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PZ - Staff Recommendation to Commission E IDIAN -- STAFF REPORT .►a H o COMMUNITY DEVELOPMENT DEPARTMENT HEARING 8/12/2021 Legend L DATE: ff TO: Planning&Zoning Commission 70 FROM: Sonya Allen,Associate Planner 208-884-5533 SUBJECT: H-2021-0043 Cole Valley Christian School Portable � E Classrooms—CUPS ® ®� LOCATION: 1108 N.E. 2 %2 Street,in the NW 1/4 of WEER® ' Section 7,Township 3N.,Range 1 E. ®®® ®U do, WE I. PROJECT DESCRIPTION Conditional use permit(CUP)to install four(4)temporary portable classrooms on the Cole Valley Christian School(CVCS) site for a maximum time period of 4-years; and modification to the existing CUP (CUP-13-013),which prohibits new structures from being erected on the site,to allow the proposed structures to be erected on the site. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 6.96-acres Future Land Use Designation Old Town Existing Land Use Sports field Proposed Land Use(s) (4)temporary portable classrooms Current Zoning R-15 Medium High-Density Residential Physical Features(waterways, None hazards,flood plain,hillside) Neighborhood meeting date;#of 6/17/21;2 attendees other than the Applicant attendees: History(previous approvals) CUP-13-013 Page 1 1 + 1 . c E Y � 6AIRVI CHEFS FAIR�I IN,' , oll BE IN I NINE ■IIIII■I I•-:- ��+11� IIII 11=: "N IN 1■11111111■■■._ _-_1111 N II■ .. 11111- 1:1111111 1111! ■111 IIYI: �1■1 -1 1� -1iiliu 1 ■ lilli!I--ul�auIP ��•■I11 1/111111 11 ••-�■_:�11111 4*,•, NI!111■IIIIII� � .'�'°-- ,:111111a.1uw 1:.li-e._ �i��, I u ■ :Iwi iuu ralllfllll 'I .• - '=..' '�... 11 III. =II___•w o 1: I: uu ■ + - y. -- . illiuu■: III .L._=iw`n e � _Irr ■� uR51 mn I .. " ' 1`,1 ■�S 1■■ H�1 ■ - !'. IES�=FYI - III 11 11I11 _■' y -.IR of ■^� 1 ' 1 .■ ■� !11 L571 uuwIN INI vxnuuuu IN IN LbAt �r 1` El 1 NN S .IL■r S :. 1�11�11■■ ; — = all :. �� 1�11111■■ :1: IIII 1= �N� II11 I= ■IIIII■■..�i = � � IIII 11 �+ ■II■1l■■..�i �+11� � II11 1I=. r*+ uuuuu■••. ■w a 111 -uu uuuuw... _ uu NIII 011 ■1■ ■111 1■ 1II11-�-__ ■;::.2'- ■- • 1i uw ■u -- .::::.2:�■- :�„uur■ uu Ina um ■u uu ■ * 1. IIYI: '1 i • „ 1 ■ 'llt lllll 1111! ■111 uvr '1■1 -■li ,„I ml: imu 1nu =1iilniii7�■liili-F""-ul��-r1��{{ - +lul lw: imu inu 1 1■ - _ F Y • .f� 1111 11 ••_■ III: INI!111■II11• �•�11� 1■IIIIII 11 •• �■_�.ti`'7. 1 �■ 'III: INI!111■IIIIIIII M.1..li :Iw1 mu ralllfll 1,711111H 1.iii11 1..n"e._.. _ilm. i it ■ awl 111 ■.11111111 II ily ■ II 11__ •� I 1111 q11!1111 i u11 II:�+1I1 11_ •III•�_ �1: I: -111 1111 q11!IIII illi 11�:L. 1111 it # ulhl INI n 1 ul■_11111:I.._�IIII 11� elfi. ON 111M INII!I 11 ■e■�� - III 11 1�11 =■'■■■ • B. Owner: Stephen Evans, Cole Community—8775 W.Ustick Rd., Boise,ID 83704 C. Representative: Same as Applicant IV. NOTICING Planning& Zoning Notice Dates Newspaper Notification 7/16/2021 Radius notification mailed to 7/13/2021 properties within 300 feet Site Posting Date 7/30/2021 Next Door posting 7/13/2021 V. COMPREHENSIVE PLAN ANALYSIS LAND USE: This property is designated as Old Town on the Future Land Use Map(FLUM)contained in the(Comprehensive Plan). This designation includes the historic downtown and the true community center. The boundary of the Old Town district predominantly follows Meridian's historic plat boundaries. In several areas,both sides of a street were incorporated into the boundary to encourage similar uses and complimentary design of the facing houses and buildings. Sample uses include offices,retail and lodging,theatres,restaurants, and service retail for surrounding residents and visitors. A variety of residential uses are also envisioned and could include reuse of existing buildings,new construction of multi-family residential over ground floor retail or office uses(see pg. 3-11 for more information). The proposed use of the property for(4)portable classrooms is a temporary and not a permanent use; the school is planning to relocate and the portable structures are planned to be removed after a maximum period of 4 years. Transportation: The Master Street Map(MSM) depicts a residential collector street north/south through this property. Per condition of approval of the approved conditional use permit for this site (CUP-13-013),upon redevelopment or a change in use of this site,right-of-way will be required to be dedicated to ACHD through this site for the future extension of E. 3rd Street in accord with the East 3rd Street Alignment Study Report, dated May 2009.Note: While the proposed temporary portable classrooms constitute "development", Staff does not consider it redevelopment or a change in use which would require dedication of right-of-way at this time. There are no roadways,bridges or intersections in the general vicinity that are in ACHD's Integrated Five Year Work Plan(IFYWP)or the District's Capital Improvement Plan(CIP). Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to the proposed use of this property(staff analysis in italics): Page 3 • "Ensure development provides safe routes and access to schools,parks, and other community gathering places."(2.02.01G) For safety, ACHD is requiring the existing crosswalk across N.E. 2 %St. to be reconstructed to meet current ADA standards and a rapid rectangular flashing beacon (RRFB) be installed since more students will be crossing the street in this location to access the portable classrooms. • "Ensure the location and design of schools are compatible with existing and planned neighborhoods and land uses."(2.03.01D) The location of the proposed classroom structures should be compatible with existing residences across Washington Ave. to the north; and the existing school campus/property to the west, south and east of the proposed structures. VI. STAFF ANALYSIS The Applicant requests approval of a Conditional Use Permit(CUP)to install four(4)temporary portable classrooms for a maximum time period of 4-years on the Cole Valley Christian School site. Because the portable classrooms don't comply with all of the standards listed in UDC 11-4-3-14F.4,a CUP is required per UDC 11-4-3-14F.lb. Additionally, a modification to the existing CUP (CUP-13-013)for the auxiliary field is required to allow the proposed temporary portable classrooms to be erected on the site.An existing condition of approval states, "No structure shall be erected on the site without modification to the subject CUP." The Applicant's narrative states that temporary classroom space is needed while they pursue and construct their new campus. The portable classrooms will be removed upon its completion and relocation of the school to its new campus. The proposed classrooms will accommodate 216 students. Dimensional Standards: The proposed structures are required to comply with the setbacks noted in UDC Table 11-2A-7 for the R-15 zoning district. Specific Use Standards: The proposed portable classrooms are required to comply with the specific use standards listed in UDC 11-4-3-14F, Education Institution, as follows: Staff's analysis is in italics. Portable classrooms (temporary and permanent). The site plan for all education institutions shall include the location of any future portable classrooms(temporary and/or permanent). See site plan in Section VIII.A. Staff's analysis of the standards listed below is in italics. 1. Temporary portables. A temporary portable classroom shall be an accessory use valid for a maximum period of four(4)years from the date of issuance of a certificate of occupancy. The temporary portables are proposed for a maximum period of 4 years. a. Temporary portable classrooms that meet the standards as set forth in subsection(F)(4)of this section shall require a certificate of zoning compliance approval but shall not be subject to design review. The proposed classrooms do not meet all of the standards listed below. b. Temporary portable classrooms that do not meet the standards as set forth in subsection (17)(4)of this section shall require a conditional use permit but shall not be subject to design review. The proposed classrooms do not meet all of the standards listed below; therefore, a CUP is required as proposed. 2. Permanent portables. Prior to the termination of the four-year permit,the applicant may request to convert a temporary portable classroom to a permanent portable classroom. Page 4 a. Permanent portable classrooms that meet the standards as set forth in subsection(F)(4)of this section shall require a certificate of zoning compliance and design review approval. b. Permanent portable classrooms that do not meet the standards as set forth in subsection (F)(4)of this section shall require a conditional use permit and design review approval. 3. Permit termination. Upon termination of the four-year permit,the temporary portable classroom approval shall be null and void and the applicant shall remove the structure immediately.If the user(i.e. CVCS) vacates the site prior to 4 year period,Staff recommends the portables be removed at that time. 4. Standards. a. The portable classroom shall not be located in the front yard of the principal school structure.Although the principal school structure is located on a separate parcel on the west side of 2 % Street and the proposed structures are not located in the front yard of that structure, they are located directly adjacent to two public streets and not behind the primary structure which is the intent of this standard. b. The portable classroom shall not be located in any required yard. The proposed structures are located approximately 30'from the property line along NE 2 Y2 St. outside of the required street setback/yard; and approximately 10'from the property line along E. Washington Ave. outside of the required street setback/yard. c. The placement of the portable classroom shall not reduce the number of required off street parking spaces. There are no improved parking spaces that exist on the site where the portable classrooms are proposed;parking was not required on this site with CUP- 13-013. d. The portable structures shall comply with the building code in accord with title 10 of this Code. e. Exterior colors of the portable classrooms shall be compatible with the color of the primary school building. The color of the proposed portable structure shown in Section HIT.C is compatible with the primary school building as required. f. The roofing material on the portable classrooms shall be of a finish that emits a minimal amount of glare. The proposed shingles are of a finish that do not emit glare. g. Where the portable classroom is located within two hundred(200) feet of a street and is visible from such a street,the portable classroom shall be screened from view of the street with a minimum of one(1) evergreen tree per fifteen(15)feet of linear structure. The tree shall be a minimum of six(6) feet in height.Evergreen trees are proposed between the street and the proposed structures at a minimum density of one per 15 linear feet as required. ACHD Required Improvements: ACHD is requiring street improvements consistent with their policies and standards consisting of constructing N.E. 2 '/2 St. as half of a 36-foot wide commercial street section with vertical curb, gutter and 5-foot wide attached sidewalk abutting the site; reconstruction of the existing pedestrian crossing on N.E. 2 '/2 St. south of Washington Ave.to meet current ADA standards; installation of a RRFP with intersection lighting on N.E. 2 '/2 St.; dedication of additional right-of-way to total 25-feet from the centerline of Washington Ave. abutting the entire parcel owned by CVCS; and installation of"No Parking"signs along Washington Ave. Pedestrian Walkways/Sidewalks: There are no sidewalks on this site adjacent to existing public streets and none are proposed with this application. Page 5 Sidewalks are required to be installed with development per the standards listed in UDC 11-3A-17 and per ACHD requirements. Therefore, Staff recommends a minimum 5-foot wide sidewalk is constructed along N.E.2 V2 St. as a condition of approval of the CUP as required by ACHD. Continuous internal pedestrian walkways that are a minimum of 5-feet in width are required to be provided from the perimeter sidewalk to the main building entrances of the portable structures in accord with UDC 11-3A-19B.4a. Parking: One(1)ADA parking space is proposed to be provided adjacent to the northern portable structure as depicted on the site plan in Section VIII.A with access taken from E. Washington Ave. All other parking is provided in existing parking lots on the school campus. Staff recommends parallel parking is constructed along N.E.2 %St.with the improvements required by ACHD. A parking plan was submitted that demonstrates compliance with the minimum parking standards for education institutions required by UDC 11-4-3-14I,which requires one space for every 400 square feet of gross floor area. Based on a gross floor area of 78,127 square feet,which includes the proposed portables, a total of 195 spaces are required; a total of 218 spaces are provided exceeding UDC standards(see exhibit in Section VIII.D). Based on 218 vehicle spaces provided, a minimum of nine(9)bicycle parking spaces are required to be provided;the parking plan depicts a total of 16 spaces exceeding the minimum standard. Asphalt paving is proposed for the driveway via Washington Ave. and the ADA parking space. The parking and loading areas should provide proper drainage of surface water to prevent the drainage of such water onto adjacent properties or walkways per UDC 11-3C-5B.2. Pedestrian Walkway: A striped crosswalk exists across NE 2 1/2 St.that provides a pedestrian walkway from the main campus to the proposed portable classrooms. ACHD is requiring this crossing to be reconstructed to meet current ADA standards. Landscaping: A landscape plan was submitted as shown in Section VIII.B. As noted above,trees are proposed between the portable structures and N.E. 2 1/2 St. and E. Washington Ave. in accord with the specific use standards for education institutions listed in UDC 11-4-3-14F.4g. A minimum 10-foot wide street buffer is required adjacent to local public streets(i.e.N.E.2 1/2 St. and E.Washington Ave.)per UDC Table 11-2A-7,landscaped per the standards listed in UDC 11-3B-7C. Mulch is required to be used in all required planting areas-3/4-inch road mix is not allowed. Building Elevations: Conceptual building elevations for the portable classroom structures were submitted as shown in Section VIII.0 that depict vertical wood siding with an asphalt shingle roof. Certificate of Zoning Compliance/Design Review:A Certificate of Zoning Compliance(CZC) application has been submitted for the proposed use but cannot be processed until the subject CUP is approved. The application materials should be updated as necessary to comply with all conditions of approval contained in Section IX.Design review is not required per UDC 11-4-3-14F.2b. VII. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit with the conditions included in Section IX per the Findings in Section X. Page 6 VIII. EXHIBITS A. Proposed Site Plan(dated: 6/28/2021) LAND ROUP y _• .J.I�If sTsJ - Mateml L...d: zis F 1. _ h li Q V! +If S F oce LeW.* a II _ °' -------------- - ___ Lu O ui - I' I rt• f a I s== __ !� --- - = C .. •plalpulR i+ Site Materials and Layout Plan G2.00 Page 7 B. Proposed Landscape Plan(dated: 6/28/2021) 9 HkST M9HIMN AYME Lands-pe Note. THE LAND ----- - -----—---- ------ - - WGROUP r --------------------- -- -------- ---------- - - ----- ------------ --- ------ ....--- --------------- -- --------------- ----------- --------------- M.WML�U�W: ---------- - El ---------- -KK� ------------- - ... � j 31.dmd.: Lu -------------- ---------------- --- -F Lu CL .2&,t 7-H ------------— -- ------------- _4 —-- ---------------- if Landscape Plan LI.00 Page 8 .a . 'ham D. Parking Exhibit THE ®•• ®. °v LAND w GRWP a ® ++II Orerall SI[e Parking Calcula7ions - ® m • .I __s'G r _'� „®mom Ili 'i I V y .�AIIII h y R rp ' o LU C J G �J W Q C s meow 4 : a w lil TDrnralll Parking Exhibit �. =u Ex-PARK Page 10 IX. CITY/AGENCY COMMENTS & CONDITIONS A. PLANNING 1. The future use of this site shall comply with the previous conditions of approval(CUP-13- 013) as applicable and the conditions contained herein. 2. Compliance with the standards listed in UDC 11-4-3-14F— Education Institution, Portable Classrooms, is required. 3. The proposed portable structures shall comply with the setbacks noted in UDC Table 11-2A-7 for the R-15 zoning district. 4. The site/landscape plan submitted with the Certificate of Zoning Compliance application shall be revised as follows: a. Depict minimum 5-foot wide internal pedestrian walkways from the perimeter sidewalk to the main building entrances of the structures in accord with UDC 11-3A-19B.4a. b. Depict a minimum 10-foot wide street buffer adjacent to local public streets (i.e.N.E. 2 1/2 St. and E. Washington Ave.) abutting the portion of the site where the portables are proposed per UDC Table 11-2A-7, landscaped per the standards listed in UDC 11-3B-7C. c. Depict mulch in all required landscape areas in accord with UDC 11-313-5H. Road base gravel and similar products shall not be uses as mulch. d. Depict bicycle racks on the school site capable of holding a minimum of 16 bicycles as depicted on the parking plan in Section VIII.D. e. Depict curb,gutter and sidewalk and street sections along N.E. 2 1/2 St. and E.Washington Ave. in accord with Ada County Highway District's requirements. f. Depict parallel parking along N.E. 2 %2 St. 5. The parking and loading areas shall provide proper drainage of surface water to prevent the drainage of such water onto adjacent properties or walkways per UDC 11-3C-5B.2. 6. Construct street improvements consistent with Ada County Highway District's policies and standards. 7. Upon termination of the four-year permit(calculated from the date of issuance of a Certificate of Occupancy), the temporary portable classroom approval shall be null and void and the applicant shall remove the structures immediately in accord with UDC 11-4-3-14F.3. 8. If the user (i.e. Cole Valley Christian School) vacates the site prior to the 4-year period, the portables shall be removed at that time. 9. A Certificate of Zoning Compliance application is required to be submitted for the proposed use.A Design Review application is not required per UDC 11-4-3-14F.Ib. 10. 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. Page 11 B. ADA COUNTY HIGHWAY DISTRICT(ACHD) A Traffic Impact Study(TIS)is not required for this project. hgps://weblink.meridianciN.org/WebLink/DocView.aspx?id=232128&dbid=0&repo=MeridianC Lu Draft Report: hgps://weblink.meridianciU.org/WebLink/DocView.aspx?id=234937&dbid=0&repo=Meridian C ky X. 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 use and meet all dimensional and development regulations of 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. Staff ,finds the proposed portable classrooms 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. Staff finds 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. Stafffinds 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. Stafffinds 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. Page 12 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: 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. Page 13