PZ - Staff Report 7-21
Charlene Way
From:Alan Tiefenbach
Sent:Thursday, July 14, 2022 1:23 PM
To:Bill Nary; Charlene Way; Chris Johnson; Joy Hall; Kurt Starman
Cc:Macy Lui; Matthew Adams; Caleb Hood; Bill Parsons
Subject:Meridian Academy Rezone
Attachments:Meridian Academy Rezone H-2022-0031 Staff Report.pdf
Attached is the staff report for the Meridian Academy Rezone. This item is scheduled to be on the Commission agenda
on July 21, 2022. The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. You may
attend in person or virtually via Zoom – the link/phone number to join the meeting is located at the top of the meeting
agenda. Please call or e-mail with any questions.
Please submit any written response you may have to the staff report to the City Clerk’s office
(cityclerk@meridiancity.org) and me as soon as possible. If you have a presentation you’d like to present at the public
hearing, please send it to the City Clerk’s office no later than 12:00 pm the day of the hearing.
Alan Tiefenbach | Current Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 | Fax: 208-489-0571
Built for Business, Designed for Living
1
STAFF REPORT C:�*%-
W IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/21/2022 legend
DATE: ff
I&raject Lacoian F
TO: Planning&Zoning Commission
FROM: Alan Tiefenbach,Associate Planner
208-884-5533
SUBJECT: H-2022-0031 -
Meridian Academy Rezone
� , 1
LOCATION: 2311 E. Lanark St.
FFFTFM
FM x
I. PROJECT DESCRIPTION
This is a request to rezone 6.18 acres of land from I-L to C-G to allow a sports field
expansion.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 13.8(6.18 being rezoned)
Future Land Use Designation Civic
Existing Land Use(s) School and School District Maintenance Facility
Proposed Land Use(s) School and sports field expansion
Lots(#and type;bldg./common) 1 lot
Phasing Plan(#of phases) NA
Physical Features(waterways, No unique physical features
hazards,flood plain,hillside)
Neighborhood meeting date;#of April 21,2022,no attendees
attendees:
History(previous approvals) Joint School District No.2 CUP 1992
B. Community Metrics
Description Details Page
Ada County Highway District No traffic impact study required
• Staff report(yes/no) No
• Requires ACHD Commission No
Action es/no
Page 1
Description Details Page
Access(Arterial/Collectors/State Access occurs from E.Lanark St. a collector street that
Hwy/Local)(Existing and Proposed) ends on this property
Stub Street/Interconnectivity/Cross The right-of-way for E.Lanark St.is stubbed to the subject
Access property
Existing Road Network E.Lanark St
Existing Arterial Sidewalks/ 7 ft wide sidewalk exists along E.Franklin Rd and south
Buffers side of E.Lanark St.No existing landscape buffering exists
along E.Franklin Rd property frontage.
Proposed Road Improvements No road improvements required.E.Lanark St will
eventually be extended through the site,construction date
unknown. See Access analysis below.
Fire Service No comments
Police Service No comments
Wastewater
• Comments • No changes to public sewer infrastructure shown in
records.Any changes need to be approved by public
works.
Water
Distance to Water Services • No changes to public water infrastructure shown in
records.Any changes need to be approved by public
works.
C. Project Area Maps
Future Land Use Map Aerial Map
Legend R off ce Legend
� Pra}ect Laca�ian � Pe ?e� Lacaiian .
w. u
Resi�l�ential �
iu n ih+r
nw.N �.
' a
Page 2
Zoning Map Planned Development Map
(fLegend 0 (fLegend �I'—'1� 0
0Projeci Lccairan . let ProjectLccmSar
City Lim
L•O
— Pkarred Parce-s
L-
t
i Ufi 1�A1 - - ti
RUT
- :S `y`R1y L=O
"`"`"`"``RRRR7777����
Ill
. .
k
R_ RUT L-O f
III. APPLICANT INFORMATION
A. Applicant:
Macy Lui,The Land Group—462 E Shore Dr. Ste 100, Eagle, ID 83616
B. Owner:
West Ada School District- 1303 E. Central Dr.,Meridian,ID, 83642
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 7/5/2022
Radius notification mailed to
properties within 300 feet 6/30/2022
Sign Posting 7/7/2022
Nextdoor posting 7/5/2022
V. STAFF ANALYSIS
This is a proposal to rezone from I-L to C-G to allow expansion(construction of a playfield)of an
existing educational facility.
The subject property is 13.8 acres in area and was annexed with the I-L zoning district in 1988 (Ord
#497). In 1992, a conditional use permit was approved to allow an educational facility. An alternative
high school(Meridian Academy)with playfield and district maintenance facility have been
subsequently constructed on the property. Directly adjacent and northwest of the property is a 4.58-
acre lot, also owned by the District(not part of this application),which contains an additional
maintenance facility on I-L zoned property.
Page 3
Since the time of the original annexation and conditional use permit,the I-L zoning district has been
changed to no longer allow educational institutions. Staff notes that because the school was already
approved through a conditional use permit, an expansion to the conditional use to allow the new
sports field would be allowed per UDC 11-1B-2. However,the applicant has requested to move
forward with rezoning a portion of the property to C-G instead. This is because a district maintenance
facility is also on the property which is not solely ancillary to the Meridian Academy. The applicant
has stated school district-related light industrial uses such as equipment repair, fabrication and
manufacturing may occur in this facility. Accordingly,the applicant chooses to keep this portion of
the site retained as I-L.
A. Rezoning
The applicant proposes to rezone 6.18 acres of the 13.80-acre property from I-L to C-G to allow
the addition of a sports field to an existing educational facility. The sports field would be located
at the southern portion of the site(along the E. Franklin Rd frontage). The applicant intends to
retain the I-L zoning on the remaining 7.62 acres.
This rezoning will result in a property which is split-zoned. Staff does not prefer split-zoning and
will usually recommend a subdivision or parcel boundary adjustment as a condition of approval.
However,the Master Street Map reflects E. Lanark St(a collector)to eventually extend across the
property at a slight angle west to east. At this point,the exact alignment or construction timeline
is unknown. Also, as already mentioned,the applicant needed to adjust the zoning line to contain
the existing district maintenance facility directly west of the existing school within the I-L zoning
district. This is because occasional light industrial activities occur in this facility which are not an
allowed use in the C-G zoning district.
B. Future Land Use Map Designation(https://www.meridiancity.or /g compplan)
The FLUM recommends the property for Civic Uses. The purpose of this designation is to
preserve and protect existing and planned municipal, state, and federal lands for area residents
and visitors. This category includes public lands, law enforcement facilities,post offices, fire
stations, cemeteries,public utility sites,public parks,public schools, and other government
owned sites within the Area of City Impact.
The City may require a development agreement(DA) in conjunction with a rezoning pursuant to
Idaho Code section 67-6511A. This property is already within the City,the infrastructure
surrounding the property has already been installed,and the portion of the property proposed for
rezoning to C-G is adjacent to C-G zoning at the east and west. However,although the present
proposal is to develop this as an educational institution,the C-G zoning would allow a range of
uses not supported by the FLUM for this property. Staff recommends a development
agreement that allows only an educational institution and related uses and would require a
development agreement modification if any non-educational related uses are proposed in
the future.
C. Comprehensive Plan Policies(https://www.meridiancity.or /g compplan):
• Support construction of multi-use facilities that can be used by both schools and the community.
(2.03.01B)
This rezoning proposal is to allow construction of a new sports field at the south of an existing
school. This is a multi-use facility that can be used by both schools and the community.
• Ensure the location and design of schools are compatible with existing and planned
neighborhoods and land uses. (4.01.0113)
Page 4
There is already an existing school and district maintenance facility on the property and this
rezoning is to allow the construction of a new sports field on the south side of the property. The
applicant states the sports field would only be used for activities associated with the school
during daytime hours; it is not intended to be used for after-hours activities.As the majority of
the use is existing and the sports field would be directly adjacent to a commercial arterial, staff
believes that generally this would be compatible with the existing residential neighborhood
across E. Franklin Rd to the south. However, to ensure compatibility,staff recommend a DA
requirement that restricts outside sports activities and lighting associated with these events to
between 7AM and IOPM.
• Identify desired sports facilities or complexes and establish partnerships that foster their
development. (2.03.01D)
This rezoning is to allow the development of a sports facility. However, the field will likely only
be used by the school, not others in partnership.
D. Existing Structures/Site Improvements:
The property contains an existing school and district maintenance facility.
E. Proposed Use Analysis:
The applicant proposes to rezone from I-L to C-G to allow construction of a new sports field
which would be associated with an existing educational institution. This is an ancillary use that
would be permitted with a principally-permitted use in the proposed C-G zoning district subject
to the specific use standards in UDC 11-4-3-14.
F. Specific Use Standards(UDC 11-4-3):
There are specific use standards that apply to an educational institution. This includes the types
of uses commonly associated with a facility. There is an allowance for educational institutions to
be within the center of neighborhoods, and at least(30)percent of the perimeter of school site
should be open to streets or open space areas. Middle and high schools may take access off a
designated arterial or collector street. A conditional use is required when the institution is greater
than 250,000 square feet within a residential district,when there are estimated to be more than
one thousand five hundred(1,500)vehicular trips per day, or the institution includes lighted fields
adjoining or within a residential district.
This rezoning is to allow a sports field associated with a school,the institution is not in the center
of a neighborhood,a collector street currently serves the property(E. Lanark St),the new sports
field would result in at least 30%of the perimeter being open to E. Franklin Rd,the school
building is not greater than 250,000 sq. ft. and the institution is within a commercial district,
across an arterial road from a residential neighborhood.
G. Dimensional Standards(UDC 11-2):
There are no dimensional standards associated with a sports field. Any future development will
be reviewed through the Certificate of Zoning Compliance.
H. Access(UDC 11-3A-3, 11-3H-4):
Access to the existing site occurs from E. Lanark St., an industrial collector.As already
mentioned,the Master Street Map(MSM) depicts E. Lanark St extending across the property east
to west eventually out to Eagle Road. Additionally,a future collector is also shown on the MSM
extending along the eastern property line north to south. ACHD has responded that the north-
south collector is no longer required,but the applicant should dedicate 54 ft.of right-of-way
Page 5
for E.Lanark St. (the east-west collector) and to construct(extend)E.Lanark St as a 40-ft.
wide collector street template with curb, gutter and sidewalk.
As this rezoning is to allow relocation of a sports field with no structures or new vehicle
trips proposed at this point,no road improvements would be required for this proposal.
However,staff recommends a requirement be added to the development agreement that
prior to any future building permit,the District dedicate 54 ft of right of way for E.Lanark
St. and construct it to an industrial collector template as required by ACHD. The applicant
has stated they are amenable to this condition.
I. Parking(UDC 11-3C):
UDC 11-4-3-1 requires one(1)parking space for every four hundred(400) square feet of gross
floor area. A certificate of zoning compliance will be required prior to construction of the sports
field. During time of CZC, staff will request the applicant submit the total square footage of the
existing school and number of parking spaces to make sure all parking requirements are satisfied.
J. Sidewalks(UDC 11-3A-17):
There is presently 6 ft.wide sidewalk along E. Franklin Rd. It is unknown at this time if and
when E. Lanark St will be extended across the subject property.
K. Landscaping(UDC 11-3B):
At time of certificate of zoning compliance for the sports field,the applicant will be required to
install a 25 ft. wide arterial buffer along E. Franklin Rd.
L. Waterways(UDC 11-3A-6):
The Planning Map indicates the Gruber Lateral parallels the northern property line. The applicant
has noted this lateral has already been piped.
M. Utilities (UDC 11-3A-21):
Public services are available to accommodate the proposed development.
N. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
No conceptual building elevations have been included as the impetus for this rezoning is to
construct a new sports field on the southern portion of the property.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed rezoning from I-L to C-G with the DA conditions
noted in Section VIII of this report.
Page 6
VII. EXHIBITS
A. Rezoning Legal Description and Exhibit
MERIDIAN ACADEMY
C-G REZONE DESCRIPTION
A parcel of land located in the Southwest Quarter of the Southeast Quarter of Section 8,Township 3
North,Range 1 East, Boise Meridian,City of Meridian,Ada County,Idaho,being more particularly
described as follows:
Commencing at the South One Quarter Corner of Section 8 of said Township 3 North, Range 1 East,
(from which point the Center One Quarter corner of said Section 8 bears North 00*31'09"East,a
distance of 2649.29 feet distant),said South One Quarter Corner being the POINT OF BEGINNING;
Thence North 00'31'09" East,a distance of 375.99 feet on the north-south mid-section line of
said Section 8;
Thence South 89'28'S1" East,a distance of 34.88 feet;
Thence North 84*09'12" East,a distance of 170.93 feet;
Thence North 00*30'19"West,a distance of 336.14 feet,-
Thence South 89'54'25" East,a distance of 299.36 feet;
Thence South 00'31'09"West,a distance of 497.57 feet;
Thence North 89'54'21"West,a distance of 105.00 feet;
Thence South 00'31'09"West,a distance of 231.98 feet to a point on the south line of said
Section 8;
Thence North 89'54'32"West,a distance of 393.11 feet on said south line of Section 8 to the
POINT OF BEGINNING.
The above described contains 6.18 acres more or less.
PREPARED BY: Sb
The Land Group, Inc. d� ST
a. 7880 wo
6-6-2022
.rr o
� qTE of
James R.Washburn d"�-�
R.WA
Page 7
UNION,PACIFIC RAILROAD
7860
S88929'13"E 498.17' 0 6 66-2fl22
o I-LZONE
588'29411"E 498A T
I I-L ZONE F,I
AREA:-7.63 AC
v
REZONE Line Table
m AREA:.t13.81 AG
R
S89'54'25"E LINE BEARING LENGTH
E LANARK s 1I 299.36' Li 509°29511E 34-W
1 Z
L2 N44'0912'E 174.93'
L3 N09°54'21'W 105A0'
rn 4
L4 300'31n9w 231.98'
cli
m W W M1 Q!
c POB I-L
ZONE a
CKLl
I�
C-G ZONE
L2 AREA: 6.18 AC
qj
L3 r SE CORNER
I� SECTION 8
CPF#2020-052068
POB C-G ZONE J �
LN&9'54'32"W
ENTERLINE
l 393.11' 2177,95'
S 114 CORNER N89°54'32"W 2571M'
SECTION 8 E FRANKLIN RD S.17 S.16
CPF#104161904
Page 8
B. Concept Plan(date: 5/2/2022)
R1
Not R Parl
' Exisling School Buildings
Meridian Academy
Proposed Zone:C-G
No Ghange
*`r Fu[ure Play Field F
a V iL
Future Lanark Fxtensions- r No Change
t ByOlhers Existing r
Maintenance
Oflice
- future Landscape Buller — - C2
25'Minimum MA Pat1
I-L
�i'.•Not R Part Not A Part Not A Part 46
Ilk
Mr
e - _
s •� r
Meridian Academy
Conceptual Site Plan
Went Ada School District
Page 9
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A.PLANNING
Staff Comments:
1. A Development Agreement(DA)is required as a provision of rezoning of this property. Prior to
approval of the rezoning ordinance, a DA shall be entered into between the City of Meridian,the
property owner(s)at the time of annexation ordinance adoption, and the developer.
2. Currently, a fee of$303.00 shall be paid by the Applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the conceptual site plan
submitted with the rezoning application contained herein.
b. Outside sports activities and lighting associated with these events is limited to between 7AM
and IOPM.
C. Prior to any future building permit issuance,there shall be a dedication of 54 ft of right of
way for E. Lanark St. and construction of the road to an industrial collector template as
required by ACHD.
3. Applicant shall comply with any ACHD conditions of approval.
4. The only use allowed to develop on the property is an education institution and would require a
development agreement modification if any non-educational related uses are proposed in the
future.
5. Educational institutions shall comply with the specific use standards in UDC 11-4-3-14.
6. The applicant shall comply with the ordinances in effect at the time of application submittal.
B. ACHD
https:llweblink.meridianciU.orelWebLinkIDocView.aWx?id=266245&dbid=0&repo=MeridianC
i &cr=I
IX. FINDINGS
A. Rezoning
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall,at the public hearing,review the application. In order to grant an
annexation and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
Staff finds the proposed zoning map amendment to rezone the property from the I-L zoning
district to the C-G zoning district is consistent with the Comprehensive Plan, if all provisions
of the DA are met.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Staff f nds the proposed zoning map amendment complies with the regulations outlined in the
Page 10
requested civic designation.
3. The map amendment shall not be materially detrimental to the public health,safety,
and welfare;
If staffs conditions are followed, staff would find the proposed zoning map amendment
should not be detrimental to the public health, safety and welfare.
4. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the city including,but not
limited to, school districts; and
Staff finds the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
Subject site is already annexed so staff finds this finding nonapplicable.
Page 11