PZ - Staff Report for 5-28 STAFF REPORT El'
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 5/28/2020 Legend -
DATE: -
TO: Planning&Zoning Commission
FROM: Alan Tiefenbach,Associate Planner -
208-489-0573 ---------
Bruce Freckleton,Development 1
Services Manager
208-887-2211 ILA
s
SUBJECT: H-2020-0043
r
Gem Innovation School
LOCATION: The site is located at 5390 N. McDermott
Rd, approximately 1/4 mile north of the
W. McMillan Rd/N. McDermott Rd n
intersection,in the SW 1/4 of Section 28,
Township 4N.,Range 1 W.
I. PROJECT DESCRIPTION
Annexation&zoning of 8 acres of land with the R-15 zoning district to develop a 42,408 SF
1-story college preparatory school for grades K-12. Enrollment estimate is approximately
600 children. The applicant is Gem Innovation Schools.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 8 acres
Future Land Use Designation Medium Density Residential
Existing Land Use(s) SFR/Rural
Proposed Land Use(s) Educational Facility
Current Zoning RUT in Ada County
Proposed Zoning R-15
Neighborhood meeting date;#of March 3,2020—6 attendees.
attendees:
Pagel
b. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) No
• Requires ACHD Commission
Action(yes/no)
Access(Arterial/Collectors/State Three accesses are proposed.There are two accesses
Hwy/Local)(Existing and Proposed) proposed from N.McDermott Rd to the west,a collector,
and there is a third northern access planned to connect
Gem Street to a proposed stub street in the Oaks North
Subdivision.
Stub Street/Interconnectivity/Cross The property is proposed to connect to a stub street in the
Access Oaks North Subdivision to the north.The eastern stub
street is not being extended into the site however,the
applicant is proposing a pedestrian connection to the
residential development. This connectivity has been
coordinated with ACHD,Toll Brothers and the applicant.
Existing Road Network No existing streets within the site,property will connect to
I a stub street at the north,N.McDermott Road exists to the
west.
Existing Arterial Sidewalks/ There are no existing buffers or sidewalk along N.
Buffers McDermott Rd at the west boundary of the site.
Proposed Road Improvements No road improvements are planned other than a pathway
along N.McDermott Road and an internal road(Gem
Street)connecting to the Oaks North.
Distance to nearest City Park(+ 2.3 miles to Keith Bird Legacy Park
size)
Distance to other key services
Fire Service The building will provide fire sprinklers.
There is a future fire station planned within the 5-minute
response time.
• Distance to Police Station 8.5 miles
• Police Response Time There is no available data,but the expected response time
to this area in an emergency is about 3-5 minutes.The
average response time in the City of Meridian is just under
4 minutes.
• Calls for Service 56 within 1-mile radius.
• Accessibility No issues with the proposed access
• Specialty/resource needs
• Crimes
• Crashes Between 3/1/2019-2/29/2020,the Meridian Police
Department responded to 4 crashes within a mile of the
proposed development. See attached documents for details.
Wastewater
• Distance to Sewer Services Approximately 360-feet to the east in The Oaks North
Subdivision.
• Sewer Shed North McDermott Trunkshed
• Estimated Project Sewer See Application
ERU's
• WRRF Declining Balance 13.92
Page 2
Description Details Page
• Project Consistent with WW Yes
Master Plan/Facility Plan
Water
• Distance to Water Services Applicant must connect water to the north in Gem Way to
Oaks North Subdivision.Also,stub a water main and
hydrant to the west at McDermott Rd.
• Pressure Zone 1
• Estimated Project Water See Applicant
ERU's
• Water Quality No concerns
• Project Consistent with Water Yes
Master Plan
• Impacts/Concerns None
Page 3
Project Area Maps
Future Land Use Map Aerial Map
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III. APPLICANT INFORMATION
A. Applicant:
Paul Bierlein,Bouma USA.—445 Pettis, Suite 201.,Ada,MI 49301
B. Owner:
Gem Innovation Schools—2750 E. Gala Street.,Meridian,ID 83642
Page 4
C. Representative:
Paul Bierlein,Bouma USA.—445 Pettis, Suite 201.,Ada,MI 49301
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 5/13/2020
Radius notification mailed to
properties within 300 feet 5/12/2020
Site Posting Date 5/14/2020
Nextdoor posting 5/12/2020
V. STAFF ANALYSIS
a. Annexation:
The proposed annexation area is contiguous to City annexed property and is within the
Area of City Impact Boundary. A legal description and exhibit map for the annexation
area is included in Section VII.A.
b. Future Land Use Map Designation(hgps://www.meridiancity.org/compplan)
Medium Density Residential—This designation allows for dwelling units at gross
densities of three to eight dwelling units per acre. Density bonuses may be considered
with the provision of additional public amenities such as a park, school, or land dedicated
for public services.
The applicant is requesting the R-1 S zoning district because schools are a permitted use
in this zoning district and would result in a more expeditious review. A subsequent
development agreement will limit the allowed uses to an educational facility in
perpetuity. This DA is recommended as a condition of the annexation with the provisions
included in Section VIII.A1. The DA is required to be signed by the property
owner(s)/developer and returned to the City within 6 months of the Council granting the
annexation for approval by City Council and subsequent recordation.
The MDR designation of the FL UM emphasizes the importance of adequate access to
schools. Providing adequate schools is also mentioned repeatedly in the Comprehensive
Plan as is discussed below. Staff finds the proposed annexation and zoning to R-1 S with a
development agreement that restricts uses only to an educational facility to be generally
consistent with the Future Land Use Map designation of Medium Density Residential.
c. Comprehensive Plan Policies(https://www.meridiancity.org/compplan):
Page 5
Goals, Objectives, &Action Items: 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):
2.03.01 —"Jointly plan and site schools and subdivisions to ensure mutual benefits,
neighborhood identity, and community health."
Several large subdivisions have been approved recently in the vicinity. This includes the
Oaks North and South which comprise approximately 1,000 lots total. Many of the lots in
the Oaks South are presently building out. The proposed school and adjacent
neighborhoods are generally developing along similar timelines, and the school is
proposed to be integrated into these surrounding neighborhoods via an internal road at
the north and two pedestrian pathways. The first pathway is a 14'wide pathway at the
south perimeter of the property which will begin at N. McDermott Road and run along
the Creason Lateral at the south perimeter of the property. The second pathway is a
pedestrian connection into the eastern portion of the North Oaks neighborhood at Double
Rock Road.
The capacity of educational facilities has been a concern often raised in recent public
meetings. The Gem Innovation School will be a charter school, open to the public, which
is planned to serve approximately 600 children and is proposed to be developed along a
similar timeline as the Oaks North and South neighborhoods. Facilities within an easy
walk to the adjacent neighborhood is a mutual benefit to the school and the adjacent
community. Also, local educational facilities are often associated with a neighborhood's
identity and serve as community meeting places.
2.03.01D Ensure the location and design of schools are compatible with existing and planned
neighborhoods and land uses.
In general, a school is a community use that can be very compatible with a residential
neighborhood. The more the school is integrated into the neighborhood, the more of a
benefit to the community and the safer for the students. That said, compatibility with the
neighborhood can also be a function of design. This proposal includes landscape buffers
of a minimum width of 10'along the perimeter of the property as well as a 40'landscape
buffer along N. McDermott Road. Building heights have been kept below 30',primary
access is being directed to McDermott Road, and there are requirements of the UDC
regarding lighting being downcast and shielded. In addition, the building design will be
subject to the City's design review standards in the UDC and the Architectural Design
Manual.
2.03.01E Work with West Ada School District to locate and connect schools to safe and
accessible walking,bicycle,transit, and automobile routes.
As mentioned, there are two non-motorized connections being provided into the adjacent
neighborhood via a pathway along the Creason Lateral and from the eastern side of the
school to Double Rock Road. There is an internal vehicular access to the local
neighborhood at the north, and primary access occurs from N. McDermott Road, a
Page 6
Principal Arterial. There is also a 10'wide proposed pathway planned along the length
of the property fronting N. McDermott Road.
d. Existing Structures/Site Improvements:
An existing residence, constructed in 1940, exists on the property. This residence is
proposed for removal. All structures should be removed from the property with
development of the school site.
e. Proposed Use Analysis:
This proposal includes an approximately 42,500 square foot charter school providing
education from kindergarten to 12`h grade, including college preparation. This is
considered an educational use and is allowed by right in the R-15 zone district, subject to
the specific use standards below.
f. Specific Use Standards(UDC 11-4-3-14):
UDC 11-4-3-14. (Education Institutions) requires elementary schools to be located within
the center of neighborhoods with access encouraged from local streets. Middle and high
schools may take access off a designated arterial or collector street. 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.
Gem Innovation School is intended to serve Kindergarten to Grade 12. The school is
located adjacent to the developing Oaks North and South Subdivisions, and will be
connected to the neighborhood via Gem Way (local street) at the north. There are also
two proposed access from N. McDermott Rd, a collector street. A significant percentage
of the site is open to streets and open space; a 10'wide multiuse pathway is proposed
along the entire western perimeter of the site (adjacent to N. McDermott Road) and a 10'
multiuse pathway is proposed along the southern periphery. In addition, 440'of the 775'
eastern perimeter remains open by locating playfields in this area.
g. Dimensional Standards(UDC 11-2):
The zoning is proposed to be R-15. This requires a street setback of 25' (for garages),
rear setback of 12' and interior side setbacks of 3' Landscape buffers of 25' are required
along arterial streets. Building height is limited to 40'.
The building maintains a street setback from N. McDermott Road and a rear setback
from the property line of at least 170'. There is more than a 200'setback from the north
property line and 75'from the eastern side property line. There is a 40'landscape buffer
proposed along N. McDermott Road which is comprised of Kentucky Bluegrass, a 10'
wide pathway and a landscaped berm of undulating height east of the pathway. The
height of the building is proposed at 30', 10'less than the allowed maximum. As will be
Page 7
discussed in the landscaping section, landscape buffers are proposed along all four
perimeters of the property as well.
h. Access/Traffic (UDC 11-3A-3):
As mentioned above, three accesses are proposed. There are two accesses proposed from
N. McDermott Rd to the west, a collector, and there is a third northern access planned to
connect Gem Street to a proposed stub street in the Oaks North Subdivision. Three
pedestrian pathways are proposed to connect the site. The first is a 10'pathway the
applicant will construct that runs along the property paralleling N. McDermott Road.
The second will be a 10'multiuse pathway along the southern periphery adjacent to the
Creason Lateral. The third is a pedestrian connection into the eastern portion of the
North Oaks neighborhood at Double Rock Road.
ACHD did not express any additional issues regarding access and supported the road
extension and McDermott Road access. Further, ACHD communicated to staff that the
stub street on the east boundary did not need to extend into the site. Pedestrian
connection would suffice. This was discussed with ACHD, and both affected land owners.
However, Staff has not received a staff report from ACHD to verify the connectivity is
acceptable by the transportation authority. Parking (UDC 11-3C):
Parking requirements for Educational Institutions per section 11-4-3-14 of the UDC
requires one parking space for every four hundred (400) square feet of gross floor area.
Based on a proposed size of 42,398 square feet this amounts to 106 spaces. The concept
plan shows 110 parking spaces of a minimum size of 9'x 19'as required by 11-3C-5 of
the UDC.
The conceptual site plan, circulation plan and landscape plan reflect multiple drive aisles
and a design which shows separate drop off and pick up areas. Staff understands the
incentive to ensure safety and satisfactory circulation but believes a significant amount of
asphalt is being employed. If there were a more efficient design, less paving would be
required. This would reduce heat island effects, reduce the amount of necessary drainage
improvements and decrease impairment to water quality. Staff will discuss these issues
with the Applicant at length during the subsequent Certificate of Zoning Compliance
(CZC).
i. Pathways (UDC 11-3A-8):
There is proposed 10 foot multi-use pathway proposed along N. McDermott Road and
another 10 foot multi-use pathway proposed along the southern perimeter,paralleling
Creason Lateral. This pathway is an extension from a future phase of the Oaks North
development. Per UDC 11-3B-12C, the applicant shall provide 5-feet of landscaping
along both sides of the pathway. Prior to occupancy of the structure, the applicant should
submit and obtain approval of a pedestrian pathway easement from City Council.
Further, the applicant should coordinate with the applicable irrigation district and
conform to any requirements of the district.
Page 8
j. Sidewalks(UDC 11-3A-17):
No sidewalks presently exist along N. McDermott Road. The Applicant proposes to install
a 10'detached walkway along the length of the property in this area. 6'wide sidewalks
are proposed on both sides of Gem Street which connects the site to the neighborhood at
the north.
k. Parkways (UDC 11-3A-17):
No parkways are proposed with this application.
1. Waterways(UDC 11-3A-6):
The Creason Lateral runs along the south boundary. This proposal includes a paved walkway
paralleling this area. The Applicant intends to culvert this ditch.Any improvements that occur
within the easement area will require coordination with the irrigation district.
m. Fencing(UDC 11-3A-6, 11-3A-7):
The landscape plan indicates 6'high vinyl coated chain link fence along the eastern portion of
the site. The applicant will be required to comply with the fence standards in the UDC 11-3A-7.
n. Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21.
The property will have an 8-inch water and sewer lines which will connect to Doublerock
Drive. Street lighting is required to be installed in accord with the City s adopted
standards, specifications and ordinances. See Section VIII.B below for Public Works
comments/conditions.
o. Landscaping(UDC 11-3B):
A landscape buffer of at least 35' is required along N. McDermott Road, an entryway
corridor. A minimum density of one tree per thirty-five (35) linear feet is required in this
buffer. A five-foot(5)wide minimum landscape buffer is required adjacent to parking,
loading, or other paved vehicular use areas, including driveways. Interior parking lot
landscaping shall be required on any parking lot with more than twelve (12) spaces. No
linear grouping of parking spaces shall exceed twelve (12) in a row, without an internal
planter island.
The conceptual site plan shows a landscape buffer of 40'wide along N. McDermott
Road. This includes grass directly adjacent to the road, a 10'wide paved pathway, and
additional landscaped area of widths varying between 20'and 25'east of the pathway,
terminating in undulating berms.
Page 9
Based on a frontage length of approximately 776 feet, 22 trees are required within the
buffer. It appears at least 28 trees are in this area. The final landscape plan will be
reviewed at the time of the CZC.
p. Tree Preservation(UDC 11-3B-10):
The UDC requires mitigation for all existing trees four inch(4") caliper or greater that are
removed from the site. This mitigation includes equal replacement of the total calipers
lost on site up to an amount of one hundred percent(100%)replacement.
The Applicant has requested a "council waiver"of the required tree mitigation.
According to their narrative, 37 trees must be removed, which amounts to a total caliper
of 508 inches. The Applicant's calculations deduce this to be 254 additional trees of 2"
caliper whereas they are proposing replacing the 37 trees being removed with 167 new
trees. The Applicant states it is important to provide sufficient open space including
sports courts and playfields and requiring additional trees would prove difficult.
The City Arborist considered the Applicant's request and noted there are several trees
which are probably in such a condition as to not require mitigation and is amenable to
deeming them inappropriate for mitigation. However, staff is not convinced there are no
other options for either retention of existing trees or replacement with new trees. Also,
there is a significant amount of paving proposed for the parking area as well as the
paved playfields at the eastern perimeter of the site. Staff believes there are additional
opportunities to buffer the site and reduce heat island effects. Staff will work with the
Applicant on the required trees and tree preservation during the subsequent Certificate of
Zoning Compliance. A Council Waiver is not the appropriate mechanism; any deviations
would occur through the Alternative Compliance process as indicated in Section 11-5B-5
of the UDC.
q. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
The Applicant has submitted colored elevations that proposes a flat-roofed design with
muted earth tone colors and building materials including lap siding, hardie board, and
metal panels. The proposed architecture will be reviewed in detail during the Certificate
of Zoning Compliance and must meet the requirements of the City of Meridian
Architectural Standards Manual and the site and structure design standards in UDC II-
3A-19.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed Annexation with the requirement of a
Development Agreement per the provisions and comments included in Section VII in
accord with the Findings in Section VIII.
Page 10
VII. EXHIBITS
A. Annexation Legal Description and Exhibit Map
FOB HMH
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LAND SURVEYS engineering
EXHIBIT
ANNEXATION DESCRIPTION
GEM PREP MERIDIAN NORTH
TAX PARCEL NO.5042832566
A parcel of land within the Southwest 1/4 of the Northwest 1/4 of the Southwest 1/4 of Section 28,Township 4
North,Range 1 West,Boise Meridian,Ada County,Idaho,and more particuiarly described asfollows.
COMMENCING at the Southwest Corner of Section 28 monumented by a found brass cap as described in CP&F
Instrument No.20 19-0 17185 at the intersection of N.McDermott Road and W.McMillan Road,thence along the
section line,North 01°00'44"East,1315.33 feet to the S 1/16 Comer to Sections 28&29,the southwest corner
of the Gem Prep Meridian North parcel and the POINTOF BEGINNING;
Thence continuing North 01°00'44"East,774.50 feet to the northwest corner of the Gem Prep Meridian North
parcel and the existing limits of Meridian City;
Thence along the existing limits of Meridian Cityand The Oaks North preliminary plat boundary,South 89"2113"
East,450.06 feet to the northeast corner of the Gem Prep Meridian North parcel;
Thence continuing along the existing limits of Meridian City and The Oaks North preliminary plat boundary,
South 01°00'44"West,774.77 feet to the southeast corner of the Gem Prep Meridian North parcel;
Thence along the existing limits of Meridian City and the Clakwind preliminary plat boundary,North 89"19'10"
West,450.06 feet to the POINT OF BEGINNING.
Containing 8.00 acres more or less.
Refer to the attached EXHIBIT Survey Ma p.
END OF DESCRIPTION
Prepared by:
Ronald M.Hodge,PI-S
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Page 12
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Page 16
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
a. A Development Agreement(DA) is required as a provision of annexation of this
property. Prior to approval of the annexation ordinance, 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 Planning Division within six (6) months of the City Council granting the
annexation. The DA shall, at minimum, incorporate the following provisions:
i. Future development of this site shall be generally consistent with the conceptual
site plan, conceptual building elevations, conceptual landscape plan and the
provisions contained herein.
ii. All structures shall comply with the design standards listed in the Architectural
Standards Manual and the design standards listed in UDC 11-3A-19. An
application for Design Review shall be submitted concurrently with the
Certificate of Zoning Compliance application and approved prior to submittal of
building permit applications.
iii. Applicant shall construct a segment of the City's 10-foot multi-use pathway along
N. McDermott Road and the south boundary in accord with UDC 11-3A-8 and
11-313-12. Prior to occupancy of any building, the applicant shall obtain City
Council's approval of a public pedestrian easement and record said document.
iv. Applicant shall comply with any ACHD conditions of approval.
V. The applicant shall comply with the ordinances in effect at the time of application
submittal.
vi. The only use allowed to develop on the property is an education institution. Said
use shall comply with the specific use standards in UDC 11-4-3-14.
vii. The applicant shall be required to comply with tree preservation mitigation
standards per UDC 11-3B-10.
viii. The applicant shall be required to tile the Creason Lateral in accordance with
UDC 11-3A-6. Any improvements in the easement shall require the approval of
the Nampa and Meridian Irrigation District.
Page 17
ix. The applicant shall construct a 10-foot wide landscape buffer on the north
boundary of Gem Street in accord with UDC 11-3B-7C.
B. PUBLIC WORKS
1. Applicant will be responsible for the off-site extension of new sanitary sewer and water
mainlines to the east to connect with the mainlines in The Oaks North Subdivision.
2. Applicant shall be responsible for the water mainline extension in Gem Way, from the
north boundary to N. McDermott Road. A stub and hydrant will also be required west to
McDermott Rd.
C. CITY ARBORIST
https:llweblink.meridianciU.orglWebLinkIDoc View.aspx?id=188578&dbid=0&repo=Meridi
anCi
D. POLICE DEPARTMENT
https:llweblink.meridiancit E.org/WebLink/Doc View.aspx?id=188194&dbid=0&repo=Meridi
anCi
E. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https:llweblink.meridianciU.orglWebLinkIDocView.aspx?id=188577&dbid=0&repo=Meridi
anCi
F. NMID
https:llweblink.meridiancitE.org/WebLink/Doc View.aspx?id=187578&dbid=0&repo=Meridi
anCi
IX. FINDINGS
A. Annexation and/or Rezone (UDC 11-513-3E)
Required 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 and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds annexation of the subject site with an R-15 zoning designation is consistent
with the Comprehensive Plan MDR FL UM designation for this property use will be
Page 18
limited to educational facility by a subsequent development restriction (see Section V for
more information).
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that a map amendment to the R-1 S zoning district is consistent with
Comprehensive Plan as the Plan puts high priority on the provision of adequate
educational facilities;
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds that the proposed zoning map amendment should not be detrimental to the
public health, safety, or welfare. Staff recommends the Commission and Council consider
any oral or written testimony that may be provided when determining this finding.
4. 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.
5. The annexation(as applicable) is in the best interest of city
As the need for adequate educational facilities is mentioned repeatedly in the
Comprehensive Plan, Staff finds that the proposed annexation is in the best interest of the
City.
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