Blue Valley Elementary School CZC, DES, ALT A-2020-0090Conditions Document
1
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
May 12, 2020
TO:
Joe Yochum, West Ada School District
FROM:
Stacy Hersh, Current Assistant Planner
SUBJECT:
Blue Valley Elementary - DES, CZC (A-2020-0090)
West Ada School District
OWNER:
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Joe Yochum, requests Certificate of Zoning Compliance (CZC), Administrative
Design Review (DES), and Alternative Compliance (ALT) approval to construct a new 69,659
square foot elementary school on 4.73 acres of land in the TN-R zoning district.
The site is located at 1752 W. American Fork Drive.
ALTERNATIVE COMPLIANCE REQUEST – UDC 11-3A-19
The applicant has submitted a request for alternative compliance in accord with Table
11-5B-5. UDC Table 11-5B-5 allows an application for alternative compliance for parking lot
design requirements found in UDC 11-3A-19.
1. The applicant is seeking to install two (2) parking lots in a configuration differing from
that required in UDC 11-3A-19. The applicant proposes to locate more than 50% of the
on-site (off-street) parking between W. American Fork Drive and the building façade of
the elementary school. UDC 11-3A-19B-2b requires that properties greater than two (2)
acres in size locate no more than 50% of the total off-street parking between the building
and abutting streets. Additionally, UDC 11-3A-19B-3a requires that properties two (2) or
more acres in size locate a maximum of a single drive aisle with parking on one (1) or
both sides between the building and abutting streets.
The applicant is requesting to vary from the aforementioned UDC requirements for the
following reasons:
a. Limiting the the number of access points around the site for visitors and the ability
for faculty to monitor students during the school day ensures safety and security
of the school.
b. The parking lots as currently designed, provide two separate parking areas that
allow separation of the bus traffic from personnel vehicle drop off traffic. The
applicant upholds that the current design will provide a more efficient flow of
traffic and easily create maintained and secure parking lots for students, faculty
and parents.
After reviewing the applicant’s request, staff finds the proposed parking configuration to
meet the intent of the Unified Development Code and contributes to a cohesive and
efficient design of the school. Therefore, the proposed parking configuration is approved.
Conditions Document
2
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
ALTERNATIVE COMPLIANCE FINDINGS:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
The Director finds the proposed parking lot design will aid in controlling site access
points for visitors, students, and parents and will help to filter traffic in an efficient
manner. If the applicant were required to revise the site plan to incorporate parking on
the rear of the building it would create multiple entrance points and would create areas
behind the school that would be difficult to surveil and maintain.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
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
welfare or impair the use/character of the surrounding properties.
DECISION
The applicant's request 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.
A street light plan will need to be included in the building permit application. Street light
plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the
standards can be found at, https://meridiancity.org/land/Design%20Standards%20-
%20COM%20Adopted%20Final_5-19-16%20-%20CM.pdf
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.
Conditions Document
3
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
2. All ground-level mechanical equipment must be screened to the height of the unit
as viewed from the property line; all rooftop mechanical equipment must be
screened as viewed from the farthest edge of the adjoining right-of-way.
Process Conditions of Approval
1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance regarding UDC 11-3A-19 for on-site parking between W. American Fork
Drive and the building façade.
2. 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.
3. 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.
4. 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.
5. The site plan prepared by LKV Architects on March 31, 2020, labeled C1.00, is
approved by the City of Meridian Planning Division as shown in Exhibit B.
6. The landscape plan prepared by LKV Architects on March 31, 2020, labeled L1.01,
L1.02, L1.03, L1.04 and L1.50, are approved by the City of Meridian Planning Division
as shown in Exhibit C.
7. The elevations prepared by LKV Architects on March 31, 2020, labeled A5.0, are
approved by the City of Meridian Planning Division as shown in Exhibit D.
8. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
9. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
10. 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.
11. 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.
12. Prior to Certificate of Occupancy, the applicant shall submit a public access easement
for the multi-use pathway(s) to the Park's Department for approval by City Council and
subsequent recordation.
13. 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.
Conditions Document
4
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
Ongoing Conditions of Approval
2. 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.
3. The applicant shall comply with the outdoor storage as an accessory use standards as set
forth in UDC 11-3A-14.
4. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ-06-031, DA #107074205; PP-06-031; FP-08-
017; MDA-08-004, DA #111102269; TE-09-009; TE-10-018; MDA-12-009, DA
#113077158).
5. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
6. 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.
7. The applicant shall have an ongoing obligation to maintain all pathways.
8. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11.
9. 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.
10. The applicant and/or assigns shall have the continuing obligation to meet the specific
use standards for the proposed use asset forth in UDC 11-4-3-14, Education Institution.
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 May 27, 2020, 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
May12, 2021.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: March 31, 2020)
C: Landscape Plan (dated: March 31, 2020)
D: Elevations (dated: March 31, 2020)
Conditions Document
5
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
Exhibit A: Vicinity Map
Conditions Document
6
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
Exhibit B: Site Plan (dated: March 31, 2020)
Conditions Document
7
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
Exhibit C: Landscape Plan (dated: March 31, 2020)
Conditions Document
8
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
Conditions Document
9
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
Conditions Document
10
Blue Valley Elementary – CZC, DES, ALT - A-2020-0090
Exhibit D: Elevations (dated: March 31, 2020)