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Meridian Middle School Cafeteria Add-CZC,DES-A-2021-0100 Page 1 DATE: 6/29/2021 TO: Priya Raman Lombard Conrad Architects FROM: Alan Tiefenbach, Associate Planner 208-489-0573 SUBJECT: CZC, DES-A-2021-0100 Meridian Middle School Cafeteria Addition LOCATION: 1507 NW 8th St I. PROJECT DESCRIPTION Request for Certificate of Zoning Compliance (CZC) and Design Review (DES) to allow 7,525 sq. ft. addition expansion to the Meridian Middle School. The proposed addition would connect the cafeteria building to the auditorium and main classroom building by a new vestibule. Proposed improvements include additional cafeteria seating space, a new kitchen, an IT room, renovations to the choir room and restroom remodels. In addition to the CZC and DES, a request for Alternative Compliance (ALT) has also been requested. A conditional use for this proposal was approved by the Planning Commission on June 3, 2021 (H-2021-0032). II. DECISION The applicant's request for Certificate of Zoning Compliance and Design Review is approved with the conditions listed in this report. ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-4-3-14 (required parking for education institution) The applicant requests alternative compliance to allow 318 parking spaces whereas 483 are required by code. In order to grant approval for alternative compliance, the Director shall determine the following findings: 1. Strict adherence or application of the requirements is not feasible, or; UDC 11-4-3-14 requires one (1) space for every four hundred (400) square feet of gross floor area for education institutions in all residential or commercial districts. There are seven existing buildings to a total of 185,789 sq. ft. This proposal would connect the cafeteria building to the CERTIFICATE OF ZONING COMPLIANCE REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 existing main classroom building with an approximately 7,525 sq. ft. addition, bringing the total gross floor area to 193,314 sq. ft. Based on the parking requirements, 483 parking spaces are required. The site plan that was submitted for the conditional use that was approved by the Planning Commission on June 3, 2021 indicated a small percentage of striped parking spaces at the northern parking lot, with the majority of the lot unstriped. The Planning & Zoning Commission directed the applicant to submit for alternative compliance with the CZC submittal, and to work with staff to stripe the parking lot with as many parking spaces as possible without inhibiting its use for bus, pickup, drop-off and Star class training, et cetera, and / or to apply for alternative compliance to meet the requirement. The applicant has provided a revised site plan which reflects 318 striped parking spaces and 20 bus spaces. The applicant notes the expansion to the school is to allow connection of the cafeteria building to the auditorium and main classroom building by a new vestibule, additional cafeteria seating space, a new kitchen, an IT room, renovations to the choir room and restroom remodels. The proposal is not intended to facilitate the enrollment of additional students. As the parking lot is already paved, there is no additional area that can be striped without losing sports or recreational fields, and the improvements are not intended to facilitate additional students, staff agrees strict adherence of the requirements is not feasible. 2. The alternative compliance provides an equal or superior means for meeting the requirements; and; The parking requirements exist to ensure adequate parking for proposed uses. This proposal includes several additions and interior improvements with no increase in students, and striping of a predominately unstriped parking lot to facilitate more orderly parking. Although this is not an equal means to meeting the requirements in terms of satisfying the required number, this is mostly an existing condition and staff believes there are no other reasonable options to increase parking without compromising school bus circulation, acquiring additional land, or the loss of athletic or recreational fields. Also, as mentioned below, as this is a middle school, student parking is not required. 3. The alternative means will not be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. As mentioned above, the reason for the proposed improvements is to allow connection of the existing cafeteria building to the auditorium and interior improvements; it is not intended to facilitate the addition of students. The applicant contends the largest majority of users of this facility are students who would not be driving to the school; they would either walk or bike, be dropped off, or arrive via bus. As such, staff believes any impacts have already been established and does not believe the alternative means will be materially detrimental to the public welfare or impair the intended uses and character of surrounding properties. The Director finds that the proposed alternative will not be detrimental to the public welfare or impair the intended use/character of the surrounding properties and agrees the applicant cannot feasibly stripe additional parking spaces without compromising school bus circulation, acquiring additional land, or the loss of athletic or recreational fields. Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to verify if you need a building permit and/or inspection. If you do need a building permit, you must complete that process before you commence the use or construction. Please contact Building Services for additional details about building permits and inspections. Page 3 Site Specific Conditions of Approval 1. The Director (at the applicant's request) approved alternative compliance in accord with 11-4-3- 14 allowing 318 parking spaces whereas 483 are required. a. The applicant shall re-stripe the northern parking lot to meet parking requirements. 2. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (H-2021-0032, A-2017-0104) 3. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 4. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with UDC 11-5C-3C. 5. Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A. 6. The applicant shall relocate the manhole in the parking lot to the east in order to rededicate an easement which moves the existing light pole out of the easement. 7. The site plan prepared by Lombard Conrad Architects on April 22, 2021 labeled “Site Plan” is approved by the City of Meridian Planning Division as shown in Exhibit A. 8. The landscape plan prepared by Lombard Conrad Architects on April 22, 2021, labeled “Landscape Plan”, is approved by the City of Meridian Planning Division as shown in Exhibit B. 9. The elevations prepared by Lombard Conrad Architects on May 7, 2021, labeled “Exterior Elevations”, are approved by the City of Meridian Planning Division as shown in Exhibit C. 10. The approved site plan, landscape plan and/or elevations may not be altered without prior written approval of the City of Meridian Planning Division. 11. If any changes must be made to the site plan to accommodate ACHD requirements, the applicant shall submit a new site plan to the City of Meridian Planning Division for approval prior to issuance of the building permit. 12. 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. 13. 100-Watt and 250-Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer’s expense. Final design shall be submitted as part of the development plan set for approval. Applicant shall also include the location of any existing street lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor’s work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. General Conditions of Approval 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14. 2. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (CUP H-2021-0032, CZC A-2017-0104). Page 4 3. The issuance of this CZC does not release the applicant from any previous requirements of the other permits issued for the site. 4. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 5. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 6. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 7. The applicant and/or assigns shall have the continuing obligation to meet the specific use standards for the proposed use as set forth in UDC 11-4-3-14. III. CITY COUNCIL REVIEW The applicant or a party of record may request City Council review of a decision of the Director. All requests for review shall be filed in writing with the Planning Division on or before July 14, 2021, within fifteen (15) days after the written decision is issued, and contain the information listed in UDC 11-5A-6B. If City Council review of the decision is not requested, the action of the Director represents a final decision on a land use application. You have the right to request a regulatory taking analysis under Idaho Code 67-8003. IV. EXPIRATION The Certificate of Zoning Compliance shall expire if the construction, alteration or the use has not commenced within one year of the date of issuance of the Certificate of Zoning Compliance. In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until June 29, 2022. Page 5 V. EXHIBITS A. Site Plan (date: 4/22/2021) B. Landscape Plan (date: 4/22/21) New Addition Page 6 C. Parking Striping Plan (date: 6/21/21) Page 7 C. Building Elevations (date: 5/20/20201)