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PZ - Staff Report 11-19 STAFF REPORT C:�*%_ W IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 11/19/2020 Legend DATE: Project Location TO: Planning&Zoning Commission FROM: Joe Dodson,Associate Planner ® �® 208-884-5533 SUBJECT: H-2020-0095 Poiema Calvary Chapel LOCATION: The site is located at 3727 E. Lake Hazel ` Road, in the NE '/4 of the NW '/4 of e Section 4,Township 2N.,Range 1 E. -------- 1. PROJECT DESCRIPTION Conditional Use Permit request to construct a new church facility built in two phases to total 52,000 square feet and 320 parking spaces at total build-out on approximately 7 acres of land on Lot 1,Block 2 of Poiema Subdivision in the R-15 zoning district,by The Land Group,Inc. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 14.87 acres Future Land Use Designation Medium-High Density Residential Existing Land Use(s) Vacant Proposed Land Use(s) Religious Institution(Church) Lots(#and type; 1 total lot—lot previously reserved for Church bldg./common) building site in Poiema Subdivision(H-2020-0035) Phasing Plan(#of phases) Proposed to be constructed in two(2)phases. Open Space (acres,total Open space is not required with this use and the open [%]/buffer/qualified) space shown on the site plan was approved with the Poiema Subdivision in August 2020. Physical Features (waterways, Ten Mile Creek runs along the western boundary but hazards, flood plain,hillside) is not on the subject site. Part of the site resides within the 100-year floodplain zone. Neighborhood meeting date; # August 4, 2020—no attendees of attendees: Page 1 Description Details Page History(previous approvals) Subject site is located on one of the lots of the Annexation and Preliminary Plat approval for Poiema Subdivision(H-2020-0035; DA Inst. #2020-138120). This approval preliminarily granted the Church use but required that a conditional use permit was approved as is required within the R-15 zoning district. B. Community Metrics Description Details Page Ada County Highway District • Staff report(yes/no) No; Staff level comply with letter. • Requires ACHD No Commission Action es/no Access Proposed access is from E. Lake Hazel Road, an (Arterial/Collectors/State arterial. The proposed access is via a new public local Hwy/Local)(Existing and street. ACHD is allowing a modification to their Proposed) district policies to allow this access as there is no other lesser classified street available. Stub A new stub street is proposed with the preliminary Street/Interconnectivity/Cross plat to the adjacent property to the west from the Access proposed local street noted above. This access is approved by ACHD as noted in their staff report.The church site will have over 300 parking spaces within the building lot but there is no need for any cross- access as the adjacent roadways to the site are all public roadways. Existing Road Network E. Lake Hazel, an arterial, is existing with 2 travel lanes. Existing Arterial Sidewalks/ No; Applicant is required to improve frontage with Buffers landscaping and detached sidewalk with the preliminary plat. Proposed Road Improvements Applicant is not proposing to improve E. Lake Hazel as it is scheduled to be widened to 5 travel lanes by ACHD in 2024. Fire Service • Distance to Fire Station 3 miles from Fire Station#4 • Fire Response Time Part of the proposed development falls within the 5 minute response time goal. • Resource Reliability 78%(below the target rating of 80%) • Risk Identification Risk Factor 2—Residential with hazards; current resources would not be adequate to supply service to this project due to nearby waterway if an emergency were to occur. • Accessibility Proposed project meets all required access,road widths, and turnarounds. Page 2 Description Details Page Police Service(comments for the overall subdivision; no specific comments for the Church site). • Distance to Police Station 5.5 miles • Response Time Goal of 3-5 minutes • Accessibility MPD has no concerns with access into this development;the MPD can service this development if approved. • Additional Comments There is no call data in this area because the proposed development is at the edge of City Limits. Between March 2019 and March 2020,MPD responded to 7 calls for service within one mile of this proposed development. The crime count on those calls was one(1). Between March 2019 and March 2020,MPD responded to 9 crashes within 1 mile of this proposed development. West Ada School District • Distance(elem,ms,hs) No comments submitted for this project. • Capacity of Schools • #of Students Enrolled Wastewater • Distance to Sewer N/A Services • Sewer Shed South Black Cat Trunk Shed • Estimated Project Sewer See application ERU's • WRRF Declining 13.92 Balance • Project Consistent with YES WW Master Plan/Facility Plan • Additional Comments • Flows have been committed • Existing sewer in Lake Hazel;proposed sewer as art of Poiema Subdivision. Water • Distance to Water 0 feet Services • Pressure Zone 5 • Estimated Project Water See application ERU's • Water Quality Concerns None • Project Consistent with YES Water Master Plan • Impacts/Concerns No utilities were shown for the Church portion of this property. All proposed infrastructure serving the Page 3 Description Details Page church must be submitted,reviewed, and approved by Public Works. 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IIIIIIIIIIII� i :�i.: .. � .. • /hQ�"""""'''r IIIIIIIIII:: Ir�� � W�.•.. __ 011111111111'- �, - °j•N'I` I- W�iynunnumfli innliun' ii L-AKE=HAZEL— LAKE HAZEL— nu pu unm .nn `" ..q"�11111111 ;4M 111,/ ' -1 IV. NOTICING Planning& Zoning City Council Posting Date Posting Date Newspaper Notification 10/30/2020 Radius notification mailed to properties within 500 feet 10/30/2020 Site Posting 11/5/2020 Nextdoor posting 10/30/2020 V. STAFF ANALYSIS A. Future Land Use Map Designation(https:llwww.meridiancitE.or /g compplan) Medium-High Density Residential—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 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 reserved this building lot for this church during the annexation and platting process that was approved in August, 2020. Because a church is a conditional use within the proposed R-15 zoning district, Staff did not analyze its use in that application other than to state that it requires a conditional use permit. The reserved lot is approximately 7 acres in size and the proposed project is proposed to be built in two phases. The second phase will include a larger sanctuary, an outdoor amphitheater, and additional parking. The subject site lies at the edge of the City's area of impact on the south side of E. Lake Hazel road, approximately Y2 mile east of Eagle Road. There is existing City of Meridian zoning directly across Lake Hazel to the north (Bicentennial Farm Subdivision) but no other existing Meridian zoning is adjacent to the subject site. There is a golf course directly to the east of this property, within the City of Boise. Despite minimal existing zoning directly to the west and southwest of this site, the City is currently processing multiple projects in this area, as seen in the Planned Development Map above. The comprehensive plan discusses creating an identity and approving projects that integrate gathering places between uses, especially between those that encourage social activity and engagement. Churches tend to do this inherently through civic engagement and with the incorporation of the shared open space area and other site designs like integrated open space, the outdoor amphitheater, and adequate buffers between uses, Staff finds that the proposed use meets this comprehensive plan goal. This project, if approved, should add an additional service and use for adjacent developments that is compatible with the future single-family residential both directly adjacent and those in close proximity. B. Comprehensive Plan Policies(https:llwww.meridiancitE.or /�comQplan): The applicable Comprehensive Plan policies are cited below with Staff analysis in italics. "Reduce the number of existing access points onto arterial streets by using methods such as cross- access agreements, access management, and frontage/backage roads, and promoting local and collector street connectivity"(6.01.0213).All accesses for this development are to remain the Page 6 same for the proposed Church site that were approved with the Poiema Subdivision. This includes the main access points for the parking lot being to the proposed public roads and the emergency access to Lake Hazel along the western property boundary. The Applicant has proposed the main access into this development as far east on their parcel as possible which ACHD has agreed to modem their policy to allow for this additional access onto E. Lake Hazel. Once the land to the west redevelops, additional public roads will be available for church traffic to get back to the arterial road network. In the near-term, all traffic will filter onto Lake Hazel at the main entrance to the subdivision and ACHD has reviewed and approved the traffic generations for this use through the TIS review. "Minimize noise, lighting, and odor disturbances from commercial developments to residential dwellings by enforcing city code."(5.01.01F). There can always be concerns that arise from the proposition of a large parking lot or outdoor amphitheater when near a residential development. City code will be enforced by confirming the project's conformance with code for both parking lot lighting and any noise. The Applicant has stated that no permanent sound equipment will be used in the amphitheater and any outdoor speakers that would be used intermittently will be required to meet UDC 11-3A-13. "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00). The proposed Church development should be compatible with nearby uses as it is a community serving use and will be required to conform to city code requirements regarding lighting and noise as noted above. In addition, the church and single-family residential homes all within Poiema will share the large open space lot in the center of the development. The Church will be subject to the same CC&R's of the residential which should further integrate the two uses and minimize any conflicts that may arise. Staff finds this development to be generally consistent with Comprehensive Plan policies and objectives. C. Existing Structures/Site Improvements: There are no existing structures on the subject site and no site improvements are known at this time. The Applicant will be constructing the public roads and a majority of the overall site improvements with the single-family portion of the Poiema Subdivision. The Applicant will be required to obtain Certificate of Zoning Compliance for this building and at that time all required site improvements will be conformed with by all City Departments.ACHD is not requiring any additional road improvements because Lake Hazel is scheduled to be widened in 202312024 to five (S) lanes within their CIP. D. Proposed Use Analysis: The proposed use is a church which is listed as a conditionally permitted use in the R-15 zoning district per UDC Table 11-2A-2. Part of the property(along the western boundary and Tenmile Creek) lies within the 100-year floodplain boundary. The Applicant is currently awaiting the results of a floodplain study to determine the types of constraints and/or possibilities of reducing this boundary area. See Public Works comments for further requirements of the site. The Applicant is proposing the project in two(2)phases. The first phase is proposed with a sanctuary and associated offices and rooms, an outdoor amphitheater, and an outdoor patio area that is shared with a pond-less water feature. The second phase is shown to include a larger sanctuary with an enlarged entry area,additional rooms at the eastern end of the building, and additional parking. Staff supports the phased development plan to allow the Church to develop at their pace over time. Page 7 In addition,Churches have one specific use standard(UDC 11-4-3-6)noting that all accessory uses to the church shall be permitted to the extent of the underlying zoning district. The Applicant shall comply with this standard. E. Dimensional Standards(UDC 11-2): The R-15 zoning district requires a minimum lot size of 2,000 square feet and allows a maximum building height of 40 feet. The church is proposed on approximately 7 acres of land is shown with a maximum height of 30 feet for those areas meant for occupation and other architectural features measure approximately 35 feet in height; these dimensions meet all UDC dimensional standards per the submitted site plan and elevations. F. Access(UDC 11-3A-3): Access is proposed via two(2) driveway connections to the new local street into this development from E. Lake Hazel Road. The Applicant is also proposing one (1)more driveway connection to the east-west stub street that connects to the western property line south of the church lot. These connections appear to meet UDC requirements.As noted above,the Applicant is also proposing an emergency only access out to Lake Hazel that runs along the western boundary. This access is intended to have multiple parking spaces along it upon construction of the second phase of development—Fire has noted their approval with this design. This emergency access is already conditioned to be built prior to any certificates of occupancy being obtained by the Applicant with the Annexation aporovals. G. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC 11-3C-6B for nonresidential uses at the ratio of one (1) space per 500 square feet of gross floor area. Bicycle racks are also required to be provided at the ratio of one(1)per every 25 parking spaces.All phases of development will be required to comply with these standards throughout the project.No specific parking plan was submitted with the application. In the first phase of development, the gross floor area is approximately 25,000 square feet requiring a minimum of 50 parking spaces be provided;the site plan shows 155 spaces will be provided with phase 1. The second phase of development adds approximately 27,00 more square feet making a total gross floor area of 52,000 square feet requiring a minimum of 104 parking spaces,the site plans shows 320 parking spaces being provided with phase 2.All parking spaces are noted as being 9'x 20'which exceeds UDC requirements. All drive aisles are shown as 25 feet wide and the Applicant is showing 12 bicycle racks;the drive aisles meet UDC requirements and each bicycle rack should lock at two(2) bicycles therefore providing 24 bicycle spaces and exceeding the UDC requirement of 13 total bicycle spaces for 320 parking spaces. Parking for a busy weekend church service is always of concern to neighbors and Staff. The Applicant is aware of this and has proposed parking that exceeds the code requirements by 300%.In addition, the local streets abutting the church lot have street sections that are 33 feet wide which accommodate parking on both sides of the street where no driveways exist. Specifically, almost all the frontage on the west and north side of the local streets will be available for on-street parking. This frontage can allow approximately 31 additional on-street parking spaces during both phases of development as the local roads will be constructed prior to any other development on the subject property. Therefore,Staff finds that the proposed parking is adequate for the proposed use. Page 8 H. Pathways (UDC 11-3A-8): No multi-use pathways are proposed or required with this development because the Master Pathways Plan(MPP) shows a multi-use pathway along the opposite side of the Ten Mile Creek on an adjacent parcel. There are no pathways shown on the MPP along this side of Lake Hazel and the required detached sidewalk will be constructed with the residential portion of the Poiema Subdivision as was required in its approval. I. Sidewalks(UDC 11-3A-17): The required detached sidewalk along E. Lake Hazel will be constructed with the residential portion of the subdivision as noted above.Five-foot sidewalks are required adjacent to the building and the Applicant is showing sidewalks that appear to be at least 6 feet wide adjacent to the building and connect to the attached sidewalk along the abutting local street. The proposed sidewalks meet UDC requirements. Although the Applicant is meeting UDC requirements, staff finds that some additional pedestrian connections should occur to help churchgoers get to and from the parking areas more efficiently and safely. Specifically, the area that surrounds the amphitheater on its west and south edge should incorporate a 5-foot sidewalk where only grass is shown in a similar path as depicted in red below. This additional sidewalk would offer an additional path for those who are parking in this area and would help minimize foot traffic within the drive aisles. J. Landscaping(UDC 11-3B): '\ Patio \ I I M \\ 1 s ® I I \ \ ® I I \\\�0 79 iBl I \ Amphitheater I I \ \ I \ 1 \\ \ ------ _____________ \ 12 t All parking areas are required to provide at least 5-feet of perimeter landscaping and meet the landscape requirements of UDC 11-3B-8. The Applicant's submitted landscape plans show two different proposals. The landscape plan showing the full-build out does not show the correct number of trees,the detailing of the other required vegetative ground cover,nor compliance with the required number of trees within parking islands. The other submitted landscape plan that shows only phase 1, shows more compliance with these requirements; the Applicant should submit revised landscape plans showing compliance at full-build out prior to CZC submittal. Page 9 K. Qualified Open Space (UDC 11-3U): There is no open space requirement for the proposed use of a Church. However,the Applicant has expressed a desire to share the large, 15,000 square foot open space lot(Lot 2,Block 2)with the residential portion of the Poiema Subdivision. This request was discussed and preliminarily approved with the annexation and platting of Poiema Subdivision. In addition, as seen on the submitted landscape plans,the Applicant is proposing outdoor areas for use by churchgoers including a patio area,a pond-less water feature,and an outdoor amphitheater. Staff is not aware if these additional areas are intended to be shared with the residents. The shared open space at the south end of the development is consistent with the requirements of the recorded development agreement. L. Fencing(UDC 11-3A-6, 11-3A-7): No fencing is shown on the submitted landscape plans. If any fencing is to occur,it would be only for the subdivision boundary and installed with the Poiema Subdivision. All fencing is required to comply with the standards listed in UDC 11-3A-7. M. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): The Applicant has submitted sample elevations of the proposed church and concept renderings for the phase 1 development(see Section VII.D). All nonresidential structures require administrative design review approval prior to obtaining building permits and the Applicant has not applied for this concurrently with the conditional use permit. The submitted elevations show a single-story structure with a maximum height of 30 feet for any area that will be occupied. The elevations show architectural features extending to approximately 35 feet in height and overall design that appear to include stucco, high-end siding, and stone. In addition, the elevations show both shed roof and more traditional flat roof designs adding to the architectural elements of the building. There appears to be adequate modulation in wall plans, especially on the North elevation that faces Lake Hazel.As discussed, the Applicant is required to obtain administrative design review approval of these elevations and at this point Staff will make any required recommendations to the design of the building facades. VI. DECISION A. Staff: Staff recommends approval of the requested conditional use permit with the conditions noted in Section VIILA per the findings in Section IX of this staff report. B. Commission: Enter Summary of Commission Decision. Page 10 VII. EXHIBITS A. Site-Plan—Full Build-out p pl.14 o3 ppv D IMUH aged N .v s Fapen aanseaul jadeyo""0 . Ea ioift!A �4om4�Pasodad a_: �., 'Cn G 8 F ¢W 2 � a 63rt6�' i ti � 'm : 's, _� _� � FJCJU b C�C000063000UUOOE�C�OCJ O , 0 b A / O 1 7� d / (0 77 i, Ln (0 / N _ / L 40, i / o L O / O i 6 t ro ro V Page 11 B. Site-Plan—Phase One (1)Build-out a Appaj Lpinqo p-oc M 24 U) as R�R z nos(D G(i) mo L 11 U lilt �o ---------- - ro > Ln ro is cc IL ra ro U Page 12 C. Landscape Plans(dated: 06/15/2020) ------------------------ iv ...........I Vq A3 T -M 3. Mfg Twimu (D Q. 109000 NNN 4, 11-1 TM Qo 09 -4 I w i H RE 4, ,Oi, P 9 27 7 CALVARY CHAPEL- LAKE HAZEL Calvary Chapel Treasure Valley Inc. E.LAKE H-L 7E4 Page 13 e C7 3 LAKE HAZEL ROAD a _ I Cf �NNDUOAFB BUFFER—REFER M COWNBA BUBDIVIS ION Fffl—I NARY PIAI ONJVNI NOS FOR B ORE IN FORFEDRION a C. A PDNNNRDroOE l OX I I I — I Q CO O I I° I 'I I I D �D _ �> p D STREET B _ V� U F, ,. CALVARY CHAPEL- LAKE HAZEL Calvary Chapel Treasure Valley Inc. { yy O b z^ ap 3727E.EnKH; LRDAD I I N9ondIaR.IDBho 9364E Page 14 n C w 4n U) o / Y �1- m ❑J / C \- R \ fD '/ v ---- -off - O ` s Q a,� / ' i Op_ 1 -- �; i I If,% --%rem } I I oo®00000000�000000 0 000 � � � � m % y is � � ' I ; a� m F �� � gg a c § m 78 � Er (n 4 m Proposed Church Facility for =_ N i e _ fiF3 Calvary Chapel Treasure Valley e r N Lake H-1 Road,nda Co W id.n. C Page 15 D. Conceptual Building Elevations III .i i �.��• .�� .1111 iii Ili6' (A ° .�°' a i• e' m em m e CID m m m > 713 > c 77 S ]. n �$ e m k _ III IIIIIII IIIIIIIIIIIII III ILE IIIIII,�LI g a e � e _ v `�•4 # n —a� s a? 9U Proposed Church Facility for �= Calvary Chapel Treasure Valley w Lake Raml Road,—County,Idaho Page 16 I� T.' F 1 � 4�CHA ERY TREASURE VALLEY .....-,... 1 4�CHAPERY �`� � v s �W wW� i e 4�CHA CHAPEL v TRFASI:RF VA4I FY ....�. ION I � - � 1 `ti CALVARY v 4�CHAPEL v CHAPEL I FY <<: mid w. t 1 • l TT �ti CALVARY � Y 4CHAPEL v TREASURE VAiLEY .a��,.�„ • 3 _- TRFASURE - - - - - Page 19 VIII. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING DIVISION 1. The Applicant shall comply with all applicable Development Agreement provisions (DA Inst. #2020-138120)and conditions of approval associated with the Poiema Subdivision(H-2020- 0035). 2. The applicant shall comply with the Specific Use Standards listed in UDC 11-4-3-6, Church or Place of Religious Worship. 3. Prior to Certificate of Zoning Compliance submittal,the site plan included in Section VII.A &B, dated 01/30/2020, shall be revised as follows: a. Construct a 5-foot wide sidewalk adjacent to the parking spaces and drive aisle to the south and west of the amphitheater as shown in the rendering within the staff report in Section V.I. b. With the phase 2 site plan,provide traffic calming wherever feasible, especially along the long drive aisle in the west of the site that also serves as the emergency access.Verify with Meridian Fire on any proposals. 4. Prior to Certificate of Zoning Compliance submittal,the landscape plans included in Section VII.C, dated 01/30/2020 and 02/18/2020 shall be revised as follows: a. Revise all landscape plans to show the a 5-foot wide sidewalk adjacent to the parking spaces to the west of the proposed amphitheater, commensurate with condition 3.a above. b. Revise the landscape plans with each phase to show compliance with the parking lot landscape standards in UDC 11-313-8. c. Correct all landscape plans to show the required 70%vegetative ground cover in all landscaped areas as required in UDC 11-3B-5N. 5. The Applicant shall construct the landscape buffer and additional dedicated right-of-way to E. Lake Hazel to include no more than 10 feet of gravel and the rest vegetated in accord with UDC 11-313-7C. 6. Future development shall be consistent with the R-15 dimensional standards listed in UDC Table 11-2A-7. 7. Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-3C-613 for nonresidential uses and the Applicant shall provide no less off-street parking than is proposed on the master site plan at the time of full-build out. 8. Administrative Design Review and Certificate of Zoning Compliance applications are required to be submitted and approved prior to submittal of any building permit applications for any construction phases. 9. Future design of the proposed church building shall be substantially consistent with the submitted elevations in Exhibit VII.D and shall adhere to the standards in the Architectural Standards Manual for nonresidential structures. 10. The Ten Mile Creek that abuts the subject site along its western boundary shall be protected during construction. Page 20 11. The Applicant shall construct a temporary turnaround with a minimum turning radius of 45 feet at the end of the proposed western stub street in alignment with ACHD policies. The turnaround is required until such time that the stub street connects to future streets in the development to the west. 12. The Applicant shall have a maximum of two (2)years to commence the church use as permitted in accord with the conditions of approval listed above. If the use has not begun within two(2)years of approval, a new conditional use permit must be obtained prior to operation or a time extension must be requested in accord with UDC 11-513-6F. 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. The Applicant shall comply with the Outdoor Lighting standards outlined in UDC 11-3A-11. 15. The Applicant shall comply with the Outdoor Speaker System standards outlined in UDC 1I- 3A-13 when using any amplified speakers outdoors in the amphitheater or other outdoor area. 16. Staff s failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 A street light plan will need to be included in the final plat application. Street light plan requirements are listed in section 6-7 of the City's Design Standards. 1.2 An FLDP(Flood Plain Development Permit)is required. Currently the property is within an "A Zone". Study submitted requires culvert on Lake Hazel to be replaced and LOMR completed to change maps. 1.3 Sanitary sewer mains are not allowed in common driveways. 1.4 Applicant to provide"to and through" sanitary sewer mainline connection to the property to the west. 1.5 The water main extension in E. Lake Hazel Road is shown in the wrong utility corridor, as depicted on the conceptual engineering submitted with the application. The water main should remain north of center-line instead of being moved south of center-line. In addition, the water main in E. Lake Hazel Road needs to be a 12-inch diameter,not an 8-inch diameter as shown.We prefer to have a mainline stub or service line (whichever is needed)to the future church lot to eliminate cutting the new road in the future. 1.6 The geotechnical investigative report prepared by MTI(Materials Testing&Inspection) dated March 7,2003,and updated July 24, 2020, indicates some significant groundwater and soils concerns,and specific construction considerations and recommendations. The applicant shall be responsible for the strict adherence of these considerations and recommendations to help ensure that homes are constructed upon suitable bearing soils, and that shallow groundwater does not become a problem with home construction. 1.7 Due to the significant groundwater and soils concerns on site, structures are to be founded on conventional reinforced spread footings and walls,and slab-on-grade foundations. 2. General Conditions of Approval Page 21 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Per Meridian City Code(MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 The applicant shall provide easement(s)for all public water/sewer mains outside of public right of way(include all water services and hydrants). The easement widths shall be 20-feet wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat,but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement(on the form available from Public Works),a legal description prepared by an Idaho Licensed Professional Land Surveyor,which must include the area of the easement(marked EXHIBIT A)and an 81/2"x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted,reviewed, and approved prior to development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available,a single-point connection to the culinary water system shall be required. If a single-point connection is utilized,the developer will be responsible for the payment of assessments for the common areas prior to prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. 2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207 and any other applicable law or regulation. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B.Whitney at(208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections(208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. Page 22 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities,etc.,prior to signature on the final plat. 2.11 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. Where approved by the City Engineer, an owner may post a performance surety for such improvements in order to obtain City Engineer signature on the final plat as set forth in UDC 11-5C-3B. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process,prior to the issuance of a plan approval letter. 2.13 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill,where footing would sit atop fill material. 2.18 The design engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.20 At the completion of the project,the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.21 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272. 2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate 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. Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%of the total construction cost for all completed sewer,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an Page 23 irrevocable letter of credit,cash deposit or bond.Applicant must file an application for surety,which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. C. NAMPA MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=215805&dbid=0&repo=MeridianC ky D. BOISE PROJECT BOARD OF CONTROL(BPBC) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=188199&dbid=0&repo=MeridianC ity E. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=214579&dbid=0&repo=MeridianC iv F. ADA COUNTY HIGHWAY DISTRICT(ACHD) https:llweblink.meridiancily.orglWebLinkIDocView.aspx?id=215819&dbid=0&repo=MeridianC i &cr--1 IX. FINDINGS A. Conditional Use Permit(UDC 11-513-6E) Required Findings—The commission shall base its determination on the conditional use permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located; Staff finds that the site is large enough to accommodate the proposed because the proposed building, excess parking, and some additional green space is proposed on the subject site meeting all dimensional and development regulations in the R-I5 zoning district. 2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord with the requirements of this title;As discussed in Section V.A, Staff finds that the proposed use is in compliance with the comprehensive plan. 3. That the design, construction,operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area.; Stafffinds the design, construction, operation, and maintenance of the Church will be compatible with adjacent uses as analyzed and discussed throughout Section V of the staff report; the proposed use should add to the character of the immediate area. 4. That the proposed use,if it complies with all conditions of the approval imposed,will not adversely affect other property in the vicinity;If it complies with all conditions of approval, Staff finds the proposed use will not adversely affect other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets,schools,parks,police and fire protection,drainage structures,refuse disposal,water,and sewer; Staff finds the required and essential public facilities nearby can adequately serve the proposed use;Police, Fire, and the highway district have also offered their support of the proposed use. Page 24 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare of the community;Because the Applicant is responsible for connecting and extending any public services to serve their site, Staff finds the proposed use will not create excessive additional costs nor be detrimental to the economic welfare of the community. 7. That the proposed use will not involve activities or processes,materials, equipment and conditions of operation that will be detrimental to any persons,property or the general welfare by reason of excessive production of traffic,noise,smoke,fumes, glare or odors; If all conditions of approval and city codes are complied with, Staff finds the proposed use will not be detrimental to any persons,property, or the general welfare; traffic is analyzed by ACHD and they have not raised concerns regarding the proposed use due to the adjacent section of Lake Hazel being widened in the next five (5)years. 8. That the proposed use will not result in the destruction,loss or damage of a natural, scenic or historic feature considered to be of major importance; (Ord. 05-1170,8-30- 2005,eff. 9-15-2005)Staff is not aware of any historic features on the subject site and the adjacent Ten Mile Creek is not on the subject site but will be protected during construction as is required by city code. Page 25