REVISED Victory Middle School CZC-14-093; DES-14-092Conditions Document
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Victory Middle School CZC-14-093; DES-14-092
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
November 25, 2014
(REVISED 9/14/16)
TO:
West Ada School District
FROM:
Sonya Watters, Associate City Planner
SUBJECT:
Victory Middle School - CZC-14-093 and DES-14-092; A-2016-0298
OWNER:
West Ada School District
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, West Ada School District, requests Certificate of Zoning Compliance (CZC) and
Design Review (DES) approval of a 2-story 137,673 square foot public education institution
(middle school) on 41.05 acres of land in an R-4 zoning district. The site will include a football
field, running track, soccer and practice fields, and tennis courts.
Per UDC Table 11-2A-2, public education institutions require conditional use approval in the
R-4 zoning district; a CUP (CUP-14-003) was recently approved for the proposed use.
Alternative Compliance to UDC 11-3B-7C.2c, which allows fences only on the interior edge of
the street buffer. The applicant proposes to locate a 6-foot tall chain-link fence within the street
buffer at the back edge of the sidewalk.
The site is located at 2045 S. Stoddard Road.
FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-3A-19.2A:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
Strict adherence to UDC 11-3A-19A.2a is not feasible because construction of a fence
at the interior edge of the buffer will interfere with the existing irrigation pipe in the
same location that was installed when the open ditch/canal was tiled.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Because the fencing is open vision and the remainder of the street buffer is still visible
and because the street trees are located between the street and the fence, the Director
finds the applicant’s alternative means for meeting the requirement of UDC 11-3A-
19A.2a as discussed above provides an equal means of compliance while not interfering
with the irrigation line.
3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative will not be detrimental to the public
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welfare or impair the intended use/character of the surrounding properties as the fencing
is open vision and will not obstruct views.
DECISION
The applicant's request for Certificate of Zoning Compliance, Design Review and Alternative
Compliance is approved with the conditions listed in this report.
Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to
verify if you need a building permit and/or inspection. If you do need a building permit, you
must complete that process before you commence the use or construction. Please contact
Building Services for additional details about building permits and inspections.
General Conditions of Approval
1. 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. Applicant shall also include the location
of any existing street lights in the development plan set. 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.
Site Conditions of Approval
1. The applicant 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.
Alternative compliance to UDC 11-3B-7C.2c was approved for the 6’ tall chain-link
fence to be located within the street buffer along S. Stoddard Road at the back edge of
the sidewalk.
2. Prior to issuance of Certificate of Occupancy, the applicant shall close the existing
access(es) to the arterial and/or collector roadway as set forth in UDC 11-3A-3A.
3. Prior to issuance of Certificate of Occupancy, the applicant shall remove or relocate any
existing structures that do not conform to setbacks and/or use in the zone.
Process Conditions of Approval
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.
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.
3. 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.
4. The site/landscape plan prepared by LCA Architects on November 14, 2014, labeled
Sheets L7.10-L7.14, is approved as shown in Exhibit B.
5. The elevations prepared by LCA Architects on September 9, 2014, labeled Sheets
A4.10-A4.13, are approved as shown in Exhibit C.
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6. The approved site/landscape plan and/or elevations may not be altered without prior
written approval of the City of Meridian Planning Division.
7. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
8. If any changes must be made to the site plan to accommodate ACHD requirements, the
applicant shall submit a new site plan to the City of Meridian Planning Division for
approval prior to issuance of the building permit.
9. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the
Building Official has issued a Certificate of Occupancy.
Ongoing Conditions of Approval
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.
2. The applicant shall comply with the outdoor storage as an accessory use standards as set
forth in UDC 11-3A-14.
3. The project is subject to all current City of Meridian ordinances and previous
conditions of approval associated with this site (AZ-14-006; CUP-14-003). Prior to
occupancy of the school, the applicant shall comply with ALL conditions of
approval for this project.
4. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
5. 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.
6. The applicant shall have an ongoing obligation to maintain all pathways.
7. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11.
8. 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.
9. The applicant and/or assigns shall have the continuing obligation to meet the specific
use standards for the proposed use as set forth in UDC 11-4-3-14.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the
Director. All requests for review shall be filed in writing with the Planning Division on or
before December 10, 2014, within fifteen (15) days after the written decision is issued, and
contain the information listed in UDC 11-5A-6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
EXPIRATION
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a
structure shall expire if the construction or alteration has not commenced within one year of the
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date of issuance of the Certificate of Zoning Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
November 25, 2015.
EXHIBITS
A. Vicinity Map
B. Site/Landscape Plan (dated: November 14, 2014)
C. Elevations (dated: September 9, 2014)
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A. Vicinity Map
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B. Site/Landscape Plan (dated: September 8, 2014)
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C. Elevations (dated: September 9, 2014)
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