PZ - Staff Report 5-20 E IDIAN --
STAFF REPORT .►a H o
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 5/20/2021 Legend
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TO: Planning&Zoning Commission
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FROM: Sonya Allen,Associate Planner
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208-884-5533 ,
SUBJECT: H-2021-0020
Gem Prep South—CUP 1
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LOCATION: Approximately 1/8 of a mile east of S. } r� I x
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Locust Grove Rd. on the south side of E. r _________-
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Lake Hazel Rd., in the NW 1/4 of Section ,s
5,Township 2N.,Range 1E.
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I. PROJECT DESCRIPTION
Conditional use permit for an education institution on 5.95 acres of land in the C-C zoning district
that proposes direct access via a collector street and where there is not a safe, separate pedestrian and
bikeway access between the neighborhood and the school site.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 5.95-acres
Future Land Use Designation Mixed Use Community(MU-C)
Existing Land Use Vacant/undeveloped agricultural land _
Proposed Land Use(s) Public education institution(K-12 charter school)
Current Zoning Community Business District(C-C)
Physical Features(waterways, None
hazards,flood plain,hillside)
Neighborhood meeting date;#of 1/21/21; 1 attendee other than the Applicant I
attendees:
History(previous approvals) H-2020-0066(Apex MDA Inst.#2020-178120),RZ);H-
2020-0057(PP—Apex Southeast);FP-2020-0013 (Apex
Southeast No. 1)
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A. Project Area Maps
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III. APPLICANT INFORMATION
A. Applicant:
Elias Felix,Paradigm Design—4250 N. Drinkwater Blvd., Ste. 120, Scottsdale,AZ 85251
B. Owner:
Robert Phillips, Gem Innovation Schools—2750 E. Gala St., Meridian, ID 83642
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C. Representative:
Same as Applicant
IV. NOTICING
Planning& Zoning
Posting Date
Newspaper Notification 4/30/2021
Radius notification mailed to 4/27/2021
properties within 300 feet
Site Posting Date 5/6/2021
Next Door posting 4/27/2021
V. STAFF ANALYSIS
The proposed conditional use permit is required for an education institution on 5.95-acres of land in
the C-C zoning district,per UDC Table 11-2B-3; and because the site takes access from a collector
street and there is not a safe, separate pedestrian and bikeway access between the neighborhood and
the school site,per UDC 11-4-3-14E.4.
This land is designated on the Future Land Use Map(FLUM) in the Comprehensive Plan as part of a
larger Mixed Use—Community(MU-C) designated area. The proposed school will provide a
community-serving public use in this neighborhood as desired in mixed use developments.
A kindergarten through twelfth grade college preparatory charter school is proposed. The proposed 2-
story structure will consist of a total of 45,110 square feet. Hard top and recreational play fields are
proposed. The site is surrounded by public streets—an arterial street(i.e. E. Lake Hazel Rd.)along
the north boundary, a collector street(i.e. S. Tower St./S.Vertex Way) along the southeast
boundaries; and a local street(i.e. S. Peak Ave.) along the west boundary. The use is anticipated to
generate 1,156 vehicle trips per day on weekdays when school is in session per the Applicant's
narrative submitted with the application;the ACHD report states 590 vehicle trips per day are
estimated based on the Traffic Impact Study(TIS).
Idaho Code [SS 67-6519(3)] requires a school site checklist to be submitted,which is included in the
public record for this project.
Note: The existing Development Agreement allows the C-C zoned portions of this development to
obtain building permits prior to subdivision of the property.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC II-
4-3-14,Education Institution. Accessory uses are allowed as stated.
Elementary schools should be located within the center of neighborhoods;they're encouraged to be
adjacent to public parks or open space; and at least 30%of the perimeter of the site should be open to
streets or open space areas with access encouraged from local streets. Middle and high schools may
take access off a designated arterial or collector street.
The proposed school includes elementary as well as middle and high school grades. It is located at the
north end of the Apex Southeast development adjacent to E. Lake Hazel Rd., an arterial street. Future
residential uses are also planned to the north and northwest of this site. Discovery Park, a 77-acre
public park,is located directly to the east. The school site is open to public streets on all sides and
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access is proposed via local and collector streets;no access is proposed via the arterial street. Staff
deems this to be in substantial compliance with the aforementioned standards.
Access to the school site from the future residential neighborhood to the south is proposed at the
intersection of E. Tower St. and S. Peak Way with striped cross-walks, signage and school zone
flashing signage in accord with the school site checklist recommendations. A crossing guard will be
required for students that are walking and biking to school.
Staff has reviewed the other applicable specific use standards and finds the proposed use and site
design to be in substantial compliance with these standards.
Williams Pipeline: The Williams natural gas pipeline bisects this site and is located within a 75-foot
wide easement. All development within the easement is required to comply with the Williams
Developer's Handbook.
Access: Access is proposed via one access from S. Peak Ave., a local street along the west boundary;
one access via S. Vertex Way, a collector street along the east boundary; and one access via S. Tower
St., a collector street along the south boundary of the site. Direct access via E. Lake Hazel Rd. is not
proposed and is prohibited.
The parent pick-up area is located on the north side of the building; the bus pick-up/drop-off is
located on the south side of the building,which will prevent vehicle conflicts.
Parking: A minimum of one(1) off-street parking space is required to be provided for every 400
square feet of gross floor area for education institution uses per UDC 11-4-3-14I. Based on 45,110
square feet, a minimum of 113 off-street parking spaces are required. A total of 118 spaces are
proposed in excess of the minimum UDC standards.
A minimum one(1)bicycle parking space is required to be provided for every 25 vehicle spaces or
portion thereof per UDC 11-3C-6G;bicycle parking facilities are required to comply with the location
and design standards listed in UDC 11-3C-5C. A minimum of five(5)bicycle spaces are required to
be provided; eight(8) spaces are proposed in excess of UDC standards.
Pedestrian Walkways: A 10-foot wide multi-use pathway is proposed along the north property
boundary of the site in accord with the Pathways Master Plan; a 14-foot wide public use easement is
required for the pathway unless the pathway will be located within the adjacent right-of-way.
The 5-foot wide sidewalks proposed adjacent to parking should either be widened two feet(2')
to seven feet(7')to allow for vehicle overhang(the length of the stall may be decreased 2' in this
instance) or wheel stops should be provided in the adjacent parking stalls to prevent vehicle
overhang in accord with UDC 11-3C-5B.
Landscaping: Parking lot landscaping is required to be provided in accord with the standards listed
in UDC 11-3B-8C. Landscaping is depicted on the landscape plan in Section VII.B in planter islands
within the parking area as required; a tree should be added at the east end of the row of parking
on the north side of the building where none is proposed.
Street buffer landscaping and walkways are required with the subdivision improvements for Apex
Southeast Subdivision No. 1; however,if this site develops first,it will be responsible to construct
and install these improvements.
Landscaping is required along the multi-use pathway along E.Lake Hazel Rd.per the
standards listed in UDC 11-3B-12C and should be depicted on the landscape plan.
Mechanical Equipment: All mechanical equipment on the back of the building and outdoor service
and equipment should be incorporated into the overall design of buildings and landscaping so that the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
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properties and public streets as set forth in UDC 11-3A-12.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7. Chainlink
fencing is depicted on the landscape plan around the play area adjacent to S.Vertex Way. Because
this site is located adjacent to a collector street, Staff recommends a fencing material of higher
quality such as wrought iron is provided.
Building Elevations: Conceptual building elevations were submitted as shown in Section VII.0 that
incorporate various colors of horizontal lap siding and metal panels in various trim colors. These
elevations have not been reviewed for compliance with design standards and therefore, are not
approved; final design shall be consistent with the design standards listed in the Architectural
Standards Manual.
The trash enclosure should be constructed with similar materials and colors to match the
building.
Certificate of Zoning Compliance&Design Review: A Certificate of Zoning Compliance and
Design Review application is required to be submitted for the proposed use prior to submittal of a
building permit application to ensure consistency with the conditions in Section VII,UDC standards
and design standards.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed conditional use permit with the conditions included
in Section VIII per the Findings in Section IX.
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VII. EXHIBITS
A. Proposed Site Plan(dated: 3/29/2021)
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B. Proposed Landscape Plan(dated: 3/5/2021)
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C. Conceptual Building Elevations(dated: 2/22/2 1)
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Future development of this site shall comply with the terms of the existing Development
Agreement,preliminary plat and final plat conditions of approval [H-2020-0066(Apex RZ
MDA Inst. #2020-178120);H-2020-0057 (PP—Apex Southeast); FP-2020-0013 (Apex
Southeast No. 1) and the conditions contained herein.
2. The site/landscape plan submitted with the Certificate of Zoning Compliance application
shall be revised as follows:
a. Add a tree at the east end of the row of parking on the north side of the building in accord
with UDC 11-3B-8C.2d.
b. All mechanical equipment on the back of the building and outdoor service and equipment
areas should be incorporated into the overall design of buildings and landscaping so that
the visual and acoustic impacts of these functions are fully contained and out of view
from adjacent properties and public streets as set forth in UDC 11-3A-12.
c. Depict landscaping adjacent to the multi-use pathway along E. Lake Hazel Rd. per the
standards listed in UDC 11-3B-12C.
d. The 5-foot wide sidewalks proposed adjacent to parking shall either be widened two feet
(2')to seven feet(7')to allow for vehicle overhang(the length of the stall may be
decreased 2' in this instance) or wheel stops should be provided in the adjacent parking
stalls to prevent vehicle overhang in accord with UDC 11-3C-5B.
e. Change the fencing type around the play area adjacent to S.Vertex Way from chainlink
to wrought iron.
f. Depict all cross-walks to the school site as included in the school site checklist.
3. Direct access via E. Lake Hazel Rd. is prohibited.
4. Compliance with the standards listed in UDC 11-4-3-14 Education Institution is required.
5. Parking for the overall site shall be provided in accord with the standards listed in UDC 11-4-
3-141 for education institutions.
6. All development within the easement is required to comply with the Williams Developer's
Handbook.
7. If this site develops prior to construction and installation of the street buffer improvements
associated with Apex Southeast Subdivision No. 1, these improvements are required to be
installed with this development.
8. A Certificate of Zoning Compliance and Design Review application shall be submitted and
approved for the proposed use prior to submittal of a building permit application. The design
of the site and structure shall comply with the standards listed in UDC 11-3A-19 and the design
standards listed in the Architectural Standards Manual.
9. The conditional use permit is valid for a maximum period of two (2) years unless otherwise
approved by the City. During this time,the Applicant shall commence the use as permitted in
accord with the conditions of approval, satisfy the requirements set forth in the conditions of
approval, and acquire building permits and commence construction of permanent footings or
structures on or in the ground as set forth in UDC 11-5B-6.A time extension may be requested
as set forth in UDC 11-5B-6F.
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B. PUBLIC WORKS
I. The proposed water main extension from S Peak Avenue must be an 8" main. Connect the
fire line,water meter service line, and fire hydrant from the 8" main extension.
2. Any changes to public water or sewer infrastructure must be reviewed and approved by
Public Works.
3. Water and sewer must be provided to and through this project to adjacent properties per City
Design Standards.
4. A streetlight plan is required to be submitted with the building permit application. Streetlights
shall be installed and operational prior to occupancy.
C. POLICE DEPARTMENT
Best practice safety suggestions:
- Electronic(AudioNideo)entry into main entrance at the main exterior door and/or the entry
door just inside the vestibule.
- Removal of sliding window at secretary's office in vestibule to reduce the easy of
accessibility into the secure area of the school.
- Built in blind in classroom door windows.
- Recommend 3M ballistic and shatterproof laminate for main entry door and other exterior
entry points.
- Proper numbering per IOSSS recommendations in exterior windows of each classroom.
- Classroom numbers projecting double-sided wall signage above classroom doors(examples
attached).
- Hanging signage in hallways T-intersections etc. providing information and ease of
movement by first responders throughout interior of the school.
D. BOISE PROJECT BOARD OF CONTROL
https:llweblink.meridianciLy.orglWebLinkIDocView.asyx?id=227459&dbid=0&repo=MeridianC
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E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancity.orglWebLinkIDocView.asyx?id=228929&dbid=0&repo=MeridianC
hty
F. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancity.oLvlWebLinkIDocView.aspx?id=228019&dbid=0&repo=MeridianC
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G. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ)
https:llweblink.m eridia n c i ty.org/WeUink/DocView.aspx?id=2 2 8 0 02&db id=0&rep o=Meridia n C
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IX. FINDINGS
Conditional Use(UDC 11-5B-6)
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 the site is large enough to accommodate the proposed development and meet all
dimensional and development regulations of the C-C zoning district.
2. That the proposed use will be harmonious with the Meridian comprehensive plan and in accord
with the requirements of this title.
Staff ,finds the proposed K-12 education institution will be harmonious with the Comprehensive
Plan and is consistent with applicable UDC standards with the conditions noted in Section VIII of
this report.
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 proposed use will be
compatible with other uses in the general neighborhood, with the existing and intended character
of the vicinity and will not adversely change the essential character of the 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.
Staff ,finds the proposed use will not adversely affect other properties in the vicinity if it complies
with the conditions in Section VIII of this report.
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 proposed use will be served by essential public facilities and services as required.
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.
Stafffinds the proposed use will not create additional costs for public facilities and services and
will not 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.
Staff finds the proposed use will not be detrimental to any persons,property or the general
welfare by the reasons noted above.
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 ,finds the proposed use will not result in the destruction, loss or damage of any such features.
9. Additional findings for the alteration or extension of a nonconforming use:
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a. That the proposed nonconforming use does not encourage or set a precedent for additional
nonconforming uses within the area; and,
This finding is not applicable.
b. That the proposed nonconforming use is developed to a similar or greater level of conformity
with the development standards as set forth in this title as compared to the level of
development of the surrounding properties.
This finding is not applicable.
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