Staff ReportChanges to Agenda:
Items #4A, B: TM Creek — Applicant requested continuance to December 5, 2013.
Item #4C: Cole Valley Christian School Auxiliary Field (CUP-13-013)
Application(s):
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 4.5 acres of land, is currently zoned R-15, and is located at the
NEC of NE 2'/z Street & E. Carlton Avenue at 1108 NE 2'/2 St.
Adjacent Land Use & Zoning:
North: Residential properties, zoned R-15
South: Residential properties, zoned R-15 & 0-T
East: Residential properties, zoned R-8
West: Private education institution (Cole Valley Christian School), zoned L-0 and a church, zoned R-15
Summary of Request: A CUP is requested to expand the existing private education institution use to include an auxiliary field on the
adjacent property to the east. The existing school property is zoned L-0 and the property proposed to be used as an auxiliary field is
zoned R-15. A conditional use permit is required to expand the existing use in the R-15 zoning district.
The auxiliary field is proposed to provide green space for science, physical education (P.E.) and general instruction; community space
for advisory classes and meeting space for existing campus population; and an athletic field for physical education classes, cardio
training, football practices and non -varsity home football games. The proposed use will not increase the existing population of the
campus.
Currently, students are shuttled to Settler's Park & Storey Park for P.E., football practice and non -varsity home football games.
Approval of the subject request will enable students to remain on school property for these activities.
Comprehensive Plan FLUM Designation: Old Town
Written Testimony: Matt Beglinger (response in agreement w/staff report)
Staff Recommendation: Approval
Notes:
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
November 21, 2013
Planning & Zoning Commission
Sonya Watters, Associate City Planner
208-884-5533
E IDIAN~--
ilaAHC}
CUP-13-013 -Cole Valley Christian School Auxiliary Field
L SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Cole Valley Christian School, has applied for a conditional use permit (CUP) in the R-
15 zoning district to expand the existing private education institution use to include an auxiliary field.
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 of the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-13-
013 as presented in the staff report for the hearing date of November 21, 2013, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-13-013
as presented during the hearing on November 21, 2013, for the following reasons: (You should state
specific reasons for denial and what the applicant could do to gain your approval with another
application.)
Continuance
I move to continue File Number CUP-13-013 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:
The subject property is located on the northeast corner of NE 2 '/z Street and E. Carlton Avenue at
1108 NE 2'/~ Street, in the SW '/4 of Section 7, Township 3 North, Range 1 East
B. Owner(s):
Cleora McFadden
P.O. Box 7488
Boise, ID 83707
C. Applicant:
Cole Valley Christian School
200 E. Carlton Avenue
Meridian, ID 83642
Cole Valley Christian School Auxiliary Field CUP-13-013 PAGE 1
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: November 4, and 18, 2013
C. Radius notices mailed to properties within 300 feet on: October 24, 2013
D. Applicant posted notice on site by: November 11, 2013
VI. LAND USE
A. Existing Land Use(s) and Zoning: There is an existing abandoned home and associated
outbuildings on the subject property, which is zoned R-15.
B. Adjacent Land Use and Zoning:
North: Residential properties, zoned R-15
South: Residential properties, zoned R-15 & O-T
East: Residential properties, zoned R-8
West: Private education institution (Cole Valley Christian School), zoned L-O and a church,
zoned R-15
C. History of Previous Actions: Previous approvals pertaining to the existing school site on the
adjacent property to the west across NE 2 '/z Street are as follows:
• In 2002, a conditional use permit (CUP-02-015) was approved for a private education
institution for Cole Valley Christian School in an L-O zoning district.
• In 2005, a conditional use permit (CUP-OS-021) was approved for the addition of a
gymnasium and common area to the junior/senior high school.
• A variance (VAR-OS-007) to the parking requirements listed in MCC 11-13-5 was approved
in 2005.
D. Utilities:
1. Public Works:
a. Location of sewer: The existing building on this site is connected to City services.
b. Location of water: The existing building on this site is connected to City services:
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no canals or ditches that cross this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site is not within a flood plain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated Old Town on the Future Land Use Map (FLUM) contained in the
Cole Valley Christian School Auxiliary Field CUP-13-013 PAGE 2
Comprehensive Plan. The Old Town designation includes the historic downtown and the true
community center. The boundary of the Old Town district predominately follows Meridian's historic
plat boundaries. Sample uses include offices, retail and lodging, theatres, restaurants, and service
retail for surrounding residents and visitors. A variety of residential uses area also envisioned.
The proposed use of the site is an extension of the existing private education institution use to the
west of the site across NE 2 '/2 Street, which required CUP approval in the R-15 zoning district.
Staff finds the following Comprehensive Plan policies to be applicable to this properly and apply to
the proposed use (staff analysis in italics):
• "Support construction of multi-use facilities that can be used by both schools and the
community." (3.02.01 C)
The proposed auxiliary field will serve the needs of the school and may also be available for
use by the community.
• "Ensure compatibility of schools with neighborhoods and adjacent land uses." (3.02.O1J)
To ensure compatibility of the auxiliary field with the adjacent residential neighbors, staff
recommends outdoor field lighting and speaker systems be prohibited on the site.
• "Develop indoor/outdoor multiple-use facilities (i.e. recreation center, fairgrounds, etc.) for a
variety of recreational, educational, cultural, and sports purposes and uses." (6.01.02D)
The proposed auxiliary field will provide an outdoor facility for a variety of recreational and
educational purposes associated with the school and may also be available for use by the
community.
• "Develop and offer youth opportunities at and after school." (6.04.O1A)
The proposed auxiliary field will provide a place on school property for various classes,
athletic activities, football practice, non-varsity football games, etc. during and after school.
For the above-stated reasons, staff is of the opinion the proposed use is consistent with the applicable
comprehensive plan policies noted above and is appropriate in this location.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian comprehensive plan. Residential districts are
distinguished by the allowable density of dwelling units per acre and corresponding housing types
that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the permitted,
accessory, conditional, and prohibited uses in the R-15 zoning district.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-7 for the R-15
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Conditional Use Permit (CUP): A CUP is requested to expand the existing private education
institution use to include an auxiliary field on the adjacent property to the east. The existing
school property is zoned L-O and the property proposed to be used as an auxiliary field is zoned
R-15. A conditional use permit is required to expand the existing use in the R-15 zoning district.
Cole Valley Christian School Auxiliary Field CUP-13-013 PAGE 3
The auxiliary field is proposed to provide green space for science, physical education (P.E.) and
general instruction; community space for advisory classes and meeting space for existing campus
population; and an athletic field for physical education classes, cardio training, football practices
and non-varsity home football games. The proposed use will not increase the existing population
of the campus.
Currently, students are shuttled to Settler's Park and Storey Park for P.E., football practice and
non-varsity home football games. Approval of the subject request will enable students to remain
on school property for these activities.
Site Plan: A site plan is proposed as shown in Exhibit A.2 that depicts the configuration of the
site. All of the existing structures on the site are proposed to be removed. An irrigation system
will be installed and new grass will be planted; some of the existing trees and shrubs will be
retained at the corners of the property as shown.
Lighting: Outdoor field lighting is prohibited on the site because of the proximity of residential
uses that abut the site.
Speaker Systems: Outdoor speaker systems are prohibited on the site because of the proximity of
residential uses that abut the site.
Parking: No new parking is proposed or required with this application. Adequate parking that
meets the standards listed in UDC 11-3C-6 is provided on the adjacent school site to the west. As
students will remain on school property for P.E. classes, cardio training and football practice,
traffic should decrease. When football games are held in the evenings or on weekends, classes
will be out freeing up parking on the adjacent school site.
Sidewalks: Due to the limited nature of the development proposed on this site staff is not
requiring sidewalks in association with this application. Staff carefully analyzed the sidewalk
network in the area and due to the fact that the majority of the adjacent properties do not have
sidewalks, the addition of sidewalk with this development would not fill any key gaps in the
sidewalk network. Sidewalks will be required in the future when a more intense use is proposed.
Access: No vehicular access to this site is being proposed with this development. A pedestrian
access is depicted on the site plan at the south west corner of the site. The pedestrian crossing and
access should be designed and constructed in accordance with ACRD standards.
Transportation/Streets: ACHD has a 30-foot wide prescriptive right-of--way (ROW) for the
segment of E. Carlton Street that runs along the southern boundary of this site. ACHD is not
requiring any additional street improvements for this application. When the property redevelops
in the future, 50 feet of ROW will be required to be formally dedicated to clean-up the ownership
of the street in this area.
To increase connectivity and facilitate additional north/south traffic movement downtown, the
City is working to preserve ROW and construct E. 3rd Street from Franklin Road to Fairview
Avenue per the alignment identified in the East 3`a Street Extension Alignment Study Report,
dated May 2009. The alignment shows E. 3`d Street going through the subject property.
When this site redevelops in the future or a change in use occurs, the City with the support of
ACHD will require the dedication of ROW for the extension of E. 3`a Street.
Storm Drainage: The applicant plans to bury the storm drain at the southeast corner of the
proposed grass field and tie it into the existing ACHD system. Improvements to the storm drain
system need to be coordinated with Tim Nicholson, ACHD Development Review Division,
(208)387-6170. Storm drainage on the site shall comply with UDC 11-3A-18.
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted to the
Cole Valley Christian School Auxiliary Field CUP-13-013 PAGE 4
Planning Division for approval of the change in use and improvement of the site as proposed with
this application prior to commencement of the proposed use.
B. Staff Recommendation: Staff recommends approval of the proposed CUP with the conditions
listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity & Aerial Map
2. Site/Landscape Plan
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
Cole Valley Christian School Auxiliary Field CUP-13-013 PAGE 5
Exhibit A.l :Vicinity & Aerial Map
Cole Valley Christian School Auxilivy Field CUP-13-013 PAGE 6
Exhibit A.2: Site Plan (dated: 9/30/13)
Proposed Site Plan: Cole Valley Christian Schools Auxiliary Field"
Plan Date: September 30. 2013
Prepared b}': Cole Valle}• Christian Schools (1`3att I3eglfnger 208-947-1212)
E Carlton Ave
I;otf: A11 exist-
ing struchues on
pmpfrty are to bf
removfd. Some
U~ees and shrubs
wi11 be presfrved.
`Ihe ground will he
disceii, levfled and
irrigated for plant-
ing of Common
grass for auxiliary
multi-purpose field.
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Grass v
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Cole 1~'alley Christian Schools - 200 E Carlton Ave, ]t4eridian, Idaho 83642, 208-947-1212
Cole Valley Christian School Auxiliary Pield CUP-13-013 PAGE 7
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 A storm drainage system shall be provided on the site in accord with UDC 1 1-3A-18.
1.2 Outdoor speaker system(s) and outdoor field lighting are prohibited on the site due to the
proximity of abutting residential uses.
13 No structure(s) shall be erected on the site without modification to the subject conditional use
permit.
l .4 Prior to commencement of the proposed use, a Certificate of Zoning Compliance application is
required to be submitted to the Plam~ing Division for approval of the change in use and
improvement of the site as proposed in Exhibit A.2. Design review is nol required.
1.5 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. 3"r Street in accord with the East 3'~`~
Street Extension Alignment Study Report, dated May 2009.
1.6 The pedestrian crossing and access depicted on the site plan across N. 2 '/~ Street at the south west
corner of the site, shall be designed and constructed in accordance with ACHD standards.
1.7 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 new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 1 1-SB-6F.
l.8 Staft's failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.9 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application. Is Pl required?
3. FIRE DEPARTMENT
3.1 The Fire Department has no concen~s with this application.
4. POLICE DEPARTMENT
4.1 The Police Department did not submit comments on this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no concerns with this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
ACHD has no required street improvements for this application, as the proposed green
space/grass field is an auxiliary use to the existing private school and is not anticipated to
Cole Valley Christian School Auxiliary Field CUP-13-013 PAGL 8
generate any additional traffic, pet- the letter from Mindy Wallace dated October 28, 20] 3.
Cole Valley Clu~istian School Auxiliary Ficid CUP-13-013 PAGF, 9
C. Required Findings from Unified Development Code
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.
Staff finds that the subject property is large enough to accommodate the proposed auxiliary
field and comply with the development regulations of the R-15 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 and harmonious with the UDC and
Comprehensive Plan Fuh---e Land Use Map designation of Old Town for this site.
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
proposed use of the property 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
proposed use will not adversely affect other prope--ty in the area.
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 proposed use will be served adequately by all of the public facilities and
services as applicable.
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 development.
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.
Cole Valley Christian School Auxiliary Field CUP-13-013 PAGE 10
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.
Although Staff recognized that noise will likely increase due to outside activities on the site,
Staff finds the proposed use will not be detrimental to any persons, property or the general
welfare of the area.
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 that there should not be any health, safety or environmental problems associated
with the proposed use. Further, staff finds that the proposed use will not result in the
destruction, loss or damage of any natu--al, scenic or historic feature of major importance.
Cole Valley Christian School Auxiliary field CUP-13-013 PAGG 8