HomeMy WebLinkAboutCole Valley ChristianCUP02015
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. CUP -02-015
REQUEST CONDITIONAL USE )
PERMIT FOR CONVERSION OF AN ) RECOMMENDATION TO CITY
OFFICE INTO A PRIVATE ) COUNCIL
SCHOOL IN A L-O ZONE )
)
JEFFREY L. KING,
Applicant
1.The property is located at 200 E. Carlton, Meridian.
2.The owners of record of the subject property are Timothy and Carol Mussell and Vernon
Chitwood.
3.Applicant is Jeffrey L. King of Boise.
4.The subject property is currently zoned L-O. The zoning district of L-O is defined within
the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5.The Applicant requests the conditional use permit for conversion of an existing office
into a private junior/senior high school. The L-O zoning designation within the City of
Meridian Zoning and Development Ordinance requires a conditional use permit be
obtained for most uses including those requested by the Applicant. (Meridian City
Zoning and Development Ordinance, Section 11-8-1).
6.The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
7.The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
8.The Planning and Zoning Commission recognize the concerns of Warn and Mavis Culver
who expressed opposition to the request in their letter of May 23, 2002.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested conditional use permit as requested by
the Applicant for the property described in the application, subject to the following:
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
CONVERSION OF AN EXISTING OFFICE INTO A JUNIOR/SENIOR HIGH SCHOOL – JEFFREY KING -
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Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
1.Trash Enclosure: The proposed site plan does not include a trash enclosure on the
gymnasium lot. The only trash enclosure shown is the existing enclosure at the office
building, which is over 250 feet from the proposed gymnasium. Staff finds that a trash
enclosure should be added to the gymnasium lot and screened in accordance with
Applicant shall come to an agreement with SSC regarding size
Ordinance 11-12-1-C.
and dimension specifics on trash enclosure to be placed in the area of the planned
gymnasium.
2.Signs: No information regarding planned signage was provided with the application.
The Applicant should present information at the hearing regarding the number, location,
and maximum size of any proposed signs—wall-mounted or freestanding. All such signs
will require a separate sign permit and will be subject to design review by P&Z staff.
Given the historic nature of the structure and its relationship to Old Town, context-
sensitive signage is important to blend with the character of the building.
3.Parking: The proposed use requires 215 parking spaces, but only 159 spaces are
provided on the subject property, with an additional 33 available via a cross-parking
Applicant must either file a Variance
agreement, leaving a deficit of 23 parking stalls.
application with the Planning and Zoning department to accompany the application to
Council, or modify the site plan to show the required number of parking spaces.
The
Applicant should address the anticipated parking demand for the office uses that will
remain, as well as the proposed school. Upon satisfactory resolution of the parking
demand versus supply issue, staff would support a Variance to the parking requirements.
Also, the Applicant should supply written verification that the Apostolic Bible Church is
and should work to finalize such cross-
amenable to the cross-parking agreement
parking agreement.
4.Planters/Parking Lot: The proposed site plan does not include planters within the interior
of the parking lot. The parking lot is existing and is being modified less than 50%.
Therefore, staff finds that the requirements of Ordinance 12-13-11-4-B apply to this
project, which means that the perimeter landscaping and street buffers are required, but
the internal islands are not required until the parking lot is replaced or altered more than
50%. The perimeter landscape strips shown on the proposed landscape plan are sufficient
to meet this requirement.
5.Existing Trees: The existing large maple trees along E. 2 ½ Street, adjacent to the
proposed gym, shall be protected during construction as noted on the proposed plan.
Applicant should verify that the proposed new trees are sufficient to mitigate for the one
existing tree proposed for removal. The existing trees surrounding the Meridian Office &
Convention Center shall also be protected and retained.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
CONVERSION OF AN EXISTING OFFICE INTO A JUNIOR/SENIOR HIGH SCHOOL – JEFFREY KING -
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6.Additional Landscaping: Many of the existing landscape strips contain trees, but the
ground surrounding them is left heavily populated by weeds. Additional landscaping
must be added to all such areas so that all landscape areas are fully vegetated with grass,
shrubs, and/or vegetative groundcover. A pressurized irrigation system will be required
to all landscape areas. This will require some modifications to the existing pressurized
irrigation system, as the current system provides bubblers to the trees only, but does not
currently water the ground.
7.Existing Structures: The proposed gymnasium site contains two existing structures,
which it appears will be demolished as part of this project. The Applicant should verify
whether or not the existing structures will be demolished when the gymnasium is built.
8.Handicapped parking: The Applicant’s architect (CTA Architects) shall verify at the next
public hearing whether or not the proposed site plan meets the requirements of the
Americans with Disabilities Act, and if not, provide a revised site plan showing how the
parking will be modified.
9.Building Height: The proposed gymnasium shall not exceed thirty-five (35) feet high per
the Maximum Building Height shown in Ordinance 11-9-1. Building elevations were
submitted with the application, but the height is difficult to read, though it appears that it
may be 33’-6”. The Applicant should verify the actual height during the public hearing.
Applicant shall, prior to the City Council hearing, present a revised elevation plan that
shows more variation to the gym design on the Carlton Street side and a revised site
plan showing the planned trash enclosure.
10.Setbacks: The proposed structure is subject to all required setbacks of Ordinance 11-9-1
for the L-O zone. The submitted site plan appears to meet all of the required setbacks.
11.Water/sewer: This facility is currently served by the City of Meridian’s sanitary sewer
and water systems. Existing sanitary sewer and water assessments will be compared with
the anticipated impact, to determine whether additional assessments are warranted. If
additional assessments are warranted, Applicant shall pay for them with the issuance of
his building permit for tenant improvements.
12.As part of a conditional use permit, the City of Meridian may impose additional
restrictions/conditions.
13.Existing trees shall be protected and retained in accordance with Meridian City Code 12-
13-13.
14.Off-street parking shall be provided in accordance with the City of Meridian Zoning and
Development Ordinance and/or as detailed in site-specific requirements. All parking and
areas of circulation shall be improved with a hard surface in accordance with Meridian
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
CONVERSION OF AN EXISTING OFFICE INTO A JUNIOR/SENIOR HIGH SCHOOL – JEFFREY KING -
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City Code 11-13-4-D, and shall be installed and striped in accordance with the approved
site plan and Ordinance 11-13-4-D, -F.
15.All construction and site improvements shall conform to the requirements of the
Americans with Disabilities Act.
16.A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10 1 91) for all off-street parking
areas. All drainage water is to be maintained on-site. Storm water treatment and disposal
must be designed in accordance with Department of Environmental Quality 1997
publication Catalog of Storm Water Best Management Practices for Idaho Cities and
Counties and City of Meridian standards and policies. Off-site disposal into surface
water is prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The Applicant is
responsible for filing all necessary applications with the Idaho Department of Water
Resources regarding Shallow Injection Wells.
17.All exterior lighting, whether attached to the building or located within the parking lot,
shall be down-shielded or otherwise altered so that the light does not spill over onto
adjacent properties or right-of-way. All parking lot lighting shall be in accordance with
Ordinance 11-13-4-C.
18.All signage shall be in accordance with the standards set forth in Section 11-14 of the
City Zoning and Development Ordinance or as specifically approved. All signage is
subject to design review and shall require separate permits.
19.Provide five-foot-wide pedestrian walkways in accordance with City Ordinance.
20.Screen trash areas on at least three (3) sides. Coordinate screened trash enclosure
locations and construction requirements with Sanitary Service Company and provide a
letter of approval from their office when applying for a Certificate of Zoning Compliance
(CZC).
21.Per Ordinance 11-17-4-B., a conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City Council.
During this time, the permit holder must acquire building permits and commence the
construction of permanent footings or structures. Time extensions are allowed per the
ordinance.
Adopt the Recommendations of the ACHD as follows:
22.Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. The Applicant should replace any
unused curb cuts on 2 ½ Street or Carlton Avenue with standard curb, gutter and concrete
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
CONVERSION OF AN EXISTING OFFICE INTO A JUNIOR/SENIOR HIGH SCHOOL – JEFFREY KING -
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sidewalk to match existing improvements. Contact Construction Services at 387-6280
(with file number) for details.
23.Comply with all Standard Conditions of Approval.
24.Any existing irrigation facilities shall be relocated outside of the right-of-way.
25.All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
26.All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
27.The Applicant shall submit revised plans for staff approval, prior to issuance of building
permit (or other required permits), which incorporates any required design changes.
28.Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
29.Payment of applicable road impact fees are required prior to building construction in
accordance with Ordinance #195, also known as Ada County Highway District Road
Impact Fee Ordinance.
30.It is the responsibility of the Applicant to verify all existing utilities within the right-of-
way. Existing utilities damaged by the Applicant shall be repaired by the Applicant at no
cost to ACHD. The Applicant shall be required to call DIGLINE (1-800-342-1585) at
least two full business days prior to breaking ground within ACHD right-of-way. The
Applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD
conduits (spare or filled) are compromised during any phase of construction.
31.No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the Applicant or the Applicant’s authorized representative and an
authorized representative of the Ada County Highway District. The burden shall be upon
the Applicant to obtain written confirmation of any change from the Ada County
Highway District.
32.Any change by the Applicant in the planned use of the property which is the subject of
this application, shall require the Applicant to comply with all rules, regulations,
ordinances, plans, or other regulatory and legal restrictions in force at the time the
Applicant or its successors in interest advises the Highway District of its intent to change
the planned use of the subject property unless a waiver/variance of said requirements or
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
CONVERSION OF AN EXISTING OFFICE INTO A JUNIOR/SENIOR HIGH SCHOOL – JEFFREY KING -
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other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
Adopt the Recommendations of the Meridian Fire Department as follows:
33.Phase II of the project will require a new fire hydrant to be installed at Washington & 2½
Street to service the new gym. Educational facilities require a fire-flow of 1500 GPM
plus the amount required by the fire sprinkler system.
34.Operational fire hydrants and temporary or permanent street signs are required before
combustible construction begins.
35.Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
36.All internal roads shall have radii of 28’ inside and 48’ outside radius.
37.All internal access roads within the project shall have a clear driving surface with a
minimum width of 20’.
38.The Meridian Fire Department requires a fire access road around the proposed building.
Such road must have a 20’ wide access road around the building during all phases of
construction. The base will have to be a minimum of 6” pit run with a top layer of 2” of
¾” crushed gravel.
39.The existing fire sprinkler system will be required to be upgraded to provide coverage in
areas affected by the remodeling process per national Fire Protection Standard 13.
40.The existing fire alarm will be required to be upgraded to provide coverage in areas
affected by the remodeling process per National Fire Protection Standard 72.
41.The gymnasium will be required to comply with the Fire Code requirements for
educational occupancies.
42.All modifications to the building will have to comply with the Building Code.
Adopt the Recommendations of the Central District Health Department as follows:
43.If a cafeteria for students is proposed, plans shall be submitted to and approved by
CDHD.
Ly/Z:\Work\M\Meridian\Meridian 15360M\Recommendations\CUP02015ColeSchool.doc
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
CONVERSION OF AN EXISTING OFFICE INTO A JUNIOR/SENIOR HIGH SCHOOL – JEFFREY KING -
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