CC - Commission Recommendation to Council 6-16 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 5/21/2020
Legend ® �
DATE: 0
Project Location
TO: Mayor&City Council I '
4-
FROM: Joseph Dodson,Associate Planner � � - = ---
208-884-5533
Bruce Freckleton,Development
Services Manager
208-887-2211
SUBJECT: H-2020-0042
COMPASS Charter School East '
Expansion
LOCATION: 4540 W.Franklin Rd.,in the SW 1/4 of
the SW 1/4 of Section 10,Township 3N., ------ --
Range 1 W.
I. PROJECT DESCRIPTION
• Annexation of 5.15 acres of land from RUT in Ada County to the R-15 zoning district to develop
the property with additional parking and recreational fields for an existing Education Institution.
• Modification to the existing Development Agreement(Inst. #2018-079763)to incorporate the
subject property and revise the concept plan based on the proposed expansion of the Education
Institution.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 5.15 acres
Future Land Use Designation Medium-High Density Residential
Existing Land Use Rural residential/agricultural(one single-family home)
Proposed Land Use(s) Expansion of existing Education Institution
Current Zoning RUT in Ada County
Proposed Zoning R-15
Lots(#and type;bldg/common) 1 lot
Amenities N/A
Physical Features(waterways, None known
hazards,flood plain,hillside)
Neighborhood meeting date;#of February 10,2020;9 attendees.
attendees:
Page 1
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) No
• Requires ACHD No
Commission Action
(yes/no)
Access(Arterial/Collectors/State Existing access to Franklin Rd.will be closed;Access to
Hwy/Local)(Existing and Proposed) proposed parking area will be off of collector street extension,
W.Aviator St.
Stub Street/Interconnectivity/Cross There will pedestrian connection between the proposed
Access parking area and the school directly to the west;no vehicular
connection beyond access to W.Aviator St. See staff analysis
below for further information.
Existing Road Network W.Franklin Road is built to its ultimate configuration. 5-
travel lanes,bike lanes,curb,gutter and detached sidewalk.
Existing Arterial Sidewalks/ There is existing detached sidewalk but no landscape buffer
Buffers from the existing residence to Franklin Rd.A landscape buffer
is required and shown on the landscape plans.
C. Project Area Maps
Future Land Use Map Aerial Map
Legend IFEMed Legend
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Project Location Project Location
MU-
Med�High Density
General
Residential
Industrial
Mixed Hk en sity-
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Zoning Map Planned Development Map
Page 2
Legend 20,LRI-8�q 0a Legend R
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Project Location + Project Location
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III. APPLICANT INFORMATION
A. Applicant/Representative:
Paul Bierlein,Bouma USA—445 Pettis, Suite 201,Ada,MI 49301
B. Owner/Developer:
Stephen Janoushek—4540 W. Franklin Road,Meridian,ID 83642
C. Contact:
Bouma USA—445 Pettis, Suite 201,Ada,MI 49301
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper notification published 5/l/2020 5/29/2020
Radius notification mailed to
properties within 300 feet 4/28/2020 5/26/2020
Public hearing notice sign posted 5/6/2020
Nextdoor posting 4/28/2020 5/27/2020
V. STAFF ANALYSIS
The land proposed to be annexed is designated on the Comprehensive Plan Future Land Use Map
(FLUM) as Medium High Density Residential(MHDR). This designation allows for a mix of
dwelling types including townhouses,condominiums, and apartments. Residential gross densities
should range from eight to twelve dwelling units per acre. These areas are relatively compact
within the context of larger neighborhoods and are typically located around or near mixed use
commercial or employment areas to provide convenient access to services and jobs for residents.
Developments need to incorporate high quality architectural design and materials and thoughtful
Page 3
site design to ensure quality of place and should also incorporate connectivity with adjacent uses
and area pathways, attractive landscaping and a project identity.
The Applicant is requesting annexation with a zoning designation of R-15,which is an allowed
zoning district under the MHDR future land use designation. This development is not proposed as
a residential project but instead an extension of the COMPASS Charter School, defined as an
Education Institution in our Unified Development Code(UDC). An Education Institution is a
principally permitted use in the R-15 zoning district. There are no buildings proposed with this
annexation and zoning, only a proposed parking lot for additional parking and a sports field for
the students. The parking lot and additional 88 spaces is a requirement for the recently approved
classroom expansion at the existing school site directly to the west of the subject site.A condition
of approval in the approved CZC and Design Review for that building expansion was related to
this annexation and the proposed parking lot(A-2020-0008). A legal description for the
annexation area is included in Section VII.A of this staff report.
Currently,the existing development agreement(DA)on site shows additional parking and a
conceptual sports field on the parcel directly to the north of this site and across W.Aviator St.
Since the original annexation and development of the COMPASS Charter School,the Applicant's
desired location for the additional parking and sports field has changed. Citing potential safety
issues of children and staff crossing W. Aviator and the costs of installing a signal from that
northern parcel to the main school site,the Applicant has decided to move these development
items to this subject site. Because this concept plan is not in line with the approved plan within
the existing DA, a modification to that DA is required and any additional DA provisions are in
Section VIII.A1 of this staff report. Staff believes that this new concept plan will offer better
integration of the sports field into the existing school site and help eliminate the need of children
to cross a street from the parking area to get to school.
The proposed use of Education Institution requires a 25-foot land use buffer to residential uses,
landscaped per the standards in UDC 11-3B-9. The submitted landscape plan shows compliance
with this requirement along its eastern boundary except for the area directly abutting the proposed
parking lot. In order to fit the required number of spaces in this area,the dimensions of the
parking area push into the 25-foot buffer.Because of this,the Applicant is requesting a
modification to the buffer size by City Council, only for this area abutting the parking lot. Staff
supports this request as the submitted landscape plan shows a landscape buffer of at least 15 feet
with landscaping. If this were to be labeled as only a parking lot instead of an Education
Institution,UDC standards would only require a 5-foot landscape buffer. The Applicant's
landscape plan shows extensive landscaping and a 6-foot vinyl privacy fence along the entire
eastern boundary of the site, including that area along the parking lot. Staff finds the proposed
landscaping to be greater than or equal to the required 25-foot buffer.
VI. DECISION
A. Staff:
Staff recommends approval of the Applicant's request for annexation&zoning and a
modification to their existing Development Agreement with the conditions of approval in Section
VIII per the Findings in Section IX of this staff report.
B. The Meridian Planning&Zoning Commission heard these items on May 21, 2020.At the public
hearing,the Commission moved to recommend approval of the subject Annexation and Zoning
requests.
1. Summary of Commission public hearing_
a. In favor: Paul Bierlein,Bouma USA—Applicant representative
Page 4
b. In opposition:None
c. Commenting: Paul Bierlein, Bouma USA
d. Written testimony: None
e. Staff presenting application: Joseph Dodson
f Other Staff commenting on application: Bill Parsons;Andrea Pogue
2. Key issue(s) testimony
a. None
3. Key issues)of discussion by Commission:
a. Applicant's request to modify condition within the staff report regarding future access to
Franklin Road if subject parcel were to ever be subdivided.
b. Applicability of condition of approval to construct the full street section for the
extension of W. Aviator St.
4. Commission change(s)to Staff recommendation:
a. Revise condition of approval VIII.A.4 to reflect relaxed language regarding access to
Franklin Road.
5. Outstandingissue(s)ssue(s) for City Council:
a. None
Page 5
VII. EXHIBITS
A. Annexation&Zoning Legal Description and Exhibit Map
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HMH
LAN® SURVEYS engineering
EXHIBIT"A"
LEGAL DESCRIPTION
ANNEXATION PARCEL
A parcel of land within the Southwest Quarter of the Southwest Quarter of Section 10,Township 3 North,Range
1 West,Boise Meridian,Ada County,Idaho,being all that property granted under PERSONAL REPRESENTATIVES
CORRECTION DEED Instrument No.108011815 together with existing Ada County Highway District Right-of-Way
more particularly described as follows.
COMMENCING at the Corner of Sections 9,10,15&16 the intersection of W.Franklin Road and N.Black Cat
Road,from which the Quarter Corner to Sections 10 and 15 South 89°15'37"East,2640.52 feet;
Thence along said line Section line common to Sections 10 and 15,South 89'15'37"East,908.47 feet to the
POINT OF BEGINNING;
Thence leaving said Section line,North 00'35'11"East,1087.87 feet to a found 1/2"Iron Pin with no cap,set
plastic cap marked"rLSI PLS7612";
Thence North 89°15'44"West,205.90 feet to a found 5/8"Iron Pin with plastic cap marked"FLSI PL512646";
Thence South 00'36'41"West,1087.85 feet to the Section line common to said Sections 10 and 15;
Thence along said Section line,South 89°15'37"East,206.37 feet to the POINT OF BEGINNING.
Containing 224,249 square feet or 5.148 acres,more or less.
Refer to the accompanying"Exhibit S Annexation Sketch".
Any modification of this description shall render it void.
This description represents a surveyed boundary of the land described above by Fox Land Surveys,Inc.A Record
of Survey will be recorded with Ada County upon completion_
END OF DESCRIPTION
Prepared by:
Timothyl.Fox,PLS
Senior Project Manager
R,1PROJECTS120201S20009 PARADIGM1S20009-04 COMPASS CIITR EASTUMI DOCSMESCRLPTlONSMD009-04 ANNE
680 S.Progress Ave.,Suite##2B• Meridian,Idaho 83642•Tel:208-342-7957•Web:hmh-Ilc.com
Equal Opportunity Employer
Page 6
EXHIBIT B
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Page 7
B. Existing Development Agreement Provisions
5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY:
5.1. Owners and/or Developer shall develop the Property in accordance with the
following special conditions:
a. Development of this site shall substantially comply with the design standards listed in
UDC 11-3A-19;the guidelines contained in the Architectural Standards Manual,the site
plan and building elevations in Exhibit A of the Staff Report attached to Exhibit"B",
Findings of Fact Conclusions of Law.
b. All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
c. Certificate of Zoning Compliance and Administrative Design Review applications are
required to be submitted to the Planning Division for approval of all future buildings/uses
on the site, prior to applying for a building pen-nit.
d. The applicant steal/comply with the Education Institution standards set forth in UDC 1 l-
3A-14.
e. Prior to submitting an application for a Certificate of Zoning Compliance,the applicant
shall finalize a property boundary adjustment in order to consolidate the parcels into one
parcel.
f. All development within the 75-foot wide Williams pipeline easement shall adhere to the
most current standards contained in the Williams Gas Pipeline Developers' Handbook.
g. Access to the future collector roadway shall be approved as shown on the concept plan in
Exhibit AA. All future access point to the collector roadway shall be governed by UDC
11-3A-3.
Page 8
C. Concept Plan to replace existing(Development Agreement Modification)
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E. Applicant Narrative
Compass Charter School East Parcel-Project Narrative
Compass Public Charter School is an established K-12 charter school in the City of Meridian.
Compass began operating within the City of Meridian in 2005. Compass's initial facility, which
currently houses their elementary students, is located on Cherry Lane between Ten Mile and
Linder. In August of 2019, Compass moved the secondary(6-12)students to the current school
building on the Black Cat Campus. The ownership contact for the property is:
Compass Public Charter School Inc.
4667 W.Aviator Street
Meridian, ID 83642
Phone: (208)888-5847
Contact: Kelly Trudeau
Compass Charter Schools is seeking annexation of property located near the intersection of North
Slack Cat Road and Aviation Street in the City of Meridian with a proposed zoning of R-15. The
property consists of a single parcel which is located within the ADA CountyjurisdictionaI boundary
and is contiguous to the City limits. This property will have an 8-inch water line within Aviator
Street which will be extended across this parcel's northern frontage. An existing 12-inch water
main and a 36-inch sewer line are in Franklin Road along the property frontage.
In March 2020, Compass Public Charter School began constructing their next phase to house
their elementary school and combine their campuses.The proposed expansion will build out the
overall school site,as originally planned.At the time the original68,134 sf building was approved,
167 parking spaces were provided, 30 more than what was required by the ordinance in place at
the time (1 space per 500 square feet of gross floor area).With the elementary school addition,
the square footage of the building will total 101,377 sf,requiring 253 parking spaces(1 space per
400 square feet of gross floor area),which would require the addition of 86 spaces to the campus.
The construction of the parking on this project will replace the Alternative of Compliance
requirements granted as part of the Compass Expansion project(A-2020-0008).
The original master plan which was included in the Development Agreement intended to provide
additional parking on the property the school awns on the north side of Aviator Street.There were
concerns with pedestrians crossing a public street (Aviator) to access the school site. This
concern grows as development continues in the area and as Aviator gets extended to the east.
Summary of ApplicationslReguests
The Compass Charter School East Parcel site plan design will provide 88 parking spaces and
future play fields on 5.148 acres.The applicant is requesting the following approvals-
• Annexation/Zoning
• Development Agreement Modification to reflect relocating the additional parking from the
north parcel to this east parcel.
• Request for a Council waiver to reduce the landscape buffer along east property line
A pre-application meeting was held with the City of Meridian Planning and Development staff on
February 6, 2020. A neighborhood meeting was held on March 10, 2020 at Compass Public
Page 11
Charter School,4667 W.Aviator Street, Meridian, IQ 83642. There was no opposition from the
neighbors who attended.
Annexation
Compass Charter School is requesting the following parcel identified below be annexed into the
City of Meridian.
PROPERTY FOR ANNEXATION APPLICATION
Parcel I Address Current Zone Pro used Zone
S1210336403 14540 W. Franklin Road RUT R-15
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Development Agreement Modification
As there has been a change in the Master Concept Plan to relocate the parking, it is necessary
to revise the Development Agreement approved at City Council on August 16,2018,recorded at
the Ada County Recorder's office on August 22, 2018 as Instrument No. 2018-079763. By
developing this site immediately adjacentto their existing school,they can create a more cohesive
campus.Accompanying this submittal is a revised Concept Plan that includes the existing school
and proposed improvements.
Page 12
Reauest for a Council waiver
The City of Meridian requires a 25-foot landscape buffer adjacent to residential uses according to
their Unified Development Code. Given the narrowness of the parcel, the proposed parking lot
geometry overlaps this landscape buffer.Compass Charter Schools is proposing to provide a 6-
foot tall solid fence and landscaping along the east property which is an equal to or better than
option. The ability to utilize a fencing selection rather than vegetation has been discussed with
the property owner and they support this requested waiver. We are requesting a City Council
waiver for a reduction landscape buffer along the proposed parking lot limits.
Summary
With continued growth of our campus,we look forward to working with the City of Meridian on this
next step. We are respectfully asking for approval of this application for Annexation, and
Development Agreement Modification and Council Waiver for Landscape Buffer Requirements.
Page 13
VIII. CITY/AGENCY COMMENTS
A. PLANNING DIVISION
1. Within six(6)months of Council's approval of the Annexation Findings and prior to submittal
of a certificate of zoning compliance(CZC),the owner shall sign and obtain Council approval
of the amended development agreement that includes an updated development plan as shown
in Section VII.0 and includes the following additional provisions:
a. The applicant shall generally comply with the submitted concept plan and landscape plan
attached as Exhibit VII. C and D. Any future development on the southern portion of this
property shall require an amendment to this DA and be subdivided in accord with UDC
I I-6B.
b. If the southern parcel is developed,cross-access agreements will be required to the
adjacent parcels to the east and west in accord with UDC 11-3A-3A(parcel numbers
S1210336377 & 51210336450).
c. Upon Council approval,the landscape buffer along the eastern property boundary
abutting the proposed parking lot shall have a width of no less than 15-feet from the
property line and be landscaped in accordance with UDC 11-313-9.
2. The Applicant shall extend W.Aviator St. to the eastern boundary of the subject site as a
complete 36-foot street section with vertical curb,gutter, and-75-foot wide detached concrete
sidewalk on both sides of the roadway.
3. The Applicant shall construct the required offset temporary turnaround at the terminus of W.
Aviator St.with a minimum turning radius of 45-feet.
4. The Applicant shall close the existing driveway connections to W. Franklin Rd. with
landscaping as depicted on the concept plan with the expansion of the parking lot and play
fields as depieted on the proposed, ept plan; dire t lot aeeess t W Fr-a* 4i Rea ;
and that future access from Franklin Road will be reviewed and approved with any
future subdivision in accordance with UDC 11-3A-3.
B. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridianciN.orelWebLinkIDocView.aspx?id=188561&dbid=O&repo=MeridianC
hty
C. CENTRAL DISTRICT HEALTH(CDH)
https:llweblink.meridianciV.or lWebLink/Doc View.aspx?id=187421&dbid=0&roo=MeridianC
hty
D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.meridianciV.orelWebLinkIDocView.aspx?id=187163&dbid=0&rgpo=MeridianC
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E. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridianciU.or,g/WebLink/Doc View.aspx?id=187151&dbid=0&r0o=MeridianC
iv
Page 14
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-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;
Commission finds annexation of the subject site with an R-I5 zoning designation is consistent
with the Comprehensive Plan MHDR FL UM designation for this property(see Section V for
more information).
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
COMMISSIONfinds that a map amendment to the R-15 zoning district is consistent with the
purpose statement for the residential districts in UDC 11-2A-1 and the proposed use of
Public Education Institution will contribute to an array of uses in a growing area of the City,
consistent with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Commission 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
Commission 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.
Commission finds the proposed annexation is in the best interest of the City.
Page 15