Owyhee High School CZC, DES, ALT (A-2019-0024)Conditions Document
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Owyhee High School - DES, CZC, ALT - A-2019-0024
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
March 15, 2019
TO:
Joe Yochum, West Ada School District
FROM:
Kevin Holmes, Associate City Planner
SUBJECT:
Owyhee High School - DES, CZC, ALT (A-2019-0024)
West Ada School District
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Joe Yochum of the West Ada School District, requests Certificate of Zoning
Compliance (CZC) and Design Review (DES) approval to construct a new 246,590 square foot
high school, associated athletic fields, and three parking lots with 1,234 parking spaces on 93.33
acres of land in the R-8 zoning district.
This review also includes eleven (11) outbuildings: football concessions building, irrigation
pump enclosure, sport storage building, two (2) trash enclosures, baseball press box, four (4)
dugout structures, and a softball press box.
The applicant is requesting Alternative Compliance (ALT) in regards to the parking lot
landscaping requirements of UDC 11-3B-8. This request applies to three specific areas; (A) the
required trees along parking lot perimeters adjacent to sports fields; (B) internal planter islands
located in the band practice area in the northern parking lot; and (C) trees located in the Nampa
& Meridian Irrigation District easement (See Exhibit E).
The applicant is also requesting a design standards exemption from Goal 3.10 of the
Architectural Standards Manual (ASM) for the northwest corner of the high school building.
This goal states that facades visible from public spaces shall incorporate qualified modulations
to break up massing of buildings. See analysis and findings below.
The site is located at 7036 W. Ustick Road.
FINDINGS FOR DESIGN STANDARDS EXCEPTION REQUEST TO ASM GOAL 3.10:
The applicant states that the absence of modulation on the northwest corner of the school
building is a design decision meant to draw visitor towards the entrances of the school rather
than service and “exit only” doors. They have exceeded the ASM requirements around the main
entrances and will modulate the wall plane of the auditorium once to provide some visual
interest to the corner (See Exhibit F). Therefore, the Directors finds that these alternatives
maintains a similar level of effort by exceeding other site and building standards.
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FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-3B-8:
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
(A) Required trees along parking lot perimeters adjacent to sports fields: Regulations
governing student-athlete safety from the National Federation of State High School
Associations (NFHS) and the Idaho High School Activities Association (IHSAA)
prohibit trees to be located on the boundaries of fields used for athletic events.
Therefore, the Director finds that the application of the requirements to these sections of
fields are not feasible. To mitigate the loss of these approximately forty (40) trees, the
applicant is proposing to plant nineteen (19) trees located around athletic facilities and
eleven (11) more throughout the site, to meet the intent of the code.
(B) Internal planter islands located in the northern parking lot band practice area: The
paved area required for the school marching band to practice exceeds the 108’ (12
parking spaces) allowed under the internal landscaping island requirements of UDC 11-
3B-8-C2b.In order to create this dual-use area, the Director finds that the strict
application of these requirements is not desired. To mitigate the loss of three (3) planter
islands and six (6) required trees, the applicant is proposing additional plazas and
landscaped areas, including the six (6) trees along entryways/perimeter of the building.
The Director finds this meets the intent of the landscape ordinance as proposed.
(C) Trees located in the Nampa & Meridian Irrigation District easement: The Director
finds that due to requirements of the irrigation district to keep this 100’ wide easement
clear of trees it is not feasible to apply the requirements of UDC 11-3B-8 to this area
(see Exhibit E). The applicant has provided an additional twenty-two (22) trees
internally and adjacent to the street buffer along the southern future local street to
mitigate for the seventeen (17) trees that are unable to be located in the easement. The
location of these extra trees does not provide the same functionality of those lost as a
result of the easement however; it does provide more trees than required by code
internal to the site and along the southern street frontage
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
The Director finds the applicants proposed alternative compliance does not provide
equal or superior means to meet these requirements.
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 alternatives will not be detrimental to the public
welfare or impair the intended use/character of the surrounding properties.
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Owyhee High School - DES, CZC, ALT - A-2019-0024
DECISION
The applicant's requests for Certificate of Zoning Compliance, Design Review, and Alternative
Compliance are 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.
2. The applicant shall tile all irrigation facilities as set forth in UDC 11-3A-6A.
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. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding UDC 11-3B.
2. Per UDC 11-3B-8-C2(e), nine (9) trees have been relocated from the northern parking
lot to the eastern entrance of the school, see Exhibit E. The parking lot function is
improved as the relocation allows for the siting of light poles, improving the safety of
the parking lot.
3. 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.
4. 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.
5. 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.
6. The site plans prepared by The Land Group and Design West Architects on 03/08/2019
are approved by the City of Meridian Planning Division as shown in Exhibit B.
7. The landscape plan prepared by The Land Group and Design West Architects on
03/08/2019 is approved by the City of Meridian Planning Division as shown in Exhibit
C.
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Owyhee High School - DES, CZC, ALT - A-2019-0024
8. The elevations prepared by Design West Architects on 01/17/2019, labeled “Building
Elevations”, are approved by the City of Meridian Planning Division as shown in
Exhibit D.
9. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
10. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
11. 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.
12. All improvements to adjacent roadways and intersections as required by ACHD shall be
completed prior to issuance of Certificate of Occupancy for the high school.
13. 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.
14. Prior to Certificate of Occupancy, the applicant shall submit a 14-foot wide public
access easement for the multi-use pathway to the Park's Department for approval by
City Council and subsequent recordation.
15. The east/west collector street along the northern boundary of the school site shall have a
temporary turnaround that meets ACHD and Fire Department requirements.
16. The east/west local street along the southern boundary of the school site shall have a
temporary turnaround that meets ACHD and Fire Department requirements.
17. Upon development of the site to the south of the school (between the future east/west
road leading to the Flowers property and W. Ustick Rd.) all landscape buffers and
pathway landscaping shall be completed in accord with UDC 11-3B-7 and UDC 11-3B-
13.
18. The City of Meridian requires that the owner enter into a Warranty Surety Agreement
and post a Warranty Surety in the amount of 20% of the total construction cost for all
completed public sewer and water infrastructure for a duration of two years. This surety
amount will be verified by a line item final cost invoicing 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, and must be in place prior to Certificate of Occupancy. Applicant must file an
application for surety, which can be found on the Community Development Department
website. Please contact Land Development Services for more information at 208-887-
2211.
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, CUP H-2018-0075; DA instrument no. 2019-
005924; DA instrument no. 2019-005925)
4. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
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Owyhee High School - DES, CZC, ALT - A-2019-0024
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 lighted fields adjoining a residential use have been approved by CUP H-2018-0075.
The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11 for all other lighting on the property.
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 education institution use as set forth in UDC 11-4-3-14,
including all provisions for accessory uses and portable classrooms.
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 March 30, 2019, 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
The Certificate of Zoning Compliance shall expire if the construction, alteration or the use has
not commenced within one year of the date of issuance of the Certificate of Zoning
Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
March 15, 2020.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: 03/08/2019)
C: Landscape Plan (dated: 03/08/2019)
D: Elevations (dated: 01/17/2019)
E: Alternative Compliance Plan
F: Design Standard Exception Modulation
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Owyhee High School - DES, CZC, ALT - A-2019-0024
Exhibit A: Vicinity Map
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Exhibit B: Site Plan (dated: 03/08/2019)
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Location of Outbuildings (see Exhibit D)
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Exhibit C: Landscape Plan (dated: 03/08/2019)
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Exhibit D: Elevations (dated: 01/17/2019)
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Exhibit E: Alternative Compliance / Tree Relocation
Alternative Compliance Requests to UDC 11-3B-8
(A) Areas missing trees along parking lot perimeters
(A) Tree mitigation locations
(B) Band practice area without planter islands
(C) Trees located in the Nampa & Meridian Irrigation District easement
Trees added to interior of site for alternative compliance mitigation
Planter island trees relocated to install lighting per UDC 11-3B-8-C2(e)
Original locations
Relocated locations
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Exhibit F: Design Standard Exception Modulation (NW corner of building)
N