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STAFF REPORT
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIJI?t,"!)fF . f' . .-"
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Hearing Date: April 19, 2007
(Continued from March 15,2007)
TO:
FROM:
Planning & Zoning Commission
Sonya Watters, Associate City Planner
(208) 884-5533
;;y,.
SUBJECT:
Joint School District No.2, Jabil Subdivision
. CUP-07-003
Conditional Use Permit for a public/quasi.public use in an I-L zone, by Joint
School District No.2.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Joint School District No.2, is requesting Conditional Use Permit (CUP) approval for a
public/quasi-public use in an I-L zone. The proposed use will consist of a new high school, high school
administration offices, general classrooms, and vocational technology programs for the Joint School
District No.2. The site consists of 33.32 acres and is currently zoned I-L (Light Industrial). The
subject property is located at 1303 E. Central Drive, on the south side of E. Central Drive and the west
side of S. Locust Grove Road, in the southwest l,4 of Section 18, Township 3 North, Range 1 East.
This property is within the City's Urban Service Planning Area and is currently within the corporate
boundaries of the City.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested CUP application below. Staff recommends
approval of CUP-07-003 for the Joint School District No.2, as presented in the Staff Report for the
hearing date of April 19, 2007, subject to the conditions listed in Exhibit B.
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number CUP-07-
003, as presented in the staff report for the hearing date of April 19, 2007, with the following
modifications to the conditions of approval: (add any proposed modifications). I further move to
direct Staff to prepare an appropriate findings document to be considered at the next Planning and
Zoning Commission hearing on April 5, 2007.
Denial
After considering all Staff, Applicant, and public testimony, I move deny File Number CUP-07-003,
as presented during the hearing on April 19, 2007, for the following reasons: (you must state specific
reasons for denial and what the applicant could do to obtain your approval in the future). I further
move to direct Staff to prepare an appropriate findings document to be considered at the next
Planning and Zoning Commission hearing on April 5, 2007.
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number CUP.
07-003 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:
Joint School District No2 Jabil Sub - CUP-07-003
PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
1303 E. Central Drive
Lots 1 & 2, Block 1, of Jabil Subdivision
b. Owner/Applicant:
Joint School District No.2
911 N. Meridian Road
Meridian, ill 83642
c. Applicant's Representative:
Ed Daniels, Hummel Architects, PLLC
2785 Bogus Basin Road
Boise, ill 83702
d. Present Zoning: I-L (Light Industrial)
e. Present Comprehensive Plan Designation: Industrial
f. Description of Applicant's Request: The Applicant is requesting Conditional Use Permit (CUP)
approval for a public/quasi-public use in an I-L zone. The proposed use will consist of a new high
school, high school administration offices, general classrooms, and vocational technology
programs for the Joint School District NO.2.
1. Date of Site Plan (Exhibit A): November 18, 2006
2. Date of Landscape Plan (Exhibit A): August 14,2006
g. Applicant's Statement/Justification: Adequate parking for the proposed use will be provided
around the building. The high school is scheduled to open for Fall 2007 classes with future
classes opening in Fall 2008, pending a successful bond election in 2007. We feel this project will
compliment and improve the guide to future growth and development for the City of Meridian.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a conditional use as determined per City
Ordinance. By reason of the provisions of UDC 11-5B-6, a public hearing is required before the
Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: February 26,2007 and March 12, 2007
c. Radius notices mailed to properties within 300 feet on: February 16, 2007
d. Applicant posted notice on site by: March 8, 2007
6. LAND USE
a. Existing Land Use(s): Vacant building (previously Jabil Circuits)
b. Description of Character of Surrounding Area: This area currently contains commercial and
public/quasi-public uses to the north and west of the site. East of the site, an overpass will be
constructed in the near future to extend Locust Grove Road over the freeway.
c. Adjacent Land Use and Zoning
1. North: Idaho State Law Enforcement, zoned C-G
2. East: Rural residential properties, zoned RUT, Rl, & R2 (Ada County)
3. South: 1-84; across 1-84: commercial properties and vacant land, zoned C-G, L-O, & RUT
(Ada County)
4. West: United Heritage Insurance and vacant property, zoned C-G
d. History of Previous Actions:
Joint School District No2 Jabil Sub - CUP-07-003
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
>> This property was annexed into the City with an I-L zone in 1999 (AZ-99-001). A
Development Agreement was recorded for the property at that time referenced as Instrument
No. 99050962.
>> A PreliminarylFinal Plat that contained the subject two lots was approved in 2003 (PFP-03-
005) as Jabil Subdivision.
>> A Certificate of Zoning Compliance (CZC-06-157) was approved in 2006 that allowed the
existing structure to be converted into warehousing and auxiliary office space for the Joint
School District No.2.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: This building is already serviced.
Location of water: This building is already serviced.
Issues or concerns: None.
2. Vegetation: Site contains landscaping approved with Jabil Circuits & Jabil Subdivision
3. Floodplain: The site is not within the floodway but portions of the site are within a mapped
AE and X5 flood zone. The Nine Mile Creek was rerouted with the previous application on
this site, but the LOMAR has not been filed to reflect the changed flood zone.
4. Canals/Ditches Irrigation: The Nine Mile Creek runs along the southwest comer of the site.
5. Hazards: NA
6. Existing Zoning: I-L
7. Lot Size: 33.32 acres
f. Conditional Use Information:
1. Non-residential square footage: 325,500 +/- square feet
2. Existing building height: 32 feet 8 inches
3. Number of residential units: 0
4. Proposed Hours of Operation: 6:00 a.m. to 11 :00 p.m. (7 days a week)
g. Off-Street Parking:
1. Parking spaces required: 945
2. Parking spaces provided: 1600
h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the
subject site is currently provided from E. Central Drive.
7. COMMENTS MEETING
On February 23, 2007, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present included: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services
Company. Staff has included comments, conditions, and recommended actions in Exhibit B below.
8. ZONING ORDINANCE
a. Allowed Uses in Industrial Districts: UDC Table 11-2C-2 lists the permitted, accessory,
conditional, and prohibited uses in the I-L zoning district. A public/quasi-public use is listed as a
Joint School District No2 Jabil Sub - CUP-07-003
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF APRIL 19,2007
conditional use in the I-L zone. The proposed use of the property for a high school, high school
administration offices, general classrooms, and vocational technology programs qualifies as a
public/quasi-public use per UDC ll-IA-l. Unified Development Code ll-lA-l defIDes
public/quasi.public uses as follows: "The use of a site for a public purpose or public facility,
including municipal, state and federal services."
b. Purpose Statement of Zone: The purpose of the Industrial District is to provide for convenient
employment centers of light manufacturing, research and development, warehousing, and
distributing. In accord with the Meridian Comprehensive Plan, the I-L district is intended to
encourage the development of industrial uses that are clean, quiet and free of hazardous or
objectionable elements and that are operated, entirely, or almost entirely, within enclosed
structures. Accessibility to transportation systems is a requirement ofthis district.
9. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as 'Industrial'. In
Chapter VII of the Comprehensive Plan, 'Industrial' areas are anticipated to provide a range of industrial
uses to support industrial and commercial activities and to develop with sufficient urban services. In light
industrial areas, uses may include warehouses, storage units, light manufacturing, and incidental retail and
offices uses.
Staff finds that the proposed use currently does not explicitly meet the purpose and intent of the industrial
designation definition as stated within the Comprehensive Plan. However, the applicant is in the process
of requesting an amendment to the Comprehensive Plan Future Land Use Map to change the industrial
designation on the subject property to commercial (CPA-07-004). A rezone (RZ-07-004) is requested
concurrently with the CPA to change the zoning of the property from I-L to C-G. If the Future Land Use
Map designation is changed to commercial, the proposed use of the property will explicitly comply with
the purpose and intent of the amended Comprehensive Plan.
Staff believes that the proposed use of the property will be explicitly consistent with the Comprehensive
Plan, if the Future Land Use Map is amended to reflect a commercial designation for the subject
property. Further, staff believes that the proposed use will be more compatible with the existing
commercial and residential uses adjacent to this property than an industrial use would be. Staff
recommends that the Commission rely on any verbal or written testimony that may be provided at the
public hearing when determining if the applicant's request is appropriate for this property.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation: Staff is supportive of the proposed use on
the subject property, with the following comments:
CUP ANALYSIS
The proposed use of the subject property for a high school, high school administration offices,
general classrooms, and vocational technology programs is considered a public/quasi-public use.
Public/quasi-public uses require CUP approval in the I-L zone per UDC 11-2C-2. This site was
formerly the Jabil Circuits site and was improved per City standards at that time for site and
landscape requirements. The applicant is not proposing any new construction or changes to the
site or landscaping at this time, only a change in use. Staff believes that the proposed use is an
appropriate use for this property and will more closely represent the intent of the Comprehensive
Plan if the upcoming Comprehensive Plan Map Amendment to "Commercial" & Rezone to C-G
are approved. That being said, until and if the Comprehensive Plan Amendment and Rezone to C-
G are approved for this site, no additional non-industrial uses should be allowed. Staff believes
that this is the maximum amount of a public/quasi-public use that should be allowed on this
property without a rezone to a more appropriate district (e.g. - C-G or even L-O).
Joint School District No2 Jabil Sub - CUP-07-003
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
Access: There are currently two access points to this site provided from E. Central Drive, no new
access points are requested or approved with this application. This is a large building that will
contain multiple users. The Fire Marshall has commented that as a condition of approval for
the subject CUP, that the proposed drive aisle on the west side of the building be converted
to a private street for addressing purposes of future tenants in the rear and side portions of
the existing building. This requirement includes the following: submitting a Private Street
application and fees to the Planning Department; review and approval of the private street names
from the Ada County street name committee; installation of private street signs at intersections
throughout the development; and, posting the private streets as fire lanes.
Parking: The subject property currently has 1600 parking spaces on the site. The gross floor
area of the portion of the building proposed to be used by the School District is 325,500 +/-
square feet (the total building square footage is 472,500+/-). In the current I-L zone, only 163
stalls are required. In either the existing I-L or the proposed C-G zone, the existing parking on the
site exceeds that required by the zone per UDC 11-3C-6B. Staff is recommending that 64
bicycle parking spaces (1 bicycle space per every 25 vehicle parking spaces) be provided on
the site in accordance with UDC 11-3C-6G.
Landscaping: The landscape plan submitted with this application, prepared by Hummel
Architects, entitled "Jabil Building/District Services Center," dated 8-14-06, shows the existing
landscaping on the site. The existing landscaping was approved with the J abil Circuits
development. Staff finds that the existing landscaping sufficiently complies with UDe II-3B,
Landscaping Requirements. No changes to the landscape plan are requested by Staff
Hours of Operation: The applicant stated in the application that the hours of operation will be
from 6 am to 11 pm, 7 days a week. The applicant did clarify that the actual school hours would
be from 7 am to 4 pm, Monday thru Friday. The reason for the extended hours requested by the
applicant is that it is anticipated that the facility may be used occasionally for community
functions.
Certificate of Zoning 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). To ensure that all of the conditions of approval listed in
Exhibit B are complied with, the Applicant will be required to obtain CZC approval from the
Planning Department prior to commencement of the proposed use. All required improvements
must be installed prior to occupancy.
The subject CUP approval is only for the uses proposed in this application and for the portion of
the building proposed to be used by the Joint School District No.2. All future uses in the portion
of the building labeled as "State University Classrooms" shall obtain CZC approval prior to the
commencement of the use.
b. Staff Recommendation: Staff recommends approval of CUP-07-003 for the Joint School
District No.2, as presented in the Staff Report for the hearing date of April 19, 2007, based
on the Findings of Fact as listed in Exhibit C and subject to the conditions of approval listed
in Exhibit B.
11. EXHffiITS
A. Drawings
1. Vicinity Map
2. Site Plan (Dated: November 18, 2006)
3. Landscape Plan (Dated: August 14,2006)
Joint School District No2 Jabil Sub - CUP-07-003
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Required Findings from Unified Development Code
Joint School District No2 Jabil Sub - CUP-07-003
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
A. Drawings
1. Vicinity Map
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Exhibit A
Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
2. Site Plan (Dated November 18, 2006)
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Exhibit A
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
3. Landscape Plan (Dated August 14,2006)
JABIL BUILDING I DISTRICT SERVICES CENTER
1303 E Central Drive
Meridian, Idaho 83642
IiHUMMEL
Meridian Joint School District No.2
91l Herld;;kI"IRd. HllI'idlan,ldlh"a)(Iof.2 (~OIl)~~-"'SOO
SITE DATA:
PARKING,
ExhitiflS' Parking Stalls: 1,600
Handicap StllJls~ 22
Compact S[J,II:5~ Nor'le
R~ujrtld Parking Sctlls: 475
CAl..CULATIO'
Stn!Iet: TretM~ )(
Lineal Feet or S
Width of Street
Scum 82'
Width of Parldr
smp:i; Nort:h 73
Buffer' Between
NUmMi"r;rf'piVl
Pet'Cent of Pill'"k
LandscaplnlF A,
Total Number ~
1n:!II!S Specl~"
and coniferous rr~
Not[!: No Rernov
A R. (; l-l I TEe T 5 f' l L C
178Sq.~""C4d Elua.o:,I,"',I""RJ7Q2
C:ro&:fJ.4l-1S23
BUILDING S121:: +/- 357.373 Sq. Ft.
SETBACKS: North Min. 101'-2'", ~ Mil1,309'.2",
South l'1in_:230'.(I", West 436'.5"
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Exhibit A
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The Applicant shall comply with all conditions of approval of the Annexation & Zoning (AZ-99-
001 & Development Agreement Inst. No. 99050962) of this property and the plat for Jabil
Subdivision (PFP-03-005) and any other previous conditions of approval for this site. The Site
Plan labeled Composite Site Plan, prepared by Hummel Architects, dated November 18, 2006, is
approved subject to the conditions listed below.
1.2 Provide a minimum of 64 bicycle parking spaces on the site per UDC 11-3C-6G. Provide the
bicycle parking in compliance with the location and design standards for bicycle parking facilities
listed in UDC 11-3C-5C.
1.3 A Private Street application and fees shall be submitted with the CZC application for approval of
converting the existing drive aisle on the west side of the building to a private street, per
requirement of the Fire Marshall. The applicant shall obtain approval of the private street names
from the Ada County street name committee; install private street signs at intersections
throughout the development, at locations required by the Fire Marshal; and, post the private
streets as fire lanes, as required by the Fire Marshal.
1.4 The landscape plan prepared by Hummel Architects on August 14, 2006, entitled "Jabil
Building/District Services Center," shown in Exhibit A, is approved as submitted. No changes to
the existing landscaping on the site were proposed or required with this application.
1.5 To ensure that all of the conditions of approval for the subject CUP are complied with, the
Applicant shall be required to obtain a Certificate of Zoning Compliance (CZC) permit from the
Planning Department prior to the commencement of the proposed use(s).
1.6 The subject CUP approval is only for the uses proposed in this application and for the portion of
the building proposed to be used by the Joint School District No.2. All future uses in the portion
of the building labeled as "State University Classrooms" shall obtain CZC approval prior to the
commencement of the use.
1.7 All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
proposed development.
1.8 No signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance.
1.9 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 business 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 Public Works has not concerns with the change of use proposed with this application.
2.2 Prior to any future development of this site, a LOMAR shall be submitted to the Public Works
Department, prior to issuance of a building permit, that reflects the changes associated with the
rerouting of the Nine-Mile Creek.
3. FmE DEPARTMENT
3.1 For all fire lanes provide signage, "No Parking Fire Lane".
3.2 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
Exhibit B Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
3.3 Maintain a separation of5' from the building to the dumpster enclosure.
3.4 Provide a Knox box entry system for the complex prior to occupancy.
3.5 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.6 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.7 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.8 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fITe apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183
m).
3.9 This site is required to have a single fITe alarm system and a single fire sprinkler system for the entire
building.
3.10 The address for the site shall be posted on the face of the building in 10- inch tall numbers.
3.11 The west drive aisle shown on the site plan shall be converted to a private street for addressing
purposes for tenants in the rear portion ofthe existing building.
3.12 The fIre hydrant at the southwest corner of the site shall be rotated to face the main fire lane.
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
4.2 Any loading areas shall be separated from all public parking areas.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. SANITARY SERVICES COMPANY
1. SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 As of the print date of this report, no comments have been received from ACHD on this
application. ACHD is waiting for results from a Traffic Impact Study (TIS) to issue a report.
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
C. Required Conditional Use Permit Findings from UDC
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.
Staff finds that the existing building on the site is large enough to accommodate the uses
proposed by the School District.
There are 1600 parking stalls currently on this site. The amount of parking provided far exceeds
the number of spaces required by the zone. Staff finds that the project should have more than
enough parking for the proposed use.
Staff also fmds that the subject property meets the dimensional and development regulations of
the I-L district. Staff recommends the Commission rely on Staffs analysis and any oral or written
public testimony provided when determining if this 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.
Staff finds that the Comprehensive Plan designation for this property is Industrial. Staff finds that
the proposed uses do not explicitly meet the purpose and intent of the industrial designation
defmition as stated within the Comprehensive Plan. However, the applicant is in the process of
requesting an amendment to the Comprehensive Plan Future Land Use Map to change the
industrial designation on the subject property to commercial (CPA-07-004). A rezone (RZ.07-
004) is requested concurrently with the CPA to change the zoning of the property from I-L to C-
G. If the Future Land Use Map designation is changed to commercial, the proposed use of the
property will explicitly comply with the purpose and intent ofthe amended Comprehensive Plan.
Further, the proposed use is generally harmonious with the requirements of the UDC, as
public/quasi-public uses are conditionally allowed in the I-L district (See Sections 8 and 10 above
for more information regarding the requirements for this use).
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
use of the property should be compatible with other uses in the general neighborhood and with
the existing and intended 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.
Staff fmds 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.
Exhibit C
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 19,2007
Staff fmds that sanitary sewer, domestic water, refuse disposal, and 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 will be financing any improvements required for development. Staff
finds there will not be excessive additional requirements at public cost and that the proposed use
will not be detrimental to 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 and noise will increase with the approval of a high school and
associated uses 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 proposed use will
create excessive noise, smoke, fumes, glare, or odors. Staff fmds that the proposed uses will not
be detrimental to people, property, or the general welfare of the area.
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 subdivision that should be brought to the Commission'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.
Exhibit C
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