HomeMy WebLinkAboutWillowcreek Elementary CUP-09-005 DES-09-009 ALT-09-012CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF E IDIAN~--
LAW AND I D A H O
DECISION & ORDER
In the Matter of Conditional Use Permit for a Public Education Institution in an R-4
Zoning District, by Joint School District No. 2.
Case No(s). CUP-09-005; DES-09-009 & ALT-09-012
For the Planning and Zoning Commission Hearing Date of: July 23, 2009 (Findings on
August 6, 2009 agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of July 23, 2009,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of July 23, 2009,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of July 23,
2009 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of July 23, 2009, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified
Development Code codified at Title 11 Meridian City Code, and all current zoning maps
thereof. The City of Meridian has, by ordinance, established the Impact Area and the
Amended Comprehensive Plan of the City of Meridian, which was adopted August 6,
2002, Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-09-005, DES-09-009 & ALT-09-012
Page 1
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Commission Chair and City Clerk and then a copy served by the
Clerk upon the applicant, the Planning Department, the Public Works Department and
any affected party requesting notice.
7. That this approval is subject to the Conditions of Approval in the attached Staff Report
for the hearing date of July 23, 2009, incorporated by reference. The conditions are
concluded to be reasonable and the applicant shall meet such requirements as a condition
of approval of the application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City
Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein
adopted, it is hereby ordered that:
The applicant's Conditional Use Permit as evidenced by having submitted a Site Plan
Landscape Plan and Elevations, attached in the Staff Report as Exhibit A, is hereby
conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of July 23, 2009, incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
and acquire building permits and commence construction of permanent footings or
structures on or in the ground. For conditional use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. If the successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the termination of the
period in accord with 11-SB-6.G.1, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the
Commission maybe granted. With all extensions, the Director or Commission may
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-09-005, DES-09-009 & ALT-09-012
Page 2
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review maybe filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which maybe adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of July 23, 2009.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-09-005, DES-09-009 & ALT-09-012
Page 3
6~
By action of the Planning & Zoning Commission at its regular meeting held on the
day of , 2008.
COMMISSIONER DAVID MOE
(Chair)
COMMISSIONER MICHAEL ROHM
COMMISSIONER WENDY NEWTON-HUCKABAY
COMMISSIONER TOM O'BRIEN
VOTED
VOTED Ct,,,
VOTED
VOTED
COMMISSIONER JOE MARSHALL VOTED
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CHAIRMAN DAVID E
Attest:
Tar Green, Deputy City Clerk
Copy served upon Applicant, The Planning Department, Public Works Department and City
Attorney.
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City Clerk's Office
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-09-005, DES-09-009 & ALT-09-012
Page 4
STAFF REPORT Hearing Date: July 23, 2009
(Continued from May 21 and June 4, 2009)
E IDIAN~--
TO: Planning & Zoning Commission I D A H O
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: CUP-09-005; DES-09-009 & ALT-09-012 -Willowcreek Elementary
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Joint School District No. 2, has applied for Conditional Use Permit (CUP) approval for a
Public Education Institution in an R-4 zone. Concurrently, the applicant is requesting design review
approval in accordance with the UDC and the Meridian Design Manual. Further, alternative compliance is
also requested because more than 50 percent of the parking is located between the building fagade and the
abutting public streets.
2. SUMMARY RECOMMENDATION
Staff is recommending approval of the proposed development subject to the conditions of approval listed in
Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C. The Meridian Planning
and Zoning Commission heard this item on July 23. 2009. At the public hearing. the Commission
voted to approve CUP-09-005.
a. Summary of Commission Public Hearing:
i. In favor
ii. In opposition: None
iii. Commenting: Wayne Thowless
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Kev Issues of Discussion by Commission:
i. None
c. Kev Commission Changes to Staff Recommendation:
i. None
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-09-005, as
presented in the staff report for the hearing date of July 23, 2009 with the following modifications: (Add any
proposed modifications.) Ifurther move to direct Staff to prepare an appropriate findings document to be
considered at the next Planning and Zoning Commission meeting on August 6, 2009.
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-09-005, as
presented during the hearing on July 23, 2009, for the following reasons: (you must state specific reasons for
denial and what the applicant could do to obtain your approval in the future).
Continuance
I move to continue File Number CUP-09-005 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
Willowcreek Elementary CUP-09-005, DES-09-009 & ALT-09-012 PAGE 1
4. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 2500 W. Tango Creek Drive, in Section 26, Township 4 North, Range 1 West.
B. Owner/Applicant:
Joint School District No. 2
1303 E. Central Drive
Meridian, Idaho 83642
C. Representative:
LKV Architects
2400 E. Riverwalk Drive
Boise, Idaho 83706
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
5. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the Planning
& Zoning Commission on this matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: May 4 and 18, 2009; July 6 and 20, 2009
C. Radius notices mailed to properties within 300 feet on: Apri130, 2009 and July 2, 2009
D. Applicant posted notice on site by: May 7, 2009
6. LAND USE
A. Existing Land Use(s): The subject site is currently vacant land; zoned R-4.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: The subject site is primarily
surrounded by residential subdivisions and a mix of commercial development adjacent to Chinden
Boulevard.
1. North: Chinden Boulevard (SH 20/26)
2. East: Commercial Buildings and Single Family Residential, zoned L-O and R-4
3. South: Single Family Residential, zoned R-4
4. West: Single Family Residential, zoned R-4
C. History of Previous Actions: The subject lot is a legal parcel created with the Silverleaf Subdivision.
The site is subject to the previous approvals and conditions that govern this site. The approvals include
AZ-04-024, PP-04-031, CUP-04-033, FP-OS-025 and DA instrument # 105010990.
D. Utilities:
1. Public Works:
a. Location of sewer: This site is currently served from W Tango Creek Dr.
b. Location of water: This site is currently served from W Tango Creek Dr.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: Simpson Lateral parallels the southern property boundary and is currently
Willowcreek Elementary CUP-09-005, DES-09-009 & ALT-09-012 PAGE 2
tiled per City ordinance.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: NA
4. Topography: NA
7. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Public/Quasi-Public" on the Comprehensive Plan Future Land Use Map.
Public/Quasi-Public areas are defined in the Comprehensive Plan as follows, "Areas are designated to
preserve and protect existing private, municipal, state, and federal lands for area residents and visitors. This
category includes churches and public lands (excluding parks and schools) within the Area of Impact. Upon
redevelopment of such properties, a change in designation and use may be appropriate. The redevelopment
of these areas should be guided by the intensity of the existing use, the underlying zoning of the property,
the surrounding land uses, the location of the property, and transportation issues associated with the
proposed development of the property. The appropriate land use designation and accompanying zoning for
these areas will be determined by City Council on a case by case basis."
Areas are designated throughout the Area of Impact which provides educational opportunities, community
gathering places and green space. Chapter 6 of the Comprehensive plan describes elementary schools being
sited on acreages of 10-12 acres. The subject site consists of 10 acres of land. Further, the future land use
map identifies this site as a location for a future school site. Staff believes the proposed use is consistent
with the Comprehensive Plan Future Land Use Map.
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends, desirable
goals and objectives, or desirable future situations for each planning component." Staff has reviewed the
subject PP application and offers the analysis and recommendations contained herein for the Commission
and Council's consideration.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed use (staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for
the provision of all public services.
The City of Meridian plans to provide municipal services to the subject property in the following
manner.•
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD) and ITD. This service will not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter VI, Goal I, Objective B, Action 2 -Require elementary schools to be sited in locations that
are safe for the children, easily accessible by the public and provide a visual and "user-friendly
Willowcreek Elementary CUP-09-005, DES-09-009 & ALT-09-012 PAGE 3
benefit to the neighborhood. Elementary schools should not be "hidden" within subdivisions or
otherwise made inaccessible to the public. The City encourages all schools to have public street
frontage.
The subject school site was planned in conjunction with the Silverleaf Subdivision. The proposed
school is located on the fringe of several residential subdivisions and provides great visibility and
accessibility for the public. The site fronts on a predominant corner and parallels N. Long Lake
Way which provides signalized access to Chinden Boulevard (SH2O/26).
• Chapter VII, Goal N, Objective C, Action 2 -require screening and landscape buffers on all
development requests that are more intense than adjacent residential properties.
Although the school site is zoned R-4, the proposed use on the site is more intense than the adjacent
residential properties. The applicant is proposing to construct a 20 foot wide landscape buffer
planted with trees and lawn and the future building is setback from the property line 45 feet. In
addition the proposed building is to be constructed as a single story building which staff believes
fits in with the context of the single family homes in the area. Therefore staff finds the proposed use
compatible with existing residential and commercial uses in the area.
• Chapter VII, Goal IV, Objective D, Action 2 -Restrict curb cuts and access points on collectors and
arterial streets.
The site plan depicts one full access driveway to W. Tango Creek,• designated a local street and one
full access driveway that connects to W. Boulder Bar Drive and provides access to N. Long Lake;
designated a collector street. These access points were approved with Silverleaf Subdivision.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of housing
opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian
water and sewer systems is a requirement for all residential districts. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing types that
can be accommodated within the density range.
B. Schedule of Use: UDC 11-2A-21ists Public Education Institutions as a Conditional use in the R-4
zoning district subject to Specific Use Standards.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in
UDC 11-2B-3 for the R-4 zoning district.
D. Landscaping
1. UDC 11-3B-8C regulates the parking lot standards of the development code (see section 9 below for
further analysis).
E. Off-Street Parking: UDC 11-3C-6B requires 1 space for every 500 square feet of gross floor area; a
64,012 square foot building is proposed. Based on this amount, 128 parking stalls would be required;
135 are proposed, which complies with this requirement.
9. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. CUP Application: Conditional use permit approval is requested for 64,012 square foot Public
Education Institution and associated 480 square foot storage building in an R-4 district. UDC 11-
Willowcreek Elementary CUP-09-005, DES-09-009 & ALT-09-012 PAGE 4
2A-2 lists a Public Educational Institution as a Conditional Use in the R-4 zoning district subject to
Specific Use Standards.
Further Idaho State Statue 67-6519 requires all new public school facilities to be reviewed for the
effects on increased vehicular, bicycle and pedestrian volumes on adjacent roadways and highways.
The applicant has submitted a traffic study to ACHD for review and comments to ensure the
surrounding roadways can accommodate the proposed school project. As a result of the traffic
study, ACHD has recommended site specific conditions of approval. Staff has included the
recommended conditions of approval in the staff report and recommends that the applicant comply
with these conditions.
Public Education Institution: Per UDC 11-4-3-14, Specific Use Standards apply to the proposed
use of the property as follows:
A. Accessory uses: Accessory uses including, but not limited to, daycare facilities, special events,
community services, social services, meeting facilities for clubs and organizations, and school
administration may be allowed.
B. Location criteria for elementary schools: Elementary schools should be located within the center
of neighborhoods with access encouraged from local streets. The subject site takes access from
two abutting streets W. Tango Creek and W.Boulder Bar Drive and is surrounded on three sides
by residential subdivisions. Access from W. Boulder Bar Drive connects to N. Long Lake Way,
designated a collector street, and is the primary access point to the bus loading/unloading area.
W. Tango Creek, designated a local street, provides access to the parent drop off area and
visitor and faculty parking.
Elementary school locations adjacent to public parks or open space are encouraged. The southern
boundary of the site is adjacent to a 2 acre pocket park from the abutting residential subdivision.
At least thirty percent (30%) of the perimeter of an elementary school site should be open to
streets or open space areas. The applicant has indicated a portion of the existing 6 foot wood
fence adjacent to the eastern boundary is slated for removal to provide visibility into the school
site; however this fencing is not located on the subject property. The applicant will have to
coordinate removal of the fencing with the Lochsa Falls Homeowner's Association prior to
commencing with fence removal.
C. Location criteria for middle schools and high schools: Middle and high schools may take access
off a designated arterial or collector street. Not-applicable as this site is proposed for an
elementary school.
D. 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. NA
E. A conditional use permit shall be required for any education institution in which any of the
following circumstances exist: This section is not applicable because the R-4 zoning district
requires CUP approval prior to establishing the use in lieu of the criteria listed below.
1. The education institution is in excess of two hundred fifty thousand (250,000) square feet
within a residential district;
2. The education institution includes lighted fields adjoining or within a residential district;
3. The education institution will generate in excess of one thousand five hundred (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.
Willowcreek Elementary CUP-09-005, DES-09-009 & ALT-09-012 PAGE 5
F. Portable classrooms that are not indicated on an approved conditional use or certificate of zoning
compliance shall require administrative approval. If the proposed use cannot meet all of the
following specific use standards, the use shall require conditional use approval:
1. The portable classroom shall not be located in the front yard of the principal school
structure. Portable classrooms are depicted on the submitted site plan and are not
proposed to be located in front of the elementary school.
2. The portable classroom shall not be located in any required yard. The future portable
classrooms are not located within any required yard and comply with this requirement.
3. The placement of the portable classroom shall not reduce the number of required off street
parking spaces. The placement of the portable classrooms does not interfere with the
parking requirements on the site.
4. The portable structures shall comply with the building code in accord with title 10 of this
code. The portable structures shall comply with the building code (title 10) prior to
issuance ofa buildingpermit.
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 as this is a public facility.
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. This site is to house an elementary school not a vocational or trade
school; therefore this requirement is not-applicable. (Ord. OS-1170, 8-30-2005, eff. 9-15-2005)
Access: Access to this site is provided from two abutting streets; W. Tango Creek and W. Boulder
Creek Drive which provides access to N. Long Lake Way. Both access points were approved with
Silverleaf Subdivision No. 3.
Site Design: The site plan submitted with this application (LKV Architects, labeled as Sheet S-
1.1, dated 4/14/09) depicts one 64,012 square foot building pad, two future portable classroom
locations, a 480 square foot storage building and the required site improvements. NOTE: The
portable classrooms will require future CZC and design review approval. Staff has reviewed
the site design for conformance with UDC and the Meridian Design Manual. Staff fmds the site plan
is consistent with the aforementioned documents. However, Staff is recommending additional
changes to the site plan as follows:
1) There is a cluster of 15 parking stalls located between the storage building and the W. Tango
Creek 30-foot street buffer that are paralleled by a 5-foot sidewalk into the site. The applicant shall
provide wheel stops for said parking stalls or increase the sidewalk from 5-feet in width to 7 feet in
width and dimension the stalls to measure 9' X 17" in accordance with UDC 11-3C-SB.3 and UDC
11-3C-SB.4.
2) The bus loading area depicted on the site plan shall be striped and signed for one-way traffic.
3) It is important to note along the east side of the school site exist a 50-foot landscape buffer
platted with Lochsa Falls Subdivision No. 12. This buffer does not contain a sidewalk and includes
a 6-foot wood fence which the applicant is proposing to remove. To meet the intent of the code the
applicant has provided an additional 10 feet of landscaping and included an 8-foot sidewalk that
parallels the 50-foot landscape buffer to address pedestrian traffic adjacent to N. Long Lake Way.
Staff believes the applicant has done a nice job providing pedestrian access to this site. However,
the applicant will have to coordinate removal of the fencing with the Lochsa Falls Homeowner's
Association prior to commencing with fence removal. If permission is granted, staff is supportive of
the applicant removing the fence.
Willowcreek Elementary CUP-09-005, DES-09-009 & ALT-09-012 PAGE 6
Landscaping: The applicant has submitted a landscape plan dated 4/14/2009 by Breckon Land
Design Inc., labeled as Sheet L.1.1. Staff has reviewed the internal parking lot landscaping depicted
on the landscape plan and finds it generally complies with the landscaping requirements in UDC 11-
3B-8. However, Staff is recommending additional changes to the landscape plan as follows:
1) Replace the four Green Vase Zelkova trees located in the planter islands (south of the service
area) with a class 2 deciduous tree species in accordance with UDC 11-3B-8.2.d.
2) Identify the 4 trees located in the planter islands located on the east side of the faculty parking
area.
3) The 6-foot chain link fence proposed for the site shall be powdered coated dark brown. The
proposed fencing shall terminate at the same location as the vinyl fencing that parallels the school
site on the western boundary to maintain consistency between the two fences. A fence detail shall be
incorporated on the landscape plans submitted with the CZC application.
4) The existing landscaping (35-foot landscape buffer adjacent to Chinden Boulevard and the 50-
foot landscape buffer adjacent to N. Long Lake Way) shall remain protected during construction on
this site. Any damage to the existing landscaping shall be replaced to its original condition.
Building Elevations: The Applicant has submitted building elevations (dated 4/14/09) with this
application that are included in Exhibit A. Building materials depicted on the elevations include two
different color brick veneers ,split face CMU banding and accents with architectural composition
shingles. Decorative steel trusses are also incorporate into the roof design of the building. The
doors, windows, fascias, downspouts and soffits are cased metal, painted in three variations of tan.
Further the proposed storage building is proposed to be constructed of the same materials. Staff is
supportive of the proposed elevations as they comply with the design standards listed in UDC 11-
3A-19 and the Meridian Design Manual. The future buildings constructed on this site shall
substantially comply with these elevations.
Alternative Compliance: As mentioned earlier the site is consistent with the Meridian Design
Manual however; the applicant has requested alternative compliance to locate all of the required
parking between the building facade and the abutting streets. Per UDC 11-3A-19.3, no more than 50
percent of the total off-street parking area for the site shall be located between building facades and
abutting streets.
As mitigation, the applicant has provided a 30-foot streetscape buffer in lieu of the 10-foot
landscape required by code. In addition, a 50-foot streetscape buffer exists along the eastern
boundary of the site but is not part of the subject parcel. However, the applicant has provided an
additional 10 feet of landscaping planted with trees to help screen the parking areas. In addition,
internal planter islands exceeding the minimum code requirements have been incorporated in the
overall design to help delineate and break up the parking area.
Per UDC 11-SB-SB.2f., requests for alternative compliance are allowed when a site design
demonstrates consistency with the Meridian Design Manual. Staff believes the site design is
consistent with the Meridian Design Manual. For this reason; Staff is supportive of the request
for Alternative Compliance as proposed. See attached Findings in Exhibit D for more
information. Note: Per UDC 11-SA-2, Alternative Compliance applications are approved at
administrative level by the Planning Director. However, because ALT is requested concurrently
with the CUP, Staff has included analysis on the ALT request in this staff report; the ALT
application does not require Commission/Council action.
Design Review: The proposed development is subject to Administrative Design Review in accord
with UDC 11-SB-8. Further, the building and site design are subject to the standards and guidelines
in accord with UDC 11-3A-19 and the Meridian Design Manual. As mentioned above, staff has
Willowcreek Elementary CUP-09-005, DES-09-009 & ALT-09-012 PAGE 7
reviewed the site design and elevations (elementary school and storage building) for compliance
with these standards and guidelines. The future portable classroom buildings will be subject to CZC
and design review approval. Therefore, the applicants administrative design review is approved and
the elevations and site design attached in Exhibit A shall not be altered without written approval
from the Planning Department.
10. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Site Plan (dated: 4/14/09)
3. Landscape Plan (dated: 4/14/09)
4. Building Elevations (4/14/09)
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
8. Settlers Irrigation District
9. Central District Health Department
10. Idaho Department of Transportation
C. Required Findings from Unified Development Code
Willowcreek Elementary CUP-09-005, DES-09-009 & ALT-09-012 PAGE 8
1. Vicinity/Zoning Map
Exhibit A - 1 -
2. Site Plan (dated: 4/14/09)
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Exhibit A - 3 -
4. Building Elevations (dated: 4/14/2009)
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Exhibit A - 4 -
B. Conditions of Approval
On April 30, 2009 a joint agency and departments meeting was held with service providers in this
area. These agencies submitted comments on this application, which are included below.
1. Planning Department
1.1 All conditions of the annexation (AZ-04-024), preliminary plat (PP-04-031), conditional use
permit (CUP-04-033), final Plat (FP-OS-025) and development agreement #105010990 associated
with this site shall also be considered conditions of the subject Conditional Use Permit (CUP-09-
005).
1.2 The Applicant shall comply with the Specific Use Standards for Public Education Institutions in
UDC 11-4-3-14.
1.3 The Site Plan, labeled Sheet 5-1.1, prepared by LKV Architects, dated 04/14/2009, included in
Exhibit A, is approved, with the following changes:
1) The cluster 15 of parking stalls located between the storage building and the W. Tango
Creek 30-foot street buffer paralleled shall have wheel stops or increase the sidewalk from 5-
feet in width to 7 feet in width and dimension the stalls to measure 9' X 17" in accordance
with UDC 11-3C-SB.3 and UDC 11-3C-SB.4.
2) The bus loading area depicted on the site plan shall be striped and signed for one-way
traffic.
3) The applicant shall coordinate removal of the 6-foot wood fencing with the Lochsa Falls
Homeowner's Association.
1.4 The Landscape Plan, labeled Sheet L.1, prepared by Breckon Land Design Inc., dated
04/14/2009, is approved, with the following changes:
1) Replace the four Green Vase Zelkova trees located in the planter islands (south of the
service area) with a class 2 tree species in accordance with UDC 11-3B-8.2.d.
2) Identify the 4 trees located in the planter islands located on the east side of the faculty
parking area.
3) The proposed 6-foot chain link fence proposed for the site shall be dark brown powdered
coated. The proposed fencing shall terminate at the same location as the vinyl fencing that
parallels the school site along the western property boundary to maintain consistency between
the two fences. A fence detail shall be incorporated on the landscape plans submitted with the
CZC application.
4) The existing landscaping (35-foot landscape buffer adjacent to Chinden Boulevard and the
50-foot landscape buffer adjacent to N. Long Lake Way) shall remain protected during
construction on this site. Any damage to the existing landscaping shall be replaced to its
original condition.
1.5 The request for Administrative Design Review (DES-09-009) and Alternative Compliance (ALT-
09-012) approvals for the site and proposed buildings are approved. The future portable
classroom buildings shall be subject to CZC and design review approval. Any modifications
to the site design, landscape design or building alternations shall not occur without written
approval from the Planning Department.
1.6 The applicant shall submit a Certificate of Zoning Compliance application for the proposed
elementary school with revised plans that comply with the conditions of approval listed herein,
prior to issuance of building permits.
Exhibit B - 1 -
1.7 All signs require a separate sign permit in compliance with the sign ordinance (UDC 11-3D).
1.8 The applicant shall comply with the outdoor lighting standards listed in UDC 11-3A-11.
1.9 The applicant shall comply with ACHD site specific and standard conditions of approval.
1.10 Staffs failure to cite specific ordinance provisions or terms of approval of the Silverleaf
development does not relieve the applicant of responsibility for compliance. The applicant shall
comply with all prior conditions of approval for this site.
1.11 Applicant shall have a maximum of 18 months to commence the use as permitted in accord with
the conditions of approval listed above (UDC 11-SB-6F). If the approved 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 Water service to this site is being proposed via extension of main located in W Tango Creek Dr
and W Boulder Bar Dr. The applicant will be responsible to install water mains to and through
this development, coordinate main size and routing with the Public Works department.
2.2 Sanitary sewer service to this development is being proposed via extension of mains in W Tango
Creek Dr. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, asingle-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas.
2.5 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.6 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.7 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
base approved by the Ada County Highway District ,prior to applying for building permits.
2.8 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc.,
2.9 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.10 Applicant shall be required to pay Public Works development plan review, and construction
Exhibit B - 2 -
inspection fees, as determined during the plan review process, prior to construction plan approval.
2.11 Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.13 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.14 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.15 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of building pads is at least 1-foot above.
3. Fire Department
3.1 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
3.2 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ''/z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''/z" outlets.
g. Fire hydrants shall be provided to meet the requirements of the 1FC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D 1.03.6 Signs. The proposed fire lane at the rear of the building that runs through
the half court basketball area shall increase the base outside of the 20-foot fire lane (in the
specified area) so the basketball hoops will not interfere with the height requirement of
13'6" and can accommodate an imposed weight of 75,000 lbs.
3.5 For all Fire Lanes provide signage "No Parking Fire Lane".
3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.7 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.8 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.9 Maintain a separation of 5' from the building to the dumpster enclosure.
Exhibit B - 3 -
3.10 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 fire 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).
3.11 This project will be required to provide a 20' wide swing or rolling emergency access gate. The
gate shall be equipped with a Knoxbox Padlock which has to be ordered thru the Meridian Fire
Department.
3.12 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
4. Police Department
4.1 The Police Department has no concerns related to the site design submitted with this application.
4.2 The Police Department supports the removal of the 6-foot wood fence that parallels the eastern
property boundary
5. Parks Department
5.1 The Parks Department has no concerns with the site design submitted with the application.
6. Sanitary Service Company
6.1 Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with the certificate of zoning compliance application.
7. Ada County Highway District
SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Comply with requirements of ITD and the City of Meridian for the Chinden Boulevard frontage.
Submit to the District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building permit (or other required permits), whichever occurs first.
Contact the District III Traffic Engineer at 334-8340.
7.1.2 Install school speed zone flashers on Long Lake Way to clearly identify the school speed zone
and the reduced speed limit during the appropriate hours. Coordinate the design and installation
of the school speed zone flashers with District Traffic Services and Development Review staff.
7.1.3 Install NO PARKING signs along Long Lake Way, as proposed - on both sides of the street from
Tango Creek Drive to the driveway on Long Lake Way. Coordinate the location of the signs with
District Traffic Services and Development Review staff.
7.1.4 Upgrade the existing cross-walk at Long Lake Way and Boulder Bar Drive with striping and the
installation of a S 1-1 school signs. Coordinate with District Traffic Services and Development
Review staff.
Exhibit B - 4 -
7.1.5 Install NO PARKING signs along Tango Creek Drive, as proposed - on both sides of the street
from Long Lake Way to the driveway on Tango Creek Drive. Coordinate the location of the
signs with District Traffic Services and Development Review staff.
7.1.6 Install school speed zone flashers on Tango Creek Drive to clearly identify the school speed zone
and the reduced speed limit during the appropriate hours. Coordinate the design and installation
of the school speed zone flashers with District Traffic Services and Development Review staff.
7.1.7 Install signage to indicate that the driveway on Long Lake Way is for bus traffic only.
Coordinate the location of the signs with District Traffic Services and Development Review staff.
7.1.8 Replace the existing standard crosswalk signs with S1-1 school signs on a114 approaches of the
roundabout at the Cayuse/Long Lake/Goddard intersection. Coordinate the location of the signs
with District Traffic Services and Development Review staff.
7.1.9 Install signage and crosswalks (striping) in locations identified within the traffic control plan.
Coordinate the location of the signs, striping and crosswalks with District Traffic Services and
Development Review staff.
7.1.10 Because the actual pedestrian routes and anticipated volumes are unknown at this time additional
crossing and signage may be needed to be installed after walk to school routes are established.
The school district will be responsible for the design, funding, and installation of any additional
crosswalks, pedestrian signals, ramps, striping, signs, etc... needed to facilitate a safe route to
school.
7.1.11 If the school district does not install school speed zone flashers on Long Lake Way and Tango
Creek Way prior to the opening of Willow Creek Elementary School, any future request for such
improvements will not be funded by ACRD. The school district will be fully responsible for the
design, hardware, and installation of the school speed zone flashers, either now or in the future.
7.1.12 Enter into a license agreement for any landscaping located within ACHD right-of--way abutting
the site.
7.1.13 Either than access specifically approved with this application, direct lot access to Chinden
Boulevard and Long Lake Way is prohibited.
7.1.14 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 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
Exhibit B - 5 -
applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 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.
7.2.9 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.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACRD 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.
7.2.12 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.
7.2.13 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 other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Settlers Irrigation District
8.1 Applicant shall apply for a land use change application be filed prior to any approvals.
8.2 All irrigation drainage facilities along with their easements must be protected and continue to
function. The facility involved is the Simpson Lateral. Please contact Josh Janicek at 989-1411.
8.3 All storm drainage must be retained on site.
8.4 Any changes to the existing irrigation system such as relocation, water delivery, tiling and
landscaping must be approved by Settlers Irrigation District.
8.5 A pressure irrigation system must be provided to service all lots within the above-mentioned
subdivision from the current delivery point.
9. Central District Health Department
9.1 Central District Health will require plans be submitted for a plan review for any: food
establishment. Please contact Frank Isenberg at 327-8529 to set up the food establishment plan
review and licensing requirements.
Exhibit B - 6 -
10. Idaho Transportation Department
May 5, 2009
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IDAHO TRANSPORTATION DEPARTMENT
P.O. BOX 8028
Boise, ID 83707-2028
(206) 334-8300
Rd.idaho.gov
City of'Meridian
Planning Department
660 E.. Watertower Lane Suite 202
Meridian, Idaho 83642
FAX 888-6854
Re: Location: NWC Chinden Blvd. & N Long Lake Way
Route: US 20 MP 36.75
Name:.Joint School District No.. 2
Case No.. Cup 09-005
Hearing Date: May 14, 2009
Dear Zoning Administrator,
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Thank you for the opportunity to comment on this notice. Please note that we ar•e eying to preserve this US
20 corridor.. Direct access to US 20 (Chinden Blvd) will not be allowed.. With access to N. Long Lake Way
and Tango Creek Drive this is not an issue The proximity of the school to a high speed roadway is cause
for concern.
In accordance with the Local Land Use Planning Act, the ITD is reporting to the commission on the
following issues:
1. The land use master plan: No Comment
2. School bus plan: All residents north of US 20/26 should be provided bus service to eliminate
student crossing of Chinden.
3. Access safety: No access to US 20/26 is proposed.
4.. Pedestrian plan: Pedestrians should be highly discouraged from crossing US 20/26 to access the
school (see #2)
5. Crossing guard plan: No crossing guards should be located on US 20/26 (see #2)
6.. Barriers between highways and school: There is an existing landscape buffer with a berm and
fence between the school site and the existing highway
7. Location of school zone: According to the TIS, dated Apri12009, school zones are not proposed
on US 20/26.
Exhibit B - 7 -
8 Need for flashing beacon: According to the TIS, dated Apri12009, flashing beacons are not proposed
on US 20/26.
9. Need for traffic control signal: A signalized intersection currently exists at Long Lake and US
20/26.
10. Anticipated future improvements: A corridor study is currently underway for the US 20/26 corridor..
Future widening to a 4 or 6-lane facility will be necessary with anticipated growth in the area.
11. Speed on adjacent highways: It is a goal of the US 20/26 corridor study to maintain US 20/26 as a
high speed facility. It is anticipated the speed limit will remain posted at 55 mph..
12. Traffic volumes on adjacent highways: 2007 ADT is 15,000 vpd
13. Effect upon the highway's level of•service: Additional hips from the school during the AM peak
hour has the potential to contribute to the lowering of the level of'service on US 20/26..
14. Need for acceleration or deceleration lanes: An eastbound right turn lane and westbound left turn
lane currently exist at the Long Lake/ US 20/26 intersection.
15 Internal tr~aff~c circulation: No comment
We are requesting a 100 foot setback to accommodate future widening.
If' you have any questions please call me at 334-8377..
Sincerely,
. ~~
Pam Golden P•E.
Development & Access Management Engineer
Exhibit B - 8 -
C. Required Findings from Unified Development Code
1. Conditional Use Permit Findings:
The decision making body shall base its determination on the Conditional Use Permit
request upon the following:
A. 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 proposed elementary school on this site can accommodate and meet all dimensional
and development regulations of this district (as amended). The Commission fmds that
the subject property is large enough to accommodate the required parking, landscaping
and other features required by the ordinance. The Commission should rely on Staff's
analysis, and any oral or written public testimony provided when determining if this site
is large enough to accommodate the proposed use.
B. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
The Commission finds that the Comprehensive Plan designation for this property is
"Public/Quasi-Public." The proposed use is generally harmonious with the
Comprehensive Plan and the UDC (see Section 7, 8 and 9 above for more information
regarding the requirements for this use).
C. 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.
The Commission finds that, if the Applicant complies with the conditions outlined in this
report, the operation of the proposed elementary school should be compatible with
adjacent residential uses and intended character of the area. The Commission should rely
upon any public testimony provided to determine if the development will be compatible
with other uses in the vicinity.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity.
The Commission 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.
E. 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.
The Commission finds that the site will be adequately served by the previously
mentioned public facilities and services.
Exhibit C - 1 -
F. 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.
The Commission 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.
G. 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.
The Commission does not believe that the amount of traffic generated by the proposed
new use of the property will be detrimental to any persons, property, or the general
welfare of the public as there are no nearby residents. The Commission does not
anticipate the proposed use will create excessive noise, smoke, fumes, glare, or odors.
H. 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.
The Commission finds that there should not be any health, safety or environmental
problems associated with the proposed use that should be brought to the Commission's
attention. The Commission 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. Alternative Compliance Findings:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
Staff fords that the subject property has shape restraints that impacted the site design of this
property particularly how it relates to facility layout and vehicle circulation requirements.
This does, in fact, preclude full compliance with the City's structure and site design
standards.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Staff finds the alternative compliance does provide a superior means for meeting the City's
landscape standards. As mitigation, the applicant has provided a 30-foot streetscape buffer in
lieu of the 10-foot landscape required by code. In addition, a 50-foot streetscape buffer exists
along the eastern boundary of the site but is not part of the subject parcel. However, the
applicant has provided an additional 10 feet of landscaping planted with trees to help screen
the parking areas. In addition, internal planter islands exceeding the minimum code
requirements have been incorporated in the overall design to help delineate and break up the
parking area. Therefore staff finds the applicant's proposal meets the intent of the landscape
ordinance.
3. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of the surrounding properties.
Staff finds that the proposed alternative will not be detrimental to the public welfare or impair
the use /character of the surrounding properties.
Exhibit C - 2 -