MHS Expansion - CUP-12-015CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
E IDIAN~--
1DAH0
In the Matter of Conditional Use Permit to Construct a 40,000 Square Foot Addition to Meridian
High School, Located at 1900 W. Pine Avenue in the R-4 Zoning District, by Hummel Architects.
Case No(s). CUP-12-015
For the Planning & Zoning Commission Hearing Date of: November 15, 2012 (Findings on
December 6, 2012)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 15, 2012, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 15, 2012, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of November 15,
2012, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of November 15, 2012, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning & Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
upon the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-12-015
Page 1
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of November 15, 2012, incorporated by reference. The conditions are concluded to
be reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11-
SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's request for conditional use permit is hereby approved per the conditions of
approval in the attached staff report for the hearing date of November 15, 2012, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-SB-6F.1.
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. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11-SB-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-SB-6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 1 L
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of November 15, 2012
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-12-015
Page 2
By action of the Planning & Zoning Commission at its regular meeting held on the ~ day of
~~~, 2012.
COMMISSIONER SCOTT FREEMAN, CHAIRMAN VOTED
COMMISSIONER STEVEN YEARSLEY, VICE CHAIRMAN VOTED_ ~~
COMMISSIONER MICHAEL ROHM VOTED_~~
COMMISSIONER TOM O'BRIEN VOTED~C~
COMMISSIONER JOE MARSHALL VOTED
Attest:
t1 /t . ~~!"61.X~ ~~01r
Jaycee Holman, City Clerk
Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney.
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By: .,.,~)j~_ .tn~e~-~ Dated: 1 ~ ~ ~ `2 dl 2
City Clerk's Office
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-12-015
Page 3
EXHIBIT A
STAFF REPORT
Hearing Date:
TO:
FROM:
November 15, 2012
Planning & Zoning Commission
E IDIAN~--
IDAHQ
SUBJECT:
Bill Parsons, Associate City Planner
208-884-5533
CUP-12-015 -Meridian High School Expansion
I. 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. The Meridian Planning and Zoning
Commission heard this item on November 15, 2012. At the public hearing, the Commission
moved to approve the subiect CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Clint Sievers
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issues of Discussion by Commission:
i. None
c. Kev Commission Changes to Staff Recommendation:
i. None
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.)
MHS Expansion -CUP-12-015 PAGE 1
EXHIBIT A
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
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:
MHS Expansion -CUP-12-015 PAGE 2
EXHIBIT A
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.
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-2 lists 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:
MHS Expansion -CUP-12-015 PAGE 3
EXHIBIT A
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.
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
MHS Expansion -CUP-12-015 PAGE 4
EXHIBIT A
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 5
EXHIBIT A
Exhibit A.l :Vicinity & Aerial Map
MHS Expansion -CUP-12-O15 PAGE
EXHIBIT A
Exhibit A.2: Proposed Site Plan and Landscape Plan
MHS Expansion -CUP-12-015 PAGE 7
EXHIBIT A
Exhibit A.3: Elevations
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MHS Expansion -CUP-12-015 PAGE 8
EXHIBIT A
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MHS Expansion -CUP-12-015 PAGE 10
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EXHIBIT A
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
11-2A-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 Department connections for sprinkler or standpipes will require locking
Knox box plugs.
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 11
EXHIBIT A
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 12
EXHIBIT A
C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11-SB-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.
The Commission 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.
The Commission finds that the proposed use is consistent with the Comprehensive Plan
future land use map designation of Civic for this site. Further, the Commission 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.
The Commission 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.
The Commission 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 relied upon all 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.
The Commission 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. The Commission 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-12-015 PAGE 13
EXHIBIT A
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.
The Commission 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.
The Commission 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-O15 PAGE 13