ACHD.
If you have any questions, please feel free to contact me at (208) 387-6177.
Sincerely,
thtb.t~
Chelsea Kucera
Planning Intern
Right-of-Way and Development Services
CC: Project file
City of Meridian
Utilities
LeA Architects
Ada County Highway District. 3775 Adams Street. Garden City, ID . 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
"'1fI.. ..~... ---....
Development Process Checklist
~
II -
12]Submlt a development application to a City or to the County
0The City or the: County will transmit the development application to ACHD
0The ACHD Planning Review Division will recelve the development application to review
~The Planning Review Division will do 2M of the following:
~Send a "No Review" letter to the applic~nt stating that there are no site specific
requirements at this time. .
OSend a "Comply Witb" letter to the applicant stating that iithe development is within a
planed subdivision or part of a previous development application and that the site specific requirements from the
previous dcvclopmmt also apply to this development application. .
OWtite a Staff Level report analyzing the impacts of the development on the
trawlportation system and evaluating the proposal for its confonnance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the
transportation system and evaluating the proposal for its confonnance to District Policy.
DThe Planning Review Division win hold a Technical Review meeting for aIJ Staff and Commlssloa
Level reportll.
r81For ALL development applications, including those receiving a "No Review" or "Comply With'"
letter:
. The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Review
D1vlsloD for plan review and assessment of impad fees. (Note: jf there are no site improvet11ents required by ACHe, then
architectural plans may be submitted for purposes of impact fee calculation.)
. The applicant is required to get a permit from Construction Services (AClID) for ANY work in the right-of-way, including,
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Zone)
o Driveway or Property Approacb(lI)
. Submit a "Driveway Approach Request" fonn to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
o Working in tbe ACHD Right-or-Way
. Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphalt.
C onst7'llction (SubJivisions)
o Sediment & Erosion Submittal
. At least one week prior to setting up a Pre-Con an Erosion & Sediment Control :-Iarrative: & Plat, done by a Certified Plan
Designer, must be turned into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage Division.
o Idaho Power Compaoy
. Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
o Final Approval from Development Services
. ACHD Construction - Subdivision must have received appmvnl fmm Dndopment Servi('e~ prior to scheduling a Pre-Con.
Project: Heritage Middle School (CUP-06-031 & VAR-06-021)
Location, size of property and existing zoning: The subject property consists of 40 acres and is located
at 4990 N. Meridian Road, in the R-4 zone.
Adjacent Land Use and Zoning:
1. North: Ventana Subdivision (single-family residential), zoned R-8.
2. East Saguaro Subdivision (single-family residential), zoned R-4.
3. South: Across McMillan, recently approved Solitude Subdivision (single-family
residential), zoned R-8.
4. West Vacant, commercial property (Paramount Subdivision), zoned C-G.
Applications: Conditional Use Permit & Variance
Proposed Streets and/or Access to the site: Access to the school is provided from N. Meridian Road.
TIle Fire Department is requesting that the applicant construct an emergency access road to the four ball
fields as part of the subj ect approval, as stated in Exhibit B of the staff report.
Summary of Request: The City of Meridian Parks Department is requesting that schools provide lighted
ball fields for the benefit of the community to increase the nU111ber of fields available for evening sports
activities.
. The applicant is requesting Conditional Use Permit approval for lighted fields adjoining and
within a residential district as required by UDC 11-4-3.14. To minimize, or alleviate the adverse
impacts that this use may pose to nearby residential properties, Staffhas requested as a condition
of approval, that the ball field lights not be lit past 11 pm at night.
. Additionally, the applicant is requesting a Variance from UDC 11-3A-IIC that requires light
fixtures that have a maximum output of 1,800 lumens or more to have an opaque top to prevent
up-lighting and requires that the bulb not be visible and have a full cut-off shield. The applicant
can not comply with this requirement, because the flood lighting that is needed to adequately light
. a ball field requires exposed light bulbs_
Landscaping: None required.
Comprehensive Plan Designation: Public/Quasi-Public
Compliance with Comprehensive Plan: The previously approved public middle school and associated
uses comply with the Comprehensive Plan designation for this property.
History of Previous Actions: A Certificate of Zoning Compliance (CZC-05-075) was approved on June
20, 2005 tor a public middle school.
Outstanding Issue(s) for Commission: None
Staff Recommendation: Staff is recommending approval of the Conditional Use Pennit request for
lighted fields adjoining a residential district, per the staff report. The Commission is not required to make
a recommendation on the Variance request
Notes:
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
DATE
November 2, 2006
ITEM #
11
PROJECT NUMBER
CUP 06-031
Heritage Middle School
PROJECT NAME
NAME (PLEASE PRINT)
FOR AGAINST NEUTRAL
-