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PZ - Staff ReportSaint Ignatius School – AZ H-2016-0028 PAGE 1 STAFF REPORT Hearing Date: April 7, 2016 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: Saint Ignatius School – AZ (H-2016-0028) I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST The applicant, Roman Catholic Diocese of Boise, has submitted an application for annexation and zoning (AZ) of 10.71 acres of land with a C-C zoning district for the construction of a private education institution (Saint Ignatius School). II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed AZ application with the requirement of a development agreement 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 to the City Council of File Number H-2016-0028, as presented in the staff report for the hearing date of April 7, 2015, 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 Number H-2016-0028, as presented during the hearing on April 7, 2016, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number H-2016-0028 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 6180 N. Meridian Road, in the NW ¼ of Section 30, Township 4 North, Range 1 East. (Parcel No.: S0530223155 & S0530223400) B. Owners: Roman Catholic Diocese of Boise 1501 S. Federal Way, Suite 400 Boise, ID 83705 C. Applicant: Same as owner Saint Ignatius School – AZ H-2016-0028 PAGE 2 D. Representative: Tamara Thompson, The Land Group 462 E. Shore Drive, Suite 100 Eagle, ID 83712 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. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: March 21 and April 4, 2016 C. Radius notices mailed to properties within 300 feet on: March 10, 2016 D. Applicant posted notice on site(s) on: March 24, 2016 VI. LAND USE A. Existing Land Use(s) and Zoning: Except for a cell tower that exists on this site, the annexation area consists of vacant undeveloped land, zoned RUT in Ada County. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Church, zoned RUT in Ada County 2. East: Future single-family residential properties in Birkdale Estates, zoned R-2 3. South: Residential properties in Hacienda Subdivision, zoned R-8 4. West: N. Meridian Road and vacant/undeveloped property in Paramount Subdivision, zoned R-8 C. History of Previous Actions: A property boundary adjustment (see record of survey in Exhibit A.4) was recently approved, but not yet recorded, in Ada County that will create the configuration of the property shown on the site plan in Exhibit A.2. D. Utilities: 1. Location of sewer: A sanitary sewer main intended to provide service to the subject site currently exists near the SW corner of the subject site. 2. Location of water: Water mains intended to provide service to the subject site currently exist near the SW corner of the subject site as well as from N. Rio De Nickel Way. 3. Issues or concerns: Applicant shall be required to extend sanitary sewer and water mains to and through the site to the east boundary of the subject site in compliance with Meridian City Code. E. Physical Features: 1. Canals/Ditches Irrigation: There is a canal that runs along the north boundary of this property. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property does not lie within the flood plain. Saint Ignatius School – AZ H-2016-0028 PAGE 3 VII. COMPREHENSIVE PLAN POLICIES AND GOALS Land Use: The subject property is designated Mixed Use - Community (MU-C) on the Future Land Use Map (FLUM) contained in the Comprehensive Plan. The purpose of this designation is to allocate areas where community-serving uses and dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly single-use and strip commercial type buildings. Goods and services in these areas tend to be of the variety that people will mainly travel by car to, but also walk or bike to (up to 3 or 4 miles. Employment opportunities for those living in and around the neighborhood are encouraged. Developments are encouraged to be designed according to the conceptual MU-C plan depicted in Figure 3-3 in the Comprehensive Plan (pg. 27). Developments should have a mix of at least 3 land use types; residential uses should comprise a minimum of 20% of the development area at densities ranging from 6 to 15 units/acre; non-residential buildings should be proportional to and blend in with adjacent residential buildings; vertically integrated structures are encouraged; supportive and proportional public and/or quasi-public spaces and places including but not limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools that comprise a minimum of 5% of the development area are required. The applicant proposes to annex the subject property with a C-C zoning district and develop a private education institution on the property. Other adjacent properties also within the MU-C designated area in Ada County have developed with a church (north of the site) and a retail store (Zamzow’s) (northeast of the site); and an assisted living facility was recently approved to the west in the City – however, there is still land within the MU-C area that is yet to develop that will contribute to the mix of uses in the MU-C area in the future. While the design of the subject site and adjacent previously developed properties are not consistent with the conceptual MU-C plan depicted in Figure 3-3 of the Comprehensive Plan (pg. 27), Staff finds the proposed use will contribute to the mix of uses in this area and those developed in the future. The proposed use will serve the community and be easily accessible by car and within walking and biking distance from nearby residential developments as desired in MU-C designated areas. Policies: 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):  “Require appropriate landscape and street buffers along transportation corridors (setback, vegetation, low walls, berms, etc.).” (3.06.02F) A 35-foot wide street buffer with landscaping is required along N. Meridian Road, an arterial street and entryway corridor, in accord with the standards listed in UDC 11-3B-7C.  “Protect existing residential properties from incompatible land use development on adjacent parcels.” (3.06.01F) A 25-foot wide landscape buffer is required along the southern boundary of the site adjacent to residential properties.  “Plan for and encourage services like health are, daycare, grocery stores and recreational areas to be built within walking distance of residential dwellings.” (2.01.01C) The proposed school will provide a community serving use in close proximity and walking distance from nearby residential developments. Saint Ignatius School – AZ H-2016-0028 PAGE 4  “Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets.” (2.01.04B) Landscaping is required to be provided within planter islands in parking areas on this site as required by UDC 11-3B-8C and within street buffers as required by UDC 11-3B-7C as proposed.  “Restrict curb cuts and access points on collectors and arterial streets.” (3.06.02D) The conceptual development plan depicts one full-access for the site via N. Meridian Road; another full-access via N. Meridian Road exists approximately 250 feet to the north. Staff recommends the subject property obtain access via the existing driveway to the north in accord with UDC 11-3A-3 unless otherwise approved by Council.  “Support the location of school sites within every square mile.” (3.02.01B) The proposed private school will contribute to the education options available in the northern portion of the City.  “Ensure compatibility of schools with neighborhoods and adjacent land uses.” (3.02.01J) The school is proposed to be setback approximately 56 feet from the south property line. Exterior lighting is proposed to be directed away from the residences. Vehicular traffic and parking is oriented away from the residences on the north and west portions of the site.  “Ensure development provides safe routes and access to schools, parks and other community gathering places.” (3.07.02N) A detached sidewalk is required to be constructed along the frontage of the site on N. Meridian Road. There is an existing detached sidewalk along the frontage of the church property to the north on Meridian Road, north of the access driveway; however, there is no sidewalk south of the driveway to the subject property. Staff recommends the developer construct an off-site detached sidewalk to connect from the subject property to the existing sidewalk to the north to ensure safety of children walking or riding their bicycles to school. The specific use standards for schools listed in UDC 11-4-3-14 also require safe pedestrian access to be provided to schools.  “Permit new development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City.” (3.01.01F) City services are available and will be extended by the applicant upon development of the site in accord with UDC 11-3A-21. Analysis: Annexation of this property with a C-C zoning district for the development of a private school is consistent with the FLUM designation of MU-C and should be compatible with adjacent church, commercial and residential uses. Therefore, Staff feels the proposed development is appropriate within the MU-C designation. VIII. UNIFIED DEVELOPMENT CODE (UDC) A. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Six districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. Saint Ignatius School – AZ H-2016-0028 PAGE 5 The C-C district allows a larger scale (than C-N) and broader mix of retail, office and service uses with access to arterial or collector streets. B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the C-C zoning district. Any use not explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the site as a private education institution is a principal permitted use in the C-C district, subject to the specific use standards set forth in UDC 11-4-3-14. C. Dimensional Standards: Development of the site should be consistent with the dimensional standards listed in UDC Table 11-2B-3 for the C-C zoning district. D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Table 11-2B-3 for the C-C zoning district. E. Off-Street Parking: Off-street parking is required in accord with UDC 11-3C-6B for non- residential uses. F. Structure and Site Design Standards: Development of this site must comply with the design standards in accord with UDC 11-3A-19 and the guidelines listed in the Architectural Standards Manual. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The applicant has applied for annexation and zoning of 10.71 acres of land with a C-C zoning district. As discussed above in Section VII, the proposed zoning is consistent with the corresponding FLUM designation of MU-C and the policies in the Comprehensive Plan as noted. The proposed annexation area consists of a combination of two parcels (Parcels #S0530223155 & #S0530223400) owned by the Roman Catholic Church. The larger parcel currently consists of 24 acres of land and the smaller parcel consists of 1 acre of land; the parcel reconfiguration will result in two parcels consisting of 14.61 acres and 10.37 acres. The applicant submitted an application through Ada County to modify the configuration of these two parcels that has received tentative approval but not final approval (see Record of Survey in Exhibit A.3). Staff recommends that the applicant submit a letter of final approval from Ada County Development Services for the Boundary Line Adjustment and a recorded copy of the Record of Survey, prior to approval of the annexation ordinance by City Council. The legal description submitted with the application, included in Exhibit C, shows the boundaries of the property proposed to be annexed and zoned. 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 as a provision of annexation with the provisions included in Exhibit B and as detailed below. Note: Staff has confirmed via deeds dated prior to April 4, 1984 that the two existing parcels owned by the Roman Catholic Diocese of Boise are original parcels of record as defined by UDC 11-1A-1; once the property boundary adjustment is finalized through the County and the school site is annexed into the City, the parcel is eligible for a building permit without having to subdivide the property. Concept Plan: A conceptual site plan was submitted with this application that is included in Exhibit A.2. The applicant proposes to develop the site with a 54,464 square foot private school Saint Ignatius School – AZ H-2016-0028 PAGE 6 (Saint Ignatius) for Kindergarten through 8th grade that is associated with the church on the adjacent property to the north. The school is proposed to be setback approximately 56 feet from the south property line. Exterior lighting is proposed to be directed away from the residences. Vehicular traffic and parking is oriented away from the residences on the north and west portions of the site. Existing Structures: There is an existing wireless communication facility (stealth tower) on this site; there are no other existing structures on the portion of the property proposed to be annexed. Dimensional Standards: All development on the site is required to comply with the dimensional standards listed in UDC Table 11-2B-3 for the C-C district. 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 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. The proposed school is (and will be) surrounded by residences on the south and east sides of the property. Local street access is proposed via Rio De Nickel Way at the south boundary of the site through Hacienda Subdivision. The northern half of the property is open to the adjacent church site and further to the north, Chinden Blvd. C. Location Criteria for Middle Schools and High Schools: Middle and high schools may take access off a designated arterial or collector street. The concept plan depicts an access for the school via N. Meridian Road, an arterial street. Saint Ignatius School – AZ H-2016-0028 PAGE 7 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. The applicant states there will be more than 150 students (up to 450); the property is not within a TN-R district. 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 54,464 square feet and in not within a residential district.) 2. The education institution includes lighted fields adjoining or within a residential district; The applicant is not proposing lighting for the play field. 3. The education institution will generate in excess of one thousand five hundred (1,500) vehicular trips per day; A Traffic Impact Study (TIS) was submitted to ACHD but has not yet been reviewed by their traffic engineer to determine if this standard is applicable. If applicable, a conditional use permit is required. 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) Detached sidewalks are required to be constructed along Meridian Road, an arterial street, for access to the school site and along the access driveway via Rio De Nickel Way into the site at the south boundary. 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; 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. Saint Ignatius School – AZ H-2016-0028 PAGE 8 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. f. 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) 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. This standard is applicable; documentation shall be provided with the Certificate of Zoning Compliance application. 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. Saint Ignatius School – AZ H-2016-0028 PAGE 9 Ada County Highway District (ACHD) is the road authority responsible to report to the Commission on the above issues. ACHD is currently reviewing this project and has not yet submitted comments to the City. The Commission and City Council should review ACHD’s staff report (when available) for a detailed analysis of Idaho state code requirements. Access: Access to arterial streets is limited in accord with the provisions listed in UDC 11-3A-3. The site plan depicts one full access via N. Meridian Road and a connection to Rio De Nickel Way at the southwest boundary of the site from Hacienda Subdivision; access through the church site to the north is also available via Chinden Blvd. (SH-20/26). A full access driveway already exists approximately 250 feet to the north on the church property. Because access is limited to arterial streets and these properties are under common ownership, staff recommends access for the school and the church via N. Meridian Road is combined and access for the school is taken from the existing driveway, unless otherwise waived by City Council. The applicant is requesting a waiver from City Council to UDC 11-3A-3 for the proposed access. As an alternative, the existing access could be closed and relocated to the south in alignment with the future extension of Director Street as shown on the site plan. A cross-access/ingress-egress/cross-parking agreement should be recorded between the subject property and the church property to the north. A Traffic Impact Study (TIS) was submitted to ACHD for review but comments will not be available until their engineers have completed their review. Parking: A minimum of one parking space is required per every 500 square feet of gross floor area. Based on 54,464 square feet, a minimum of 109 spaces are required. A total of 60 parking spaces are proposed on the concept plan on the subject property with shared parking on the church property to the north. Shared parking is required to comply with the standards listed in UDC 11-3C-7A. Staff recommends a cross-access/ingress-egress/cross-parking agreement is recorded between the subject property and the property to the north to ensure availability of parking long-term; the shared parking agreement should comply with the standards listed in UDC 11-3C-7B. Because the days of the week and main hours of operation are different between the church and school, parking should be adequate for both uses. Waterways: There is an irrigation ditch that runs along the north boundary of this site. The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space. The applicant proposes to pipe the facility. Utilities: 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. Adequate fire protection shall be required in accord with the appropriate fire district standards. Street lighting is required to be installed with development of this property in accord with the City’s adopted standards, specifications and ordinances. A Type 1 light is required at the intersection of Meridian Road and the school entrance and 220 feet to the south of the first light as shown on the site plan. Pressurized Irrigation (PI): An underground PI system is required to be provided for this development in accord with UDC 11-3A-15. Landscaping: A minimum 35-foot wide street buffer is required along N. Meridian Road landscaped in accord with the standards listed in UDC 11-3B-7C. A minimum 25-foot wide buffer shall be provided along the southern and eastern boundaries of the site to residential uses and shall be landscaped in accord with the standards listed in UDC 11-3B-9C. Saint Ignatius School – AZ H-2016-0028 PAGE 10 Fencing: The site/landscape plan depicts a 6-foot tall chain-link fence along the southern property boundary and a 5-foot tall chain-link fence around the open play field on the east side of the site. All fencing should comply with the standards listed in UDC 11-3A-7. Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A minimum 5-foot wide detached sidewalk is required to be constructed within the street buffer along N. Meridian Road. Detached sidewalks are required to have an average minimum separation of greater than 4 feet to back of curb. The applicant should coordinate the location of the sidewalk with ACHD. There is an existing detached sidewalk along the frontage of the church property to the north on Meridian Road, north of the access driveway; however, there is no sidewalk south of the driveway to the subject property. Staff recommends the developer construct an off-site detached sidewalk to connect from the subject property to the existing sidewalk to the north to ensure safety of children walking or riding their bicycles to school. The specific use standards for schools listed in UDC 11-4-3-14 also require safe pedestrian access to be provided to schools. Waterways: There is an irrigation ditch that runs along the north boundary of this site. The UDC (11-3A-6) requires all irrigation ditches, laterals, canals and drains to be piped unless left open as a water amenity (as defined in UDC 11-1A-1) or linear open space. Building Elevations: A conceptual perspective drawing of the future school was submitted that is included in Exhibit A.4. The building design is a single story constructed primarily of brick with modulation in the facades and roofline which will complement the design of the existing church and incorporate similar construction materials and colors. The final design of the structure is required to comply with the design standards listed in UDC 11-3A-19 and the Architectural Standards Manual. In summary, Staff recommends approval of the proposed annexation and zoning request for this site with a development agreement containing the provisions listed in Exhibit B of this report in accord with the findings contained in Exhibit D. X. EXHIBITS A. Drawings/Other 1. Vicinity Map 2. Site Plan (dated: 3/1/16) 3. Record of Survey (Not Finalized) 4. Conceptual Perspective Drawing B. Agency & Department Comments C. Legal Description & Exhibit Map for Annexation Boundary D. Required Findings from Unified Development Code - 2 - A. Drawings 1. Vicinity Map - 3 - 2. Site Plan (dated: 3/1/16) - 4 - 3. Record of Survey (Not Finalized) - 5 - 4. Conceptual Perspective Drawing - 6 - B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS 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. Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to commencement of the DA. The DA shall be signed by the property owner and returned to the City within six (6) months of the City Council granting annexation. The DA shall, at minimum, incorporate the following provisions: a. The record of survey for the reconfiguration of the property boundary shall be recorded prior to approval of the annexation ordinance. b. Use of the subject property is limited to a private education institution. Development of the site shall substantially conform to the site plan and perspective elevations included in Exhibit A. c. If the education institution will generate in excess of one thousand five hundred (1,500) vehicular trips per day, a conditional use permit is required per UDC 11-4-3-14E. d. The developer shall pipe or otherwise cover the canal that runs along the northern boundary of this site in accord with UDC 11-3A-6. e. Access for the site shall be provided via the existing driveway on the church site to the north unless Council approves a waiver to UDC 11-3A-3 for the proposed access depicted on the site plan attached in Exhibit A.2. As an alternative, the existing access could be closed and relocated to the south in alignment with the future extension of Director Street as shown on the site plan. f. A minimum 35-foot wide street buffer shall be provided along N. Meridian Road as set forth in UDC Table 11-2B-3 and shall be landscaped in accord with the standards listed in UDC 11-3B-7C. g. A minimum 25-foot wide buffer shall be provided along the southern and eastern boundaries of the site to residential uses and shall be landscaped in accord with the standards listed in UDC 11-3B-9C. h. This 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. i. All development shall comply with the dimensional standards for the C-C zoning district listed in UDC Table 11-2B-3 and the specific use standards listed in UDC 11-4-3-14 for education institutions. j. A minimum 5-foot wide detached sidewalk is required to be constructed along N. Meridian Road within the street buffer in accord with UDC 11-3A-17. Detached sidewalks are required to have an average minimum separation of greater than 4 feet to back of curb, per UDC 11 - 3B-7C.1a(2). Coordinate the location of the sidewalk with ACHD. The developer shall also construct an off-site detached sidewalk along N. Meridian Road to connect from the sidewalk required on the subject property to the existing sidewalk to the north to ensure safety of children walking or riding their bicycles to school in accord with UDC 11-4-3-14E. - 7 - k. An underground pressurized irrigation system is required to be provided for this development in accord with UDC 11-3A-15. l. A Type 1 light is required at the intersection of N. Meridian Road and the school entrance and also 220 feet to the south of the first light as shown on the site plan; coordinate the details with Austin Petersen, Public Works Department (208-489-0352). m. The applicant shall provide written documentation that the facility meets the minimum site area guidelines as established by the Idaho state department of education in accord with UDC 11-4-3-3-14G. n. A cross-access/ingress-egress/cross-parking agreement should be recorded between the subject property and the church property to the north. The shared parking agreement shall comply with the standards listed in UDC 11-3C-7B. Shared parking is required to comply with the standards listed in UDC 11-3C-7A. o. The school structure shall incorporate design elements, construction materials and colors that complement the existing church structure to the north. The final design of the structure is required to comply with the design standards listed in UDC 11 -3A-19 and the Architectural Standards Manual. 2. PUBLIC WORKS DEPARTMENT 2.1 SITE SPECIFIC CONDITIONS OF APPROVAL 2.1.1 Applicant shall be required to extend sanitary sewer and water mains to and through the site to the east boundary of the subject site in compliance with Meridian City Code. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing for their project 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 (MCC), the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 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. All easements must be submitted, reviewed, and approved prior to development plan approval. 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, - 8 - 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, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 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. 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 t he project. 2.2.17 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. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. - 9 - 3. POLICE DEPARTMENT 3.1 The Police Department has 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 ½” 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 ½” outlets. g. Fire hydrants shall be provided to meet the requirements of IFC 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. 4.4 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. 4.5 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. 4.6 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.7 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 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 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. 4.10 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1. 4.11 The applicant shall work with Public Works and Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance and is placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1. 4.12 All daycares must pass an inspection using the criteria of the Idaho State Fire Marshal as set forth in Idaho Statute Title 39-1109. Prior to scheduling an inspection, the applicant must pay a fee of $20 for the cost of the inspection. 4.13 This project will be required to provide a 20’ wide swing or rolling emergency access gate as set forth in International Fire Code Sections 503.5 and 503.6. The gate shall be equipped with a - 10 - Knoxbox padlock which has to be ordered thru the Meridian Fire Department. All gates at the entrance to fire lanes shall be located a minimum of 30 feet from the roadway and shall open away from the roadway, unless other provisions are made for safe personnel operations as set forth in National Fire Protection Standard 1141, Section 5.3.17. 4.14 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. 4.15 Side yard fences shall not be allowed. 4.16 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. 5. REPUBLIC SERVICES 5.1 The trash enclosure needs to be an 18-foot wide double enclosure; submit a detail for approval by Republic Services. 6. PARKS DEPARTMENT 6.1 The Park’s Department has no comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this application. - 11 - C. Legal Description & Exhibit Map for Annexation Boundary - 12 - - 13 - 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 10.71 acre property with a C-C zoning district and develop a private school on the site consistent with the MU-C FLUM designation for this property. Staff finds that the proposed map amendment complies with the provisions of the Comprehensive Plan and should be compatible with the adjacent church, residential and commercial uses (see section VII above for more information). b. The map amendment complies with the regulations outlined for the pr oposed district, specifically the purpose statement; Staff finds that the proposed map amendment to the C-C zoning district is consistent with the purpose statement for the commercial 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 map 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 a C-C zoning district is in the best interest of the City.