Staff ReportItem #4E: Meridian High School Expansion (CUP-12.015)
Application(s):
- Conditional Use Permit
Size of property, existing zoning, and location: This overall school site consists of 49 acres, is currently zoned R-4, and is located
at 1900 W. Pine Avenue.
Adjacent Land Use & Zoning:
North: Baseball field and residential properties in Vineyards Subdivision, zoned R-4
West: Rural residential/agricultural property, zoned RUT in Ada County
South: School property, Pine Avenue, & residential properties in Menywood Subdivision, zoned R-8
East: School property, zoned R-4
History: Over the years, multiple applications have been approved for the school site. Currently, the subject portion of the site is
developed with 298,000 s.f. of building area.
Summary of Request: The applicant requests conditional use approval of a 40,000 s.f. building addition to Meridian High School.
Public education institutions (& additions thereof) require CUP approval in the R-4 district. The existing & proposed use is consistent
with the Comprehensive Plan FLUM designation of Civic for this site.
The proposed addition is shown in gray on the site plan and will connect the existing high school building. to the cafeteria building.
The proposed addition is less than 25% of the site or floor area; therefore, the UDC does not require additional landscaping. However,
the applicant is proposing to add several new landscape islands to the parking lot in front of the school and also a landscape strip in
front of the addition as shown.
Parking on the site has been evaluated with the proposed addition & the site still exceeds the required number of spaces per the total
area of the buildings on the site.
Building elevations have been submitted for the proposed addition as shown.
Development should be consistent with the dimensional standards of the R-4 district and the specific use standards for public
education institutions listed in UDC 11-4-3-14.
Written Testimony: Clint Sievers, Applicant's Representative (verbal agreement wlthe staff report)
Staff Recommendation: Approval
Notes:
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
November 15, 2012
Planning & Zoning Commission
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
IDANt?
CUP-12-015 -Meridian High School Expansion
L SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Hummel Architects, has applied for conditional use permit (CUP) approval to
construct a new 40,000 square foot addition to the existing Meridian High School in an R-4 zoning
district. See Section IXAnalysis for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-12-
O15 as presented in the staff report for the hearing date of November 15, 2012, with the following
modifications: (Add any proposed modifications.) Ifurther move to direct Staff to prepare an
appropriate findings document to be considered at the next Planning and Zoning Commission hearing
on December 6, 2012.
Denial
After considering all staff, applicant and public testimony, I move to deny CUP-12-015 as presented
during the hearing on November 15, 2012, for the following reasons: (You should state specific
reasons for denial.)
Continuance
I move to continue File Number CUP-12-015 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
1900 W. Pine Avenue (Parcel No. S 1211141841)
Located in the northeast'/4 of Section 11, Township 3 North, Range 1 West
B. Owner(s):
Meridian Joint School District No. 2
2301 E. Lanark Street
Meridian, ID 83642
MHS Expansion -CUP-12-015 PAGE 1
C. Applicant/Representative:
Client Sievers, Hummel Architects
2785 N. Bogus Basin Road
Boise, ID 83702
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: October 29, and November 12, 2012
C. Radius notices mailed to properties within 300 feet on: October 26, 2012
D. Applicant posted notice on site by: November 5, 2012
VI. LAND USE
A. Existing Land Use(s) and Zoning: The site is currently zoned R-4 and is developed with a public
high school.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: This is a school site that is
surrounded by residential properties.
North: Baseball field and residential properties in Vineyards Subdivision, zoned R-4
West: Rural residential/agricultural property, zoned RUT in Ada County
South: School property, Pine Avenue, & residential properties in Merrywood Subdivision, zoned
R-8
East: School property, zoned R-4
C. History of Previous Actions: Over the years multiple applications have been approved for the site.
Below are the more recent applications regarding the property:
1. CZC-O1-009 -Meridian High School Cafeteria and classroom addition;
2. AZ-OS-059, CUP-OS-053 and VAR-06-003 -Annexation and conditional use permit to
develop the Tech Center. This building was constructed on a separate parcel owned by
the school district.
3. CZC-06-022 -Meridian High Tech Center
D. Utilities:
1. Public Works:
a. Location of sewer: Existing utilities are located on site.
b. Location of water: Existing utilities are located on site.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Rutledge Lateral runs across this site but is tiled. The Nine
Mile Creek transverses the north boundary.
MHS Expansion -CUP-12-015 PAGE 2
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property is not within the floodplain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated "Civic" on the Comprehensive Plan Future Land Use Map. Per the
Comprehensive Plan (page 34), these areas are designated to provide areas throughout the Area of
Impact which provide educational opportunities, community gathering places, and green space.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• Encourage compatibility of schools uses with neighborhoods and adjacent land uses (Chapter 3,
pg. 46).
Since the school use of the site is not changing, staff is of the opinion that the expansion should
have minimal impact on the surrounding residential uses. The proposed addition is internal to the
site.
• Ensure that facilities and services keep up with growth (Chapter 3, pg. 46).
The property is currently developed with a public high school. The proposed addition is needed to
provide additional classroom space to meet the educational needs of the community.
• Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City. (Chapter 3, pg. 45)
The site is already connected to city services. The building addition should l not impact the
services being provided to this site.
Encourage Infill Development. (Chapter 3, pg. 50)
The proposal is an expansion of the existing Meridian High School Campus. The site is 33 acres
in size and accommodates the proposed expansion.
VIII. UNIFIED DEVELOPMENT CODE
A. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the permitted,
accessory, conditional, and prohibited uses in the R-4 zoning district. The expanding the footprint
of the building requires obtaining a conditional use permit.
B. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-5 for the R-4
zoning district apply to this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant requests conditional use approval to construct a new 40,000 square foot building
addition to Meridian High School. The proposed addition will connect the existing high school
building to the cafeteria building. Because the education facility is expanding, the UDC requires
the approval of a conditional use permit. Currently the site is developed with 298,000 square feet
of building. UDC 11-3B-2D requires compliance with the landscape ordinance if a site or
building expands beyond certain thresholds. Because the proposed addition is less than 25%
expansion of the site or floor area (40,000/298,000 square feet), additional landscaping is not
required. However, this expansion will be cumulative over time thus future expansions may
trigger compliance with current landscape standards.
MHS Expansion -CUP-12-015 PAGE 3
The applicant is proposing minor site modifications to enhance the main drive aisle of the school
site. The proposal includes several new landscape islands and a new landscape strip in front of the
addition (see Exhibit A.2). The proposed landscape changes comply with the parking lot
landscape standards in accord with UDC 11-3B-8C.
Due to the proposed building expansion, several of the mature trees in front of the school may be
relocated or removed. The applicant is coordinating with the City Arborist to determine which
trees need to be mitigated. The submitted landscape plan must detail the mitigation plan
coordinated with the City Arborist and demonstrate compliance with the tree mitigation standards
in accord with UDC 11-3B-10.
The applicant has provided a parking analysis to ensure the site has adequate parking in accord
with the parking standards in the UDC. Under the UDC, non-residential uses require 1 stall per
500 square feet of gross floor area. Currently, the site is developed with 829 parking stalls which
exceed the minimum of 596 parking stalls required by code.
Building Elevations: The primary building material of the existing school is brick. The
applicant is proposing a more contemporary design that includes horizontal metal paneling,
decorative metal screening panels, translucent skylights and glass. Staff is of the opinion that the
proposed addition will add a modern touch the existing building and complement other structures
(tech building to the west) developed near the site.
Specific Use Standards: The UDC (11-4-3-14) contains specific use standards for public
education facilities. The applicant has a continuing obligation to comply with applicable
provisions of this code requirement.
Certificate of Zoning Compliance: The applicant is required to submit an application for
Certificate of Zoning Compliance for the proposed use prior to establishment of the new use in
accord with UDC 11-SB-1.
Design Review: The applicant is required to submit an application for Design Review concurrent
with the Certificate of Zoning Compliance application in accord with UDC 11-SB-8.
Staff recommends approval of the applicant's request subject to the conditions of approval listed
in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning & Aerial Map
2. Proposed Site and Landscape Plan
3. Proposed Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway District
7. Parks Department
C. Required Findings from Unified Development Code
MHS Expansion -CUP-12-015 PAGE 4
Exhibit A.1: Vicinity & Aerial Map
MHS Expansion -CUP-12-015 PAGE 5
Exhibit A.2: Proposed Site Plan and Landscape Plan
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Exhibit A3: Elevations
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B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The site plan, landscape plan and building elevations prepared by Hummel Architects (dated
9/17/12 and 10/04/12) contained in Exhibit A are approved with the comments and conditions in
this report.
1.2 The applicant shall have the continuing obligation to meet the specific use standards for the
approved education institution use as set forth in UDC 11-4-3-14.
1.3 The existing trees that are proposed to be removed on the site plan shall comply with the
standards for mitigation listed in UDC 11-3B-1OC.5.
1.4 The applicant shall submit an application for Certificate of Zoning Compliance for the proposed
use prior to establishment of the new use in accord with UDC 11-SB-1.
1.5 The applicant shall submit an application for Design Review concurrent with the Certificate of
Zoning Compliance application in accord with UDC 11-SB-8.
1.6 The applicant shall have a maximum of two (2) years to commence the 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 time extension may be requested in accord with UDC 11-SB-6F prior to expiration. If
a time extension is not requested or granted and the CUP expires, a new conditional use permit
must be obtained.
1.7 Staff s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.8 UDC 11-3B-2D does not require additional landscaping for additions less than 25% of the
existing structure(s). The applicant is proposing a 40,000 square foot classroom addition with this
approval, which is less than 25% of the existing structures. The combined square-footage of
existing buildings on the site is approximately 298,000 square-feet. The site is allowed 74,500
square-feet (25%) of additions to the site before they are required to comply with additional
landscape standards. These additions and all future additions shall be cumulative and shall be
deducted from the 25% (74,500 square-feet) of the existing buildings.
1.9 Comply with all bulk, use, and development standards of the R-4 zoning district listed in UDC
11-2-A-5.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of existing mains
located on site.
2.2 Water service to this site is being proposed via extension of existing mains located on site. The
applicant will be looping the water mains located on the NW site of the school continuing east to
the South East side of the school as per the construction drawings submitted by the applicant.
3. FIRE DEPARTMENT
3.1 Any newly installed Fire Deparhnent connections for sprinkler or standpipes will require locking
KriOX bOX p1UgS.
3.2 Based on the size of new construction and the location of the sprinkler room in relation to the address
side of the structure, the AHJ may require separate Knox box locations. One being at the main,
address side entrance and the other at the entrance to the sprinkler riser room.
MHS Expansion -CUP-12-015 PAGE 10
3.3 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
3.4 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
3.5 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
3.6 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code Section 101.2.
3.7 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official as set forth in International Fire
Code Section 507.5.1. For buildings equipped throughout with an approved automatic sprinkler
system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be
600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.8 There shall be a fire hydrant within 100' of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-2L.
3.9 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC
102.9
4. POLICE DEPARTMENT
4.1 The Police Department did not submit comments on this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. ADA COUNTY HIGHWAY DISTRICT
7. PARKS DEPARTMENT
7.1 The Parks Department has no comments related to this application.
MHS Expansion -CUP-12-015 PAGE 11
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. 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 subject property is large enough to accommodate the proposed use and
dimensional and development regulations of the R-4 district. (see Analysis Section IX for
more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed use is consistent with the Comprehensive Plan future land use
map designation of Civic for this site. Further, staff finds the proposed use of the site is
consistent with the Comprehensive Plan in that the proposed addition of the school facility
will assist in keeping up with growth in the City.
c. 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 that if the applicant complies with the conditions outlined in this report, the
expansion of the use should be compatible with other uses in the general neighborhood and
with the existing and intended character of the area.
d. 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 that if the applicant complies with the conditions outlined in this report, the
expansion of the use will not adversely affect other properties in the area. The Commission
should rely upon any public testimony provided to determine if the development will
adversely affect other properties in the vicinity.
e. 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 that the expansion of the use will be served adequately by all of the public
facilities and services listed above.
f. 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.
If approved, the applicant will be financing any improvements required for the expansion of
the use. Staff finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community's economic welfare.
MHS Expansion -CUP-12-O15 PAGE 12
g. 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 expansion of the use will not involve any of the above listed activities or
processes that would be detrimental to persons, property, or the general welfare.
h. 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.
Staff finds the expansion of the use will not result in the destruction, loss or damage of any
natural, scenic or historic feature.
MHS Expansion -CUP-12-015 PAGE 13