HomeMy WebLinkAboutStaff Report PZItem #4E, F: Victory Middle School (AZ -14-006; CUP -14-003)
Application(s):
➢ Annexation & Zoning
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 28.64 acres of land, is currently zoned RUT in Ada County, and
is located at 2045 S. Stoddard Road.
Adjacent Land Use & Zoning:
North: Idaho Power substation, zoned RUT in Ada County
East: S. Stoddard Road and single-family residential properties in Bear Creek Subdivision, zoned R-4
South: Church and future single-family residential properties in Fall Creek Subdivision, zoned R-8
West: Agricultural property, zoned RUT in Ada County
History: A property boundary adjustment was recently approved in Ada County that created the boundary of the site.
Comprehensive Plan FLUM Designation: MDR
Summary of Request: The Joint School District No. 2 has submitted an application for AZ of 28.64 acres of land with an R-4 zoning
district consistent the FLUM designation of MDR for this property. A CUP is also proposed for a middle school (public education
institution) in an R-4 zoning district.
The site plan submitted with this application depicts a 137,000 s.f. school which will include a football field, running track, soccer and
practice fields, tennis courts, parking, and locations for future portable classrooms. The school is proposed to serve approximately
1,000 students.
Access is proposed via 3 access points to Kodiak Drive as shown on the site plan with an exit onto Stoddard Road for busses only.
Six-foot tall chainlink fencing is proposed around the east, west, and north perimeter boundaries of the site. Staff recommends a gate
or opening in the fence is provided at the NWC of the site so that pedestrian access is available to the school from adjacent (future)
neighborhoods.
Building elevations were submitted for the future school building; building materials are proposed to consist primarily of split face CMU
with smooth face CMU accents along the bottom of the structure. A mix of 3 different colors of CMU is proposed. All structures are
required to comply with the design standards listed in UDC 11-3A-19 and the guidelines in the Meridian Design Manual.
Idaho State Code [67-6519(3)] states that when considering an application which relates to a public school facility, the Commission
shall specifically review the application for the effect it will have on increased vehicular, bicycle and pedestrian volumes on adjacent
roads and highways to ensure the roadway system can satisfactorily accommodate the proposed school project. As the road authority,
ACHD has conducted a detailed review of the code requirements & provided analysis and conditions of approval in their report
accordingly. ACHD also provided recommendations to the City based on their review which are contained in the staff report and
conditions of approval.
Written Testimony: Scott Henson, LCA Architects; and the Joint School District No. 2
• The school district requests that the ACHD requirement to place school bond money into a trust to fund the future HAWKs and
flashers at Victory & Linder be removed from the conditions of approval (see condition #1.1.15 & 7.1.13, 7.1.14, 7.1.15, and 7.1.16).
The school district has agreed to construct the HAWK and flashers at the Stoddard/Kodiak intersection as part of the project and the
school district has also agreed to bus all students within the normally non -bussed 1.5 mile radius.
Staff Recommendation: Approval w/a development agreement & conditions in the staff report
Notes:
STAFF REPORT Hearing Date: July 17, 2014
(Continued from June 5, 2014) E IDIAN*---
TO: Mayor &City Council
IDAHO
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: AZ -14-006; CUP -14-003 — Victory Middle School
L SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Joint School District No. 2, has submitted an application for annexation and zoning
(AZ) of 28.64 acres of land with an R-4 zoning district. A conditional use permit (CUP) is also
proposed for a public education institution (middle school) in an R-4 zoning district. See Section IX of
the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and CUP applications in accord with the conditions
of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval of File
Numbers AZ -14-006 & CUP -14-003, as presented in the staff report for the hearing date of July 17,
2014, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ -14-006 & CUP -14-003, as presented during the hearing on July 17,
2014, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ -14-006 & CUP -14-003 to the hearing date of (insert continued
hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 2045 S. Stoddard Road, in the west''/2 of Section 24, Township 3 North,
Range 1 West. (Parcel #: S1224244402 & S1224314850)
B. Owner(s):
Joint School District No. 2
1303 E. Central Drive
Meridian, ID 83642
C. Applicant:
Same as owner
Victory Middle School AZ -14-006; CUP -14-003 PAGE 1
D. Representative:
Ken Gallegos, LCA Architects
1221 Shoreline Ln.
Boise, ID 83702
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning and conditional use permit. A public hearing
is required before the Planning & Zoning Commission and City Council on these applications,
consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: May 19, and June 2, 2014
C. Radius notices mailed to properties within 300 feet on: May 8, 2014
D. Applicant posted notice on site(s) on: June 4, 2014
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of single-family residential/agricultural
property, zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Idaho Power substation, zoned RUT in Ada County
2. East: S. Stoddard Road and single-family residential properties in Bear Creek Subdivision,
zoned R-4
3. South: Church and future single-family residential properties in Fall Creek Subdivision,
zoned R-8
4. West: Agricultural property, zoned RUT in Ada County
C. History of Previous Actions: A property boundary adjustment was recently approved in Ada
County that created the boundary of the subject property, recorded as record of survey No. 9666.
D. Utilities:
1. Location of sewer: Sanitary sewer service to the proposed site currently exists in W. Kodiak
Drive.
2. Location of water: Domestic water service to the proposed site currently exists in W. Kodiak
Drive and S. Stoddard Road.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are some irrigation ditches that cross this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
4. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Medium Density Residential (MDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan.
Victory Middle School AZ -14-006; CUP -14-003 PAGE 2
MDR areas are characterized by relatively low densities and a predominance of single-family and
two -unit housing types emphasizing ownership opportunities. Smaller two, three, or four unit
apartment buildings may be compatible in an MDR area, but large apartment buildings or apartment
complexes are not. In general, MDR areas should be protected from encroachments of higher density
or higher intensity uses. MDR areas should include a mix of housing types that achieve an overall
average target gross density of 6 units per acre. Generally, densities should range from 4-8 units per
acre and should be designed conducive to walking with all of the housing and other uses sharing an
interconnected sidewalk and street system.
The applicant proposes to annex the subject property with an R-4 zoning district, consistent with the
MDR designation, and develop a public education institution (middle school) on the site. The
proposed use requires conditional use approval in the R-4 zoning district.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• "Support the location of school sites within every square mile." (3.02.01B)
The proposed school will provide a school site within the subject square mile; there are few
schools in the south Meridian area.
• "Ensure compatibility of schools with neighborhoods and adjacent land uses." (3.02.01J)
The proposed school should be compatible with adjacent existing and future residential
neighborhoods and the church to the south.
• "Ensure development provides safe routes and access to schools, parks and other community
gathering places." (3.07.02N)
The City, ACHD, and the school district have been working together to ensure safe routes
and access to the proposed school are provided with development of the site.
• "Encourage infill development." (3.01.02B)
The subject property is surrounded by City annexed property on three sides; annexation of
this infill property will allow city services to be extended to the property as intended and
provided for.
• "Permit schools, churches, and other public and civic uses in rural areas, that are compatible
with adjacent uses." (3.05.02E)
The proposed school is much needed in this rural area of the City and should be compatible
with adjacent residential uses.
• "Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.) (3.06.02F)
A minimum 20 foot wide landscape buffer is required along S. Stoddard Road and W. Kodiak
Drive, both collector streets, as shown on the landscape plan in accord with the standards
listed in UDC Table 11-2A-7 & 11-3B-7.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.0 IF)
City services are available and will be extended with the development of the site in accord
with UDC 11-3A-21.
Victory Middle School AZ -14-006; CUP -14-003 PAGE 3
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
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. The medium
density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-4 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
an education institution is listed as conditional use in the R-4 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2A-5 for the R-4 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 11-2A-5 for the R-4 zoning district.
E. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for non-
residential uses.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied to annex and zone a total of 28.64 acres of land with an R-4 zoning
district. As discussed above in Section VII, the proposed zoning is consistent with the
corresponding FLUM designation of MDR.
A site plan was submitted as shown in Exhibit A.2 that depicts a 137,000 square foot (s.f.)
education institution, which will include a football field, running track, soccer, and practice fields,
tennis courts and parking for 322 vehicles.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and rezoned. The property is contiguous to land that has
been annexed into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA is required as a provision of annexation with the provisions
included in Exhibit B.
Because the FLUM designation for this property is MDR, Staff believes the proposed R-4 zoning
is appropriate for this property.
2. Conditional Use Permit
The applicant requests conditional use approval of a 137,000 square foot two-story education
institution on 28.64 acres of land in an R-4 zoning district for a public middle school. The school
is proposed to serve approximately 1,000 students.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-14, Education Institution, as follows: Staff's comments are shown in italics.
A. Accessory Uses: Accessory uses including, but not limited to, daycare facilities,
community events, community services, social services, curricular and extracurricular
Victory Middle School AZ -14-006; CUP -14-003 PAGE 4
activities, meeting facilities for clubs and organizations, and school administration may
be allowed.
1. Community events shall include, but are not limited to, events organized by an
association of persons for a social, literary, political, educational or recreational
purpose. Community events shall not include retail or other services that are
customarily carried on as a business. The applicant is required to comply with this
standard.
2. Curricular or extracurricular activities at an education institution shall include any
sporting, musical, dramatic, artistic, fundraising or educational activities associated
with any group, association, or classroom of said education facilities. Curricular or
extracurricular activities shall not include retail or other services of businesses not
directly associated with the education facility. The applicant is required to comply
with this standard.
3. When conducted within an existing structure and site modifications are not proposed
and/or required allowed accessory uses do not require a certificate of zoning
compliance. Not applicable
4. Uses not deemed as an accessory use by the director shall require approval as a
principal permitted or conditional use consistent with this title or as a temporary use
consistent with title 3, chapter 4 of this code. (Ord. 10-1463, 11-3-2010, eff. 11-8-
2010) The applicant is required to comply with this standard.
B. Location Criteria for Elementary Schools: Elementary schools should be located within
the center of neighborhoods with access encouraged from local streets. Elementary
school locations adjacent to public parks or open space are encouraged. At least thirty
percent (30%) of the perimeter of an elementary school site should be open to streets or
open space areas. Not applicable
C. Location Criteria for Middle Schools and High Schools: Middle and high schools may
take access off a designated arterial or collector street. The proposed school will take
access off of W. Kodiak Drive, a collector street.
D. Exemption: An education institution with less than one hundred fifty (150) students or
located within the TN -R district may be exempt from the requirements for open space,
landscaping, parking and drop off areas. Not applicable
E. Conditional Use Requirement: A conditional use permit shall be required for any
education institution in which any of the following circumstances exist:
1. The education institution is in excess of two hundred fifty thousand (250,000) square
feet within a residential district; Not applicable (The proposed school will be
approximately 137, 000 square feet.)
2. The education institution includes lighted fields adjoining or within a residential
district; The applicant is not proposing lighting for the athletic fields on the site.
3. The education institution will generate in excess of one thousand five hundred
(1,500) vehicular trips per day; The Traffic Impact Study (TIS) estimates
approximately 1, 940 additional trips per day with the proposed use.
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. (Ord. 05-1170, 8-30-2005, eff. 9-15-2005) Pedestrian/bikeway
accesses are depicted on the site plan for access to the school site.
Victory Middle School AZ -14-006; CUP -14-003 PAGE 5
F. Portable Classrooms (Temporary and Permanent): The site plan for all education
institutions shall include the location of any future portable classrooms (temporary and/or
permanent). No portable classrooms are proposed at this time but the site plan does
indicate space where portable classrooms may be located in the future. If portable
classrooms are proposed in the future, these standards will apply.
1. Temporary Portables: A temporary portable classroom shall be an accessory use valid
for a maximum period of four (4) years from the date of issuance of a certificate of
occupancy.
a. Temporary portable classrooms that meet the standards as set forth in subsection
F4 of this section shall require a certificate of zoning compliance approval but
shall not be subject to design review.
b. Temporary portable classrooms that do not meet the standards as set forth in
subsection F4 of this section shall require a conditional use permit but shall not
be subject to design review.
2. Permanent Portables: Prior to the termination of the four (4) year permit, the
applicant may request to convert a temporary portable classroom to a permanent
portable classroom.
a. Permanent portable classrooms that meet the standards as set forth in subsection
F4 of this section shall require a certificate of zoning compliance and design
review approval.
b. Permanent portable classrooms that do not meet the standards as set forth in
subsection F4 of this section shall require a conditional use permit and design
review approval.
3. Permit Termination: Upon termination of the four (4) year permit, the temporary
portable classroom approval shall be null and void and the applicant shall remove the
structure immediately.
4. Standards:
a. The portable classroom shall not be located in the front yard of the principal
school structure.
b. The portable classroom shall not be located in any required yard.
c. The placement of the portable classroom shall not reduce the number of required
off street parking spaces.
d. The portable structures shall comply with the building code in accord with title
10 of this code.
e. Exterior colors of the portable classrooms shall be compatible with the color of
the primary school building.
£ The roofing material on the portable classrooms shall be of a finish that emits a
minimal amount of glare.
g. Where the portable classroom is located within two hundred feet (200') of a street
and is visible from such a street, the portable classroom shall be screened from
view of the street with a minimum of one evergreen tree per fifteen feet (15') of
linear structure. The tree shall be a minimum of six feet (6') in height. (Ord. 10-
1461, 10-12-2010, eff. 10-18-2010)
Victory Middle School AZ -14-006; CUP -14-003 PAGE 6
G. Additional Standards for Education Institution, Private: The applicant shall provide
written documentation that the facility meets the minimum site area guidelines as
established by the Idaho state department of education. Not applicable
H. Additional Standards for Vocational or Trade Schools: The applicant shall provide
written documentation that the school will have a major curriculum relating to
technological industrial research and processes. (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005) Not applicable
Idaho State Code: §67-6519(3) states, When considering an application which relates to a
public school facility, the commission shall specifically review the application for the effect it will
have on increased vehicular, bicycle and pedestrian volumes on adjacent roads and highways. To
ensure that the state highway system or the local highway system can satisfactorily accommodate
the proposed school project, the commission shall request the assistance of the Idaho
transportation department if state highways are affected, or the local highway district with
jurisdiction if the affected roads are not state highways. The Idaho transportation department, the
appropriate local highway jurisdiction, or both as determined by the commission, shall review
the application and shall report to the commission on the following issues as appropriate: the
land use master plan; school bus plan; access safety; pedestrian plan; crossing guard plan;
barriers between highways and school; location of school zone; need for flashing beacon; need
for traffic control signal; anticipated future improvements; speed on adjacent highways; traffic
volumes on adjacent highways; effect upon the highway's level of service; need for acceleration
or deceleration lanes; internal traffic circulation; anticipated development on surrounding
undeveloped parcels; zoning in the vicinity; access control on adjacent highways; required
striping and signing modifications; funding of highway improvements to accommodate
development; proposed highway projects in the vicinity; and any other issues as may be
considered appropriate to the particular application.
Ada County Highway District (ACRD) is the road authority responsible to report to the
Commission on the above issues. ACHD has conducted a detailed review of the Idaho code
requirements and provided analysis and conditions of approval in their staff report accordingly.
The Commission and City Council should review ACHD's staff report for a detailed analysis of
Idaho state code requirements. In addition to their conditions of approval, ACHD has provided
recommendations to the City below based on their review.
Pedestrian Improvements/SafetyBussing Required by ACHD: ACHD is requiring the
applicant to provide three (3) HAWK crossings and three (3) school flashers. The HAWK
crossings are required on Stoddard Road near Kodiak Drive; on Linder Road near Kodiak Drive,
approximately 1/2 mile west of the school; and on Victory Road near Stoddard Road,
approximately 1/2 mile south of the school. School zone flashers are required on all 4 legs of the
Stoddard/Kodiak intersection; on Linder Road near the Kodiak intersection; and on Victory Road
near the Stoddard intersection. A summary of costs for these improvements is included in a table
in Exhibit A.4. ACHD proposes to contribute approximately 1/3 of the cost for the improvements.
ACHD has included several special recommendations to the City in their report as follows: Staff's
responses are noted in italics.
1. To the extent possible, the City of Meridian should require the applicant to provide
permanent bussing for all students who live east of SH -69, or only have access to SH -69.
Long term bussing for other areas should be provided based on the attached map. If
bussing is not provided there are not adequate sidewalks or shoulders on many roads in
the area. Staff agrees with this recommendation.
Victory Middle School AZ -14-006; CUP -14-003 PAGE 7
2. The City should require the applicant to provide sufficient street lighting at the
intersection of Stoddard Road and Kodiak Drive. This will be a major student crossing
and street lighting can improve the safety for pedestrians. Staff agrees with this
recommendation.
Kodiak Drive is constructed from Stoddard Road to just west of the school site. As
development occurs, Kodiak Drive will extend to Linder Road. The City sewer has been
extended in alignment with the future roadway. The extension of the road is dependent on
phasing of development. To accommodate pedestrians in the area, the City and MSD
should work to acquire/provide an easement for pedestrians from Linder Road to the
school site. Staff cannot require the applicant to obtain an easement on property they do
not own. Additionally, because of the development occurring on the Fall Creek site, staff
feels it would not be safe route for children to get to school. Therefore, staff does not
support this request.
4. Provide the following on-site traffic management measures as recommended in the TIS.
i. Parent outreach identifying the access and circulation routes.
ii. Signing to ensure the drop-off/pick-up circulation pattern is easily indefinable and the
potential for wrong -way traffic is minimized.
iii. On-site traffic management staff during drop-off/pick-up times to ensure the area
operates safely and efficiently.
iv. Observe drop-off/pick-up activity to make sure it does not occur in non -designated
areas off-site or on-site.
Staff agrees with this recommendation.
5. As recommended by the TIS, provide a pedestrian crossing of the bus circulation road to
provide access from the school building to athletic fields to the north. Staff agrees with
this recommendation.
6. As recommended by the TIS, manage onsite vegetation to maintain adequate site distance
north on Stoddard Road from Kodiak Drive; and ensure obstructions are not placed in the
sight lines that restrict intersection site distance and maintain vegetation to ensure sight
distance continues to be adequate in the future. Staff agrees with this recommendation.
7. As recommended by the TIS, the MSD should use crossing guards at key roadway
crossing locations. Staff agrees with this recommendation.
Staff has included the above noted items that staff agrees with as conditions of approval.
Dimensional Standards: Staff has reviewed the proposed site plan for compliance with the
dimensional standards listed in UDC Table 11-2A-5. The proposed building is in compliance with
the setback requirements of the R-4 zoning district. A 20 -foot wide landscape street buffer is
required along S. Stoddard Road and W. Kodiak Drive as shown on the site plan. The maximum
building height allowed in the R-4 district is 35 feet.
Existing Structure(s): There is an existing residence and associated outbuildings on this site that
are proposed to be removed. Removal of all structures should take place prior to issuance of
building permits.
Vehicular Access: The main access to this site is proposed on the site plan via three access
driveways to/from W. Kodiak Drive; each driveway has one inbound lane and 2 outbound lanes.
Typically, the City and ACHD would not support multiple driveways to a collector street as
Victory Middle School AZ -14-006; CUP -14-003 PAGE 8
proposed; however, because the proposal allows for parent drop-off/pick-up to occur on-site and
not on the street, staff and ACHD is supportive of the accesses proposed.
There is a bus circulation driveway from the site to S. Stoddard Road which is restricted to an exit
only that will align with Christopher Street on the east side of Stoddard Road. The driveway is
proposed to be gated when not in use. ACHD has approved this access with the requirement an
"Exit Only" sign for busses is provided. Staff is supportive of this access as proposed.
Staff recommends access is restricted to those points shown on the site plan as approved by
ACRD.
The traffic impact study for this site estimates the proposed use will generate 1, 940 additional
vehicle trips per day.
Utilities: Street lighting is required to be installed within and adjacent to the development in
accord with the City's adopted standards, specifications and ordinances. All development is
required to connect to the City water and sewer system unless otherwise approved by the City
Engineer in accord with UDC 11-3A-21.
Pressurized Irrigation (PI): An underground PI system is required to be provided to the site in
accord with UDC 11-3A-15.
Storm Drainage: A storm drainage system is required for the development in accord with the
City's adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City in accord with UDC 11-3A-18.
Landscaping: A landscape plan was submitted with this application for the subject property as
shown in Exhibit A.2. A minimum 20 -foot wide street buffer is required along S. Stoddard Road
and W. Kodiak Drive. Landscaping within these buffers is required to comply with the standards
listed in UDC 11 -3B -7C.
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-
3B -8C.
Tree Mitigation: There are existing trees on this site. The applicant should contact Elroy Huff,
City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior
to removal of any trees on the site. Mitigation information should be included on a revised
landscape plan submitted with the Certificate of Zoning Compliance application in accord with
UDC 11 -3B -10C.5.
Sidewalks: Detached sidewalks are required along collector streets as set forth in UDC 11-3A-17
as shown on the site/landscape plan.
Pathways: There is not a regional pathway designated on the Master Pathways Plan for this site.
The site plan does not depict any pathways to adjacent properties. To promote neighborhood
interconnectivity, staff recommends a pedestrian pathway is provided at the northwest corner of
the site with a gate or opening to allow pedestrian access.
Staff also recommends a pedestrian crosswalk is provided across W. Kodiak Drive in alignment
with the pathway from Fall Creek subdivision to the south.
Parking: Based on the overall square footage of the proposed building (approximately 137,000
s.f.), a minimum of 274 parking spaces are required to be provided per UDC 11 -3C -6B. A total of
322 parking spaces are depicted on the site plan in compliance with UDC requirements. All
parking should comply with the standards listed in UDC 11-3C-5.
Bicycle parking is also required to be provided on the site in accord with the standards listed in
UDC 11 -3C -5C and 11 -3C -6G. The site plan depicts several (8) bicycle racks on the site adjacent
Victory Middle School A7--14-006; CUP -14-003 PAGE 9
to the school building. Based on the number of parking spaces proposed, a minimum of 13
bicycle spaces are required; however, because of the type of use proposed, many more spaces will
be necessary. The amount of bicycle parking proposed on the plan appears to be sufficient.
Waterways: There are some irrigation ditches that cross this site. All ditches on the site are
required to be piped unless waived by City Council in accord with UDC 11 -3A -6A.
Floodplain: This site does not lie within the Meridian Floodplain Overlay District.
Building Elevations: The applicant submitted building elevations for the future school building
as shown in Exhibit A.3. Building materials are proposed to consist primarily of split face CMU
with smooth face CMU accents along the bottom of the structure. A mix of 3 different colors of
CMU is proposed. All structures are required to comply with the design standards listed in UDC
11-3A-19 and the guidelines in the Meridian Design Manual.
Fencing: Six-foot tall chainlink fencing is proposed around the east, west, and north perimeter
boundaries of the site. All fencing should comply with the standards listed in UDC 11 -3A -6B and
11-3A-7. Staff recommends a gate or opening in the fence is installed at the northwest corner of
the site so that pedestrian access is available to the school site from adjacent (future)
neighborhoods.
Certificate of Zoning Compliance (CZC): The applicant is required to obtain approval of a
CZC application for the proposed use from the Planning Division prior to issuance of building
permits.
Design Review: The applicant is required to obtain approval of a Design Review application for
the proposed site design and structure from the Planning Division prior to issuance of building
permits for this site. This application may be submitted concurrently with the CZC application.
In summary, Staff recommends approval of the proposed annexation and conditional use permit
request for this site with a development agreement and the recommended conditions listed in
Exhibit B of this report in accord with the findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Site/Landscape Plan (dated: 5/7/14)
3. Proposed Elevations (dated: 1/3/14)
4. Cost Summary Table for Pedestrian Safety (from the ACHD Staff Report)
5. Safety Bussing Map as Recommended by ACHD
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Victory Middle School AZ -14-006; CUP -14-003 PAGE 10
A. Drawings
1. Vicinity Map
Exhibit A Page 1
2. Proposed Site/Landscape Plan (dated: 5/7/14)
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3. Proposed Elevations (dated: 1/3/14)
VICTORY MIDDLE SCHOOL ENTRY PERSPECTIVE
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-6-
4. Cost Summary Table for Pedestrian Safety (from the ACHD Staff Report)
k. Cost Summary for Pedestrian Safety — The overall costs for 3 HAWK crossings and 3
School Flashers is $431,000. Staff is recommending that ACHD contribute $140,000 for the
design and construction of 2 HAWKs (approximately one-third of the cost for the
improvements listed on the table). The MSD should construct the HAWK and associated
school flashers on Stoddard at the Kodiak intersection; and should provide a road trust in the
amount of $138,000 for the future
pedestrian improvements.
Improvement
Location
Design
Construction
Hardware
ACHD
HAWK
Stoddard
$3i�;000
40,000
$4 7,000
$0
$110,000
Stoddard &
School Flashers
Kodiak
$10,000
$23,000
$10,000
$0
$43,000
HAWK
Linder
$ _"0,000
$40,000
$40,000
$70,000
$40,000
School Flashers
Linder
$7,000
$17,000
$5,000
$0
$29,000
HAWK
Victory
$-�C>,000
$40,000
$40,000
$70,000
$40,000
School Flashers
Victory
$7,000
$17,000
$5,000
$0
$29,000
$140,000
Project Total
$431,000
-7-
5. Safety Bussing Map as Recommended by ACHD
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Existing City Pathway Signalized Weme ton
Proposed city Pathway Pedestrian Facilities FIGURE
— Existing SWevralk 0e} Proposed Pedestrian Crosswalk
------- _.Proposed Si'dewalkw/Development Ada County, Idaho 12
Existing Sidewalk Gaps Estimated Busing Boundary
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
The Applicant shall contact the City Attorney's Office to initiate this process. The DA shall be
signed by the property owner and returned to the City within two (2) years of the City Council
granting annexation. Currently, a fee of $303.00 shall be paid by the applicant to the City Clerk's
office prior to commencement of the DA. The DA shall, at minimum, incorporate the following
provisions:
a. Access to the site is restricted to those access points shown on the site plan in Exhibit A and
approved with this application.
b. Future development of this site shall be generally consistent with the site plan and building
elevations shown in Exhibit A.
c. Removal of all structures shall take place prior to issuance of building permits.
1.1.2 The site/landscape plan included in Exhibit A.2 dated 5/7/14 shall be revised as follows:
a. Include mitigation information for any existing trees that are proposed to be removed from
the site in accord with UDC 11-313-10C.5.
b. Depict a pathway connection and gate/opening at the northwest corner of the site for
pedestrian access to the school site from adjacent neighborhoods.
c. Provide a pedestrian crosswalk across W. Kodiak Drive in alignment with the pathway from
Fall Creek subdivision to the south.
1.1.4 A minimum 5 -foot wide detached sidewalk is required to be constructed along S. Stoddard Road
and W. Kodiak Drive, both collector streets, as shown on the site/landscape plan in accord with
UDC 11-3A-17.
1.1.5 The applicant shall comply with the specific use standards listed in UDC 11-4-3-14 for education
institutions.
1.1.6 No lighting is allowed to be installed for the athletic fields on the site.
1.1.7 The developer shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B.
1.1.8 The applicant shall provide permanent bussing for all students who live east of SH -69, or only
have access to SH -69. Long term bussing for other areas shall be provided based on the map in
the ACHD staff report shown in Exhibit A.5.
1.1.9 The applicant shall provide sufficient street lighting at the intersection of Stoddard Road and
Kodiak Drive to improve pedestrian safety.
1.1.10 Provide a pedestrian crossing of the bus circulation road to provide access from the school
building to athletic fields to the north as recommended by the TIS.
1.1.11 Provide the following on-site traffic management measures as recommended in the TIS.
i. Parent outreach identifying the access and circulation routes.
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ii. Signing to ensure the drop-off/pick-up circulation pattern is easily indefinable and the
potential for wrong -way traffic is minimized.
iii. On-site traffic management staff during drop-off/pick-up times to ensure the area operates
safely and efficiently.
iv. Observe drop-off/pick-up activity to make sure it does not occur in non -designated areas off-
site or on-site.
1.1.12 Manage onsite vegetation to maintain adequate site distance north on Stoddard Road from Kodiak
Drive; and ensure obstructions are not placed in the sight lines that restrict intersection site
distance and maintain vegetation to ensure sight distance continues to be adequate in the future as
recommended by the TIS.
1.1.13 The Meridian School District shall use crossing guards at key roadway crossing locations as
recommended by the TIS.
1.1.14 Prior to occupancy of the school the applicant shall construct a HAWK crossing on Stoddard
Road near Kodiak Drive and school flashers on all four legs of the Stoddard/Kodiak intersection
per ACHD's recommendation.
1.1.15 Prior to occupancy of the school the applicant shall provide a road trust to ACHD in the amount
of $138,000 for the future construction of two (2) HAWK signals and associated school flashers
located on Linder Road near the future extension of Kodiak Drive and Victory Road near
Stoddard Road per ACHD's recommendation.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
Table I1 -2-A-5.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to S.
Stoddard Road and W. Kodiak Drive is prohibited except for the access points approved on the
site plan.
1.2.3 Construct on -street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-313-6 and MCC 9-1-28.
1.2.6 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.7 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J.
1.2.8 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.9 Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B -
7C.
1.2. 10 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11 C.
1.2.11 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11-3G-3135
and 11-313-7C.
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1.2.12 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.13 Protect any existing trees on the subject property that are greater than four -inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.14 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.3.3 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.4 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -3C.
1.4.5 The conditional use permit shall be valid for a maximum period of two years as set forth in UDC
11 -5B -6F. 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. Upon written request and filing by the applicant prior to the termination of the permit,
the applicant may request a time extension in accord with UDC 11 -5B -6F.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall be responsible for the construction of water and sewer mains from their
current points of connection to and through the proposed development.
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2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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.
2.2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -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 prior to
prior to receiving development plan approval.
2.2.5 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to development plan approval.
2.2.6 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.
2.2.7 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.8 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.2.9 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.10 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
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2.2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.13 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.14 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.
2.2.15 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.16 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.17 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.2.18 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department had no comments on this application.
4. FIRE DEPARTMENT
4.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Knox box plugs.
4.2 Based on the size of new construction and the location of the sprinkler room in relation to the address
side of the structure, the AHJ may require separate Knox box locations. One being at the main,
address side entrance and the other at the entrance to the sprinkler riser room.
4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 '/2" outlet face the main street or parking lot drive aisle.
b. Fire hydrants 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'.
f. 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 IFC Section 509.5.
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h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.4 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
4.5 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
4.6 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 D103.6 Signs.
4.7 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.8 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.9 Commercial and office occupancies will require a fire -flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4.10 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. The cost of this installation is to be
borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1)
4.11 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
4.12 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
4.13 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code Section 101.2.
4.14 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section 503.1.1.
4.15 There shall be a fire hydrant within 100' of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-2L.
4.16 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC
102.9
4.17 Buildings over 30' in height are required to have access roads in accordance with the International
Fire Code Appendix D Section D105.
4.18 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
4.19 As set forth in International Fire Code Section 503.2 and D102.1, fire apparatus access roads are
required to be 20' in width, consist of an improved gravel surface capable of supporting 75,000
GVW, and shall be provided to all athletic fields, concession stands and pathways. An approved
water supply shall be provided to all structures. Plans and specifications shall be provided to the Fire
Department for review and approval.
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5. REPUBLIC SERVICES
5.1 Republic Services had no comment on this application.
6. PARKS DEPARTMENT
6.1 The applicant shall contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to
confirm mitigation requirements prior to removal of any trees on the site.
6.2 The applicant shall coordinate a pedestrian crosswalk at the terminus of the multi -use pathway
provided by the adjacent subdivision on the south side of W. Kodiak Drive to ensure safe access
to the school property.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Construct Stoddard Road as Yz of a 46 -foot street section with vertical curb, gutter and 5 -foot
wide detached sidewalk. Dedicate additional right-of-way to complete the improvements.
7.1.2 Construct an Exit Only driveway on Stoddard Road as proposed for bus circulation.
7.1.3 Construct Kodiak Drive as %2 of a 36 -foot street section with vertical curb gutter and 5 -foot wide
detached concrete sidewalk. (Except where noted for additional turn lanes.)
7.1.4 Install a separate eastbound left -turn lane on Kodiak Drive at the Stoddard Road/Kodiak
intersection by striping the eastbound approach for two lanes using the existing 23 feet or with
minor widening into the median or planter strip. The lanes should be approximately 150 feet long.
7.1.5 Install pedestrian crosswalks on the Kodiak Drive legs of the Stoddard/Kodiak intersection.
7.1.6 Construct 3 driveways on Kodiak Drive as proposed. Pave the driveways their full width and at
least 30 -feet into the site with 15 to 30 -foot curb radii. (Radii may vary depending on radius
needs for bus turning movements.)
7.1.7 Install a westbound right -turn lane on Kodiak Drive at the East Site Driveway. Storage of
approximately 150 -feet is recommended.
7.1.8 Stripe a two-way center left -turn lane on Kodiak Drive from the end of the existing planter strip
on Kodiak Drive to a location approximately 100 -feet west of the east site driveway.
7.1.9 Install a pedestrian crosswalk ad necessary signage on Kodiak Drive located just west of the
middle driveway.
7.1.10 Long term bussing and safety bussing should be provided based on the attached maps, and as
agreed to by the applicant.
7.1.11 Install a HAWK pedestrian crossing (and associated improvements) on Stoddard Road near
Kodiak Drive.
7.1.12 Install school zone flashers on all 4 legs of the Stoddard/Kodiak intersection.
7.1.13 Provide a $40,000 road trust for the cost of the hardware for a future HAWK on Linder Road near
Kodiak Drive. (ACHD will pay for the design and construction ($70,000).)
7.1.14 Provide a $29,000 road trust for the cost of school zone flashers on Linder Road near Kodiak
Drive.
7.1.15 Provide a $40,000 road trust for the cost of the hardware for a future HAWK on Victory Road
near Stoddard Road. (ACHD will pay for the design and construction ($70,000).)
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7.1.16 Provide a $29,000 road trust for the cost of school zone flashers on Victory Road near Stoddard
Road.
7.1.17 The applicant should provide adequate roadway lighting on Kodiak Drive and Stoddard Road
abutting the site, and at the intersection of Stoddard/Kodiak. (NOTE: ACHD does not review or
require street lighting. Lighting is a City requirement. The City should work with ACRD Traffic
staff to determine adequate lighting requirements at this intersection.)
7.1.18 Impact fees are waived in accordance with the Interagency Waiver of Fee Agreement between the
Ada County Highway District and Joint School District No. 2.
7.1.19 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements). Private Utilities including sewer or water systems are prohibited from
being located within the ACHD right-of-way.
7.3.2 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.3 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.
7.2.4 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.5 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.6 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 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.
7.2.7 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.
7.2.8 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.10 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 ACRD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
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7.2.11 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
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C. Legal Description & Exhibit Map for Annexation Boundary
Annexation Legal Description
Joint School District No. 2
Stoddard Property Parcel 2
A parcel located in the East 1/2 of the W % of Section 24, Township 3 North, Range 1 West, Boise Meridian,
Ada County, Idaho, more particularly described as follows:
Commencing at a Brass Cap monument marking the northeast corner of the of the NW % of said Section
24 from which a Brass Cap monument marking northwest comer of said NW % bears
N 89°07'22" W a distance of 2655.69 feet;
Thence S 0'51 '28'W along the easterly boundary of said NW % a distance of 2634.99 feet to a Brass Cap
marking the northeast comer of SW '% and the POINT OF BEGINNING;
Thence S 0"51'28" W along the easterly boundary of said SW '% a distance of 200.09 feet to a 5/8 inch
diameter iron pin and to the centerline of West Kodiak Drive;
Thence leaving said easterly boundary N 89°08'32" W along said centerline a distance of 231.53 feet to a
5/8 inch diameter iron pin;
Thence continuing along said centerline a distance of 240.16 feet along the arc of a 1000.00 foot radius
curve right, said curve having a central angle of 13°45'36" and a long chord bearing N 82°16'57" W a
distance of 239.58 feet to a 518 inch diameter iron pin;
Thence along said centerline N 14133'26' E a distance of 5.00 feet to a 5/8 inch diameter iron pin;
Thence along said centerline a distance of 624.52 feet along the arc of a 995 foot radius curve right, said
curve having a central angle of 35°57'45" and a long chord bearing N 57'22'57" W a distance of 614.32
feet to a point;
Thence leaving said centerline N 50°35'11" E a distance of 25.00 feet to a 5/8 inch diameter iron pin;
Thence N 49'0023" E a distance of 103.63 feet to a 5/8 inch diameter iron pin;
Thence N 17'11'32" E a distance of 222.56 feet to a 5/8 inch diameter iron pin;
Thence N 0'51'28" E a distance of 793.26 feet to a 5/8 inch diameter iron pin;
Thence N 45'51'28" E a distance of 94.19 feet to a 5/8 inch diameter iron pin on the northerly boundary of
the SE % of the NW %;
Thence S 89'1729" E along the said northerly boundary a distance of 765.09 feet to a 5/8 inch diameter
iron pin marking the northeast comer of the SE % of the NW %;
Thence S 0'51'28" W along the easterly boundary of said NW % a distance of 1317.48 feet to the POINT
OF BEGINNING.
This parcel contains 28.64 acres and is subject to any easements existing or in use. OVAL LAIV40
VS TFRF G�[
Vincent Blommer, PLS o �7 ry
Land Solutions, PC a 6
July 10, 2014 ro
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i. ainddiblutions
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Stoddard Property Parcel 2
Job No. 13.88
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to annex the subject property with an R-4 zoning district. Staff
finds the proposed use of the site is consistent with the applicable provisions of the
Comprehensive Plan and should be compatible with existing and future adjacent residential
uses if the site is developed in accord with the conditions of approval in Exhibit B (see
section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-4 zoning district is consistent with the
purpose statement for the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider any oral or written testimony that
may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11 -5B -3.E).
Staff finds annexing this property with an R-4 zoning district is in the best interest of the
City.
3. Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish:
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.
Staff finds that if the site is designed in accord with the site plan in Exhibit A and the
conditions of approval in Exhibit B, the site will be large enough to accommodate the
proposed use and meet the dimensional and development regulations of the R-4 zoning
district and the specific use standards for public education institutions.
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b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed public education institution use in the R-4 zone meets the
objectives of the Comprehensive Plan and UDC.
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.
Staff finds that the general design, construction, operation and maintenance of the school will
be compatible with existing and future residential and church uses in the general
neighborhood and with the existing and intended character of the vicinity and will not
adversely change the character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that the proposed development should not adversely affect other property in the
vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this
staff report and constructs all improvements and operates the use in accordance with the UDC
standards.
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.
Staff finds that sanitary sewer, domestic water and irrigation can be made available to the
subject property. Please refer to comments prepared by the Public Works Department, Fire
Department, Police Department and other agencies.
E That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the
site. No additional capital facility costs are expected from the City. The applicant and/or
future property owners will be required to pay impact fees.
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.
Staff finds that the proposed development will not involve uses that will create nuisances that
would be detrimental to the general welfare of the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of the school;
however, whenever undeveloped property is developed the amount of traffic generation does
increase.
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.
Staff finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance.
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