The URL can be used to link to this page

PZ - Staff ReportSTAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT DATE: 12/6/2018 TO: Planning & Zoning Commission FROM: Stephanie Leonard, Associate Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 C � soQ►•IIjE:�IjF.TC1 Pleasant View Elementary PROPERTY LOCATION: The north side of W. Gondola Dr., east of N. Black Cat Road, midway between W. McMillan Rd. and W. Chinden Blvd., in the SW % of Section 27, Township 4N, Range I W. (Parcel numbers: 50427234000 and 50427314880). I. PROJECT DESCRIPTION C J f1E NDIAI4*,, The applicant, West Ada School District, has submitted an application for conditional use permit to construct an approximately 65,000 square -foot education institution (elementary school) in an R-4 and R- 8 zoning district. II. SUMMARY OF REPORT A. Project Summary Acreage Future Land Use Designation Existing Land Use Proposed Land Use(s) Current Zoning Proposed Zoning Physical Features (waterways, hazards, flood plain, hillside) Neighborhood meeting date; # of attendees: History (previous approvals) Details 22.86 (Final plat for Gondola Subdivision was recently approved to create 9.05 acre buildable lot for school) Medium Density Residential Undeveloped Elementary School R-4 and R-8 R-4 and R-8 N/A October 11, 2018; 8 attendees AZ -05-040, DA Inst. No. 111010393 (Volterra North) and DA Inst. No. 109061598 (Bainbridge); PP -13-011 and PP -10- 004; H-2018-0116; CZC-14-070; FP -15-018 Page 1 B. Community Metrics Description Details Page Ada Countv Hiahwav District Staff report (yes/no) Requires ACHD Commission Action (yes/no) Access (Arterial/Collectors/State Hwy/Local)(Existing and Proposed) Traffic Level of Service Stub Street/Interconnectivity/Cross Access Existing Road Network Existing Arterial Sidewalks / Buffers Proposed Road Fire Service No W. Gondola Dr. (collector) Need to record cross -access agreement spanning lot 1, block 10 of Vicenza Subdivision No. 2 to allow for ingress/egress via 3 proposed access points. Black Cat Road — partial sidewalks (in front of developed parcels) McMillan Road — partial sidewalks (in front of developed parcels) Accessibility Requesting additional emergency access point Special/resource needs No additional resource needs Police Service Distance to Police Station Police Response Time Calls for Service % of calls for service split by priority Accessibility Specialty/resource needs Crimes Crashes Other Reports Distance to nearest City Park (+ size) West Ada School District 8 miles 5 minutes 76 calls between 11/1/2017-10/31/2018 % of P3 CFS — 2.6% % of P2 CFS — 63.2% % of PO CFS — 34.2% No issue No additional resource needs 88 10 N/A Approximately 1/3 mile (7.5 acres) Distance (elem, ms, hs) Hunter Elementary — 1.5 miles Sawtooth Middle School — 2 miles Owyhee High School — 1.9 miles (Recently approved H-2018- 0075) Capacity of Schools # of Students Enrolled Page 2 C. Project Area Maps Future Land Use Map Aerial Map Zoning Map Legend R-4 R 8 10 `fir,"�. Project Location - C -N R-8 R -f EB ' R-15 C -G R-410 R., EGH L-0 L -C) R-4 C -C R -I R-15 L -C R-15 C -G III. APPLICANT INFORMATION A. Applicant/Owner Planned Development Map West Ada School District — 1303 East Central Drive, Meridian, Idaho 83642 B. Representatives: WH Pacific Engineers — 2141 W. Airport Way, Boise, Idaho 83705 LKV Architects — 2400 E. Riverwalk Drive, Boise, Idaho 83706 Page 3 IV. NOTICING A. Newspaper notification published on: 11/13/2018 B. Radius notice mailed to properties within 300 feet on: 11/13/2018 C. Applicant posted notice on site on: 11/26/2018 D. Nextdoor posting: 11/13/2018 E. Neighborhood meeting date and number of attendees: October 11, 2018; 8 attendees + Applicant V. STAFF ANALYSIS The applicant requests a conditional use permit to construct an approximately 65,000 square - foot education institution (public elementary school) on 9.05 acres of land in the R-4 and R-8 zoning districts as required by UDC Table 11-2A-2. The proposed elementary school will accommodate approximately 650 students, ranging from Kindergarten to 5th grade, and is proposed to open in the fall of 2020 if granted CUP approval. The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium - density Residential (MDR). MDR designated areas allow smaller lots for residential purposes within City limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre (d.u./acre). While single-family residential uses are typical in the R-4 and R-8 zoning districts, education institution uses are permitted with approval of a CUP. The applicant recently received final plat approval (H-2018-0116) for two lots, one of which is a building lot on 9.05 acres. The other lot is a common lot for the street buffer along W. Gondola Dr., which was included and constructed with the development for Vicenza Subdivision No. 2 final plat. The proposed school will be located on the 9.05 acre buildable lot. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use: A. Comprehensive Plan Policies "Support the location of school sites within every square mile." (3.02.01B) "Work with West Ada School District so elementary schools are sited in locations that are safe for the children, easily accessible by automobile, transit, walking and bicycle. Elementary schools should not be "hidden" within subdivisions or otherwise made inaccessible to the public." (3.02.01F) "Ensure compatibility of schools with neighborhoods and adjacent land uses." (3.02.01J) "Ensure development provides safe routes and access to schools, parks and other community gathering places." (3.07.02N) B. Dimensional Standards Development is required to comply with the dimensional standards of the applicable zoning district as set forth in UDC Tables 11-2A-5 and 11-2A-6 for the R-4 and R-8 zoning districts respectively. The current proposal is in compliance with the standards below. Page 4 R-4 Standard Requirement Minimum property size/dwelling unit (n square feet) 8,000 Minimum street frontage ('in feet) 80 Rear setback (in feet) 15 Interior side setback (in feet) Street Street setback' to front loaded garage (in feet): Local 20 Collector 25 Street setback' to living area and/or side loaded garage (in feet): 25 OLocal Alley 15 0 Collector 25 Street landscape bufferz (in feet): Collector 25 Collector 20 5 Arterial 25 Rear setback (in feet) Entryway corridor 35 Interstate 50 Maximum building height (in feet) 35 Minimum living area (in square feet): ElEntryway corridor Detached 1,400 Interstate Attached 800 Minimum ground floor area for multi -story units (in square feet) 800 C. Specific Use Standards R-8 Standard Requirement Minimum property sizeldwelling unit (in square feet) 4,000 Minimum street frontage (inn feet): 40 ElWith alley loaded garage, side entry garage, or private mew lots 32 Street setback' to garage (in feet): 01 Local 20 ® Collector 25 Alley Street setback' to living area (in feet): 01 Local 10 ® Collector 25 01 Alley 5 Interior side setback (in feet) Rear setback (in feet) 12 Street landscape bufferz (in feet): ElCollector 20 01 Arterial 25 ElEntryway corridor 35 0 Interstate 50 11 Maximum building height (in feet) 35 The proposed use is subject to the specific use standards listed in UDC 11-4-3-14, Education Institution. The applicant is planning on placement of portables for expansion of classroom space depending on future student enrollment. When this need arises, the applicant shall install portables in accord with UDC 11-4-3-14F: F. 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). 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. a. Temporary portable classrooms that meet the standards as set forth in subsection F4 of this section shall require a certificate of zoning compliance approval but shall not be subject to design review. b. Temporary portable classrooms that do not meet the standards as set forth in subsection F4 of this section shall require a conditional use permit but shall not be subject to design review. 2. Permanent Portables: Prior to the termination of the four (4) year permit, the applicant may request to convert a temporary portable classroom to a permanent portable classroom. Page 5 a. Permanent portable classrooms that meet the standards as set forth in subsection F4 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 F4 of this section shall require a conditional use permit and design review approval. 3. Permit Termination: Upon termination of the four (4) year permit, the temporary portable classroom approval shall be null and void and the applicant shall remove the structure immediately. 4. Standards: a. The portable classroom shall not be located in the front yard of the principal school structure. b. The portable classroom shall not be located in any required yard. c. The placement of the portable classroom shall not reduce the number of required off street parking spaces. 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. f. The roofing material on the portable classrooms shall be of a finish that emits a minimal amount of glare. g. Where the portable classroom is located within two hundred feet (200') 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 evergreen tree per fifteen feet (15') of linear structure. The tree shall be a minimum of six feet (6) in height. (Ord. 10-1461, 10-12-2010, eff. 10-18-2010) Staff recommends that the site and landscape plans submitted with CZC and DES applications reflect these standards. D. Access Although UDC 11-3A-3 restricts access to collector roadways, Staff is amenable to granting access via W. Gondola Drive (a collector) since the site would not allow for another point of access. The first proposed site plan depicted two points of access to the site via two full -access driveways into the west and east parking lots on W. Gondola Drive. The Fire Department required an additional access point be added as the original site plan's access points did not have adequate separation between two access points for the height of the building. The applicant revised their site plan to include a third access point via W. Gondola Dr. fulfilling those requirements. The western driveway is proposed to be aligned with the new residential street, Cedar Grove Drive. The proposed access points intersect a common lot located within lot 1, block 10 in Vicenza Subdivision No. 2. The applicant needs to obtain permission from Vicenza Subdivision No. 2 to cross lot 1, block 10 for the three proposed access points. The applicant shall submit documentation granting access with the CZC and DES applications. Page 6 E. Parking Off-street parking is required to be provided on the site in accord with UDC Table 1I - 3C -6B. The number of spaces is typically determined by the district. However, in this case because the proposed use is more commercial than residential in nature, staff recommends the commercial standards apply to ensure adequate parking is provided for the use. Based on the proposed square footage of the structure (i.e. 65, 000 square feet), a minimum of 130 parking spaces are required; a total of 145 spaces are proposed in excess of UDC standards. Per UDC 11 -3A -19B -3a, no more than 50 -percent of the total off-street parking area for the site shall be located between building facades and abutting streets for properties greater than two acres. The applicant shall be required to request alternative compliance (ALT) per UDC 11-5B-5 for the currently proposed site plan. The ALT request shall meet or exceed the intent of UDC I1 -3A-19 and shall be submitted concurrently with the CZC and DES applications. Additionally, the proposed parking area will prevent the applicant from complying with UDC 11 -3A -19B -2b which requires that a minimum of 40 -percent of the buildable frontage of the property be occupied by building facades and/or public space. The applicant shall submit a request for ALT per UDC 11-5B-5 to deviate from UDC requirements. The ALT request shall be submitted concurrently with the CZC and DES applications. F. Sidewalks and Pathways Sidewalks exist along W. Gondola Drive and San Vito Way to provide pedestrian connection to existing neighborhoods and services. There are gaps in sidewalk connections along W. McMillan Road, N. Black Cat Road, and W. Chinden Boulevard within the typical 1.5 mile walk zone. Access to buses by students within the typical 1.: mile walk zone will be required until the sidewalk and pathway system is completed in the area. A ten -foot multi -use pathway was provided with the construction of the subdivision in accord with Comprehensive Plan action items #3.03.03B, "Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system" and #5.03.01A, "Implement the City's Pathways Master Plan." The multi -use pathway will support a needed service in close proximity to residences, businesses and services, in accord with Comprehensive Plan action item #2.01.O1A, "Provide a walkable community through good design". Additionally, an asphalt pathway is proposed around the perimeter of the site and will make connection to existing subdivision pathways to the north, west and east sides of the site. G. Landscaping A 20 -foot wide street buffer is required along W. Gondola Dr. in accord with UDC Tables 11-2A-5 and 11-2A-6 and landscaped in accord with the standards listed in UDC 11-313-7C. Although not required to install a landscape buffer to adjoining residential uses, the applicant is proposing to install a minimum of approximately 15 feet of landscape buffer including trees and vegetative groundcover along the Bainbridge and Page 7 Bainbridge Hess Subdivisions to the north, west and east of the site. Landscaping along W. Gondola Dr. and abutting residential uses is proposed in excess of UDC standards. Parking lot landscaping is required to comply with the standards listed in UDC 11 -3B -8C and in accord with Comprehensive Plan action item #2.01.04B, "Require all new and reconstructed parking lots to provide landscaping in internal islands and along streets, and to positively influence the physical and visual environment through screening, paving materials, and other landscape techniques." The plan as submitted depicts one row of parking spanning 13 stalls in the western parking lot that should include an interior planter island in accord with UDC 11 -3B -8C-2. The current site plan depicts removal of four existing trees along W. Gondola Dr. The applicant shall contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on site. H. Traffic A Traffic Impact Study (TIS) was submitted to ACHD for review with this application. The TIS estimates the new elementary school will generate approximately 1,200 daily trips; 435 during the AM peak hour and 221 during the PM peak hour. The location and design of school zones and flashing beacon lights will be addressed during the design review process with collaboration from ACHD staff. Ultimate development and approval of school zones will be through ACHD in cooperation with the West Ada School District. A summary of the intersection and roadway standards evaluation is below, analysis and the full TIS study can be found in the project folder here: http://weblink.meridiancity.oriz/weblink8/0/fol/157714/Row l .aspx Table 1. Intersection Operational Standards ' TWSC- two-way stop control, AWSC: all -way stop control 2A Policy on Geometric Design of Highways and Streets, [,a, Edition (Reference 2) 1ACHD Policy Manual (Reference 1) Page 8 Traffic O. Operating Chinden Bled /Black ACHD/LOS • 1] for signal warrant review . LDS D or better 1 Cat Road riD TWSC LOS E or better for intersection . Lane Group V/C Ratio < 0.90 ■ Critical movement V}C Ratio < 1.00 Cat Road / • LOS D for signal warrant review 2 Gondola Gondola 6riwe ACHD TWSC • LOS E or better for intersection - Not Applicable • Critical movement V/C Ratio < 1.00 Black Cat Road / LOS D for signal warrant review 3 McMillan Road ACHD AWSC LOS E or better for intersection - Not Applicable • Critical movement V/C Ratio < 100 McMillan Raid / LOS D for signal warrant review 4 San Vito Way ACHD TWSC ■ LOS E or better for intersection • Not Applicable ■ Critical movement V/C Ratio <1-00 McMillan Road/ Traffic ■ LOS E or better for intersection 5 ACHD ■ Intersection V/C Ratio < 0.90 • Not Applicable Ten Mile Road Signal • Lane Group V/C Ratio { 1_00 A/S Site Driveways ACHD TWSC ■ LOS D or better for intersection NotAlpplicable Lane Group V/C Ratio < 1.00 ' TWSC- two-way stop control, AWSC: all -way stop control 2A Policy on Geometric Design of Highways and Streets, [,a, Edition (Reference 2) 1ACHD Policy Manual (Reference 1) Page 8 ITD has reviewed the TIS and has determined that the intersection of Black Cat Road and Chinden Blvd. should be signalized prior to the school's opening. Staff is unsure if there is adequate right-of-way to ensure the installation of the signal because the roadway may not be improved before the school's opening. Staff recommends that the Commission determine if the signal at Black Cat Road and Chinden Blvd. intersection as requested by ITD should be required with the construction of the school. I. Site Circulation Bus circulation, student parking, staff parking, parent drop-off circulation, on-site pedestrian routes and a crossing guard plan were evaluated and submitted as part of the TIS. The primary parent drop-off area is proposed to be located in the eastern parking lot and has been designed to allow parents to drop students off curbside. A secondary drop-off is located on an island south of the primary drop-off with a designated crosswalk proposed to ensure children cross safely. Faculty and bus drop-off areas are proposed to be located in the western parking lot. Crossing guard locations have been recommended for consideration and should be finalized with collaboration between ACHD and the West Ada School District. J. Building Elevations The applicant has submitted conceptual elevations of the proposed building included in Exhibit VII.C. Building materials consist of masonry veneer, structural masonry block, and accent metal panels. The proposed building is single -story with a combination of pitched metal roofing and low slope roofing with parapets to screen rooftop mounted mechanical systems. The three classroom wings will be approximately 23.5 feet in height, the gymnasium portion of the building will be 32 feet in height. The final design of the structure is required to comply with the design standards listed in the Architectural Standards Manual. K. Trash Enclosure A trash enclosure is depicted on the site plan in the western parking lot. A detail of the enclosure should be submitted with the Certificate of Zoning Compliance application. The applicant should coordinate with Republic Services on the design and location of the enclosure. L. Fencing Fencing proposed along the perimeter of the site shall comply with the standards listed in UDC 11-3A-6 and 11-3A-7. In accord with Comprehensive Plan action item #3.02.01J, "Ensure compatibility of schools with neighborhoods and adjacent land uses", The submitted site plan depicts a 4 -foot fence, however no detail has been provided. Staff recommends that the applicant submit fence details prior to the hearing. Additionally, double -fencing is prohibited adjacent to common areas per UDC 11 -3A - 7A -7b, the applicant shall coordinate fencing with Bainbridge Subdivision to comply with this requirement. Page 9 M. Certificate of Zoning Compliance (CZC) and Design Review (DES) If approved, the applicant will be required to obtain approval of a CZC application for establishment of the new use and to ensure all site improvements comply with the provisions of the UDC and the conditions in this report prior to construction, in accord with UDC 11-513-1. The applicant will also be required to submit an application for DES concurrent with the CZC application in accord with UDC 11-5B-8. The site and building design is required to be generally consistent with the elevations and site plan submitted with this application and the standards listed in UDC 11-3A-19 and the City of Meridian Architectural Standards Manual. N. Utilities: a. Location of sewer: A sanitary sewer main intended to provide service to the subject property currently exists in W. Gondola Drive. b. Location of water: Water mains intended to provide service to the subject property currently exists along the west boundary, and along the south boundary in W. Gondola Drive. c. Issues or concerns: None VI. DECISION A. Staff: Staff recommends approval of the proposed conditional use permit application in accord with the Findings in Section IX per the provisions in Section VIII. Page 10 VII. EXHIBITS A. Site Plan (Dated: November 29, 2018) A rev? Page 11 B. Landscape Plan (Dated`: October 15, 2018) w J I y I �_ _ _ L2I➢GE ftf� ' S!dlJIv1�NN '0.'t,NLOCX L �� Ifi Il 131➢131➢ (!€0(!€¢(!€tl(� �� V '.. Ill 131➢131➢ / � f !€o€i€o€i€¢ ir3iiir3iii !€FL(lhFl (!€FL(G � UIflU Gan. Mahneot isa�aape Mk It at .ww Landacane Plan Ask a44 gy'h UU1 i Page 12 021LAMP. WHEN' i iii 2UU3lI3U ilI3UlI3UlI3UlI31W3 �U{UUII3UII3UII3UII3UPI3UII3UII3t� 131 Rii}➢I3i l I'MNM..UI1.....0 �� NlIiN1111�71NlIlNl11�11>NIIINI NIIINIIINI�iIIINIIb�i,IlNlllNl � , �� ,�� s �i1711i1711i1711i�M1h11i1711C�lllilllli177;�1 �ti IantlsoeK�leokdoes k�3i �i3i C€171 C€171 C€l,�l€Illl�l C€1 �Illt€illt€Illt€171 �tll t€i�i.l€i Bill Bill Bili ill t€ill�i�! _ �'Y '- I - L tl Pe Xo10 ll(€;i��(�i�€Ili�lli(€Ill(€i n1�i,i�i,i�i,i�i,i�i,i�i, L E CU3 C. Building Elevations (Dated: October 18, 2018) nn ----------------------- ------------------------ _-_ .�� _ _= � _�=_ _=_ _____- Page 13 Genera Notes a Reference Ndes d I WE -------- ----------- --mill i ------------------ ------ ------------------------- ------- Elm ------------------------------ ------- --- - ------ - --- - -- - ------ - - -------------- - -------- --------- .......... ....... ----------- ---- -------- --------------------------- ----------- ------------ ---------------- S-2 ----------------- ---------------- ------------ - - - -------- ------------ -- ------------ ---------- Page 14 S-3 Ai O �!IIII------------- ----- IIIIIIIII_I�'_ii%iii_iii_ii_iiiiiiiii_ii_ii_i_i_i_iiii_iiiii_ii_iii_i_iii_ii_iiiii_i_iiiiiiiiiiiiillll_III_II_III Page 15 6e[iefal NORs Reference Notes 11 WINt11'/[[e [�l'(K� � I7►� ►/ 1-�1►M�.Y:�K�)�11110 113W 1. PLANNING DIVISION The applicant shall comply with all conditions of previous approvals (AZ -05-040, DA Inst. No. 111010393 and DA Inst. No. 109061598; PP -13-011 and PP -10-004; H-2018- 0116; FP -15-018) associated with this property. 2. The applicant shall comply with the Specific Use Standards listed in UDC 11-4-3-14, Education Institution. The site plan, included in Exhibit VII.A, dated November 29, 2018 shall be revised as follows: a. Record a cross -access agreement for access across lot 1, block 10 of Vicenza Subdivision No. 2 to allow for ingress/egress via the 3 proposed access points from W. Gondola Dr. b. Future portable classrooms should be depicted with site/landscape plan for CZC and DES approval. Placement shall be in accord with UDC 11-4-3-14F. 4. The landscape plan included in Exhibit VII.B, dated October 15, 2018, shall be revised as follows: a. Interior parking lot landscaping shall comply with UDC 11 -3B -8C -2a. b. The applicant shall contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment to confirm mitigation requirements prior to removal of any trees on the site. A revised landscape plan including the three proposed access points shall be submitted with CZC and DES application. d. Prior to Planning and Zoning Commission, details of the perimeter fencing shall be submitted. The applicant shall coordinate fencing with Bainbridge Subdivision to comply with UDC 11 -3A -7A -7b. Development of this site shall substantially comply with the site plan, landscape plan and building elevations included in Exhibit VII and the conditions of approval in this report. 6. The applicant is required to submit a Certificate of Zoning Compliance (CZC) and Administrative Design Review (DES) application to the Planning Division for approval of the proposed use and final site layout and building designs prior to submittal of a building permit application. 7. The applicant shall submit a request for alternative compliance to deviate from the UDC Structure and Site Design Standards (UDC 11 -3A -19B -2b and UDC 11 -3A -19B -3a) in accord with UDC 11-5B-5. The proposed site layout and structures are required to comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual (ASM). Staff's failure to cite specific ordinance provisions or terms of the approved conditional use does not relieve the applicant of responsibility for compliance. 10. The applicant shall have a maximum of two (2) years to commence the educational institution 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 Page 16 obtained prior to operation or a time extension must be requested in accord with UDC I I - 5B -6F. 11. The applicant shall complete all required improvements prior to issuance of a Certificate of Occupancy. It is unlawful to use or occupy any building or structure until the Building Official has issued a Certificate of Occupancy. 12. The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. 13. All signage for the property is subject to the standards set forth in UDC 11-3D. 14. Prior to applying for a building permit, the applicant shall record the Gondola final plat (H-2018-0116). 2.1 Site Specific Conditions of Approval 2.1.1 Sanitary sewer and water mains/services are currently available on the subject site. The applicant shall be responsible for the abandonment, per Meridian City standards, of any existing mainlines or services that are not utilized. 2.1.2 At least 2000 gpm of domestic water supply is available at 20 psi at the water main around school. Applicant to coordinate with Public Works Engineering if a higher flow is required. 2.2 General Conditions of Approval 2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2.2 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 2.2.3 All improvements related to public life, safety and health shall be completed prior to occupancy of the structures. 2.2.4 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.2.5 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. Page 17 2.2.6 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.2.7 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.2.8 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.2.9 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.2.10 At the completion of the project, the applicant shall be responsible to submit record drawings for any new public water and/or sanitary sewer mainlines, per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.2.11 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed public sewer, water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-221. 3. FIRE DEPARTMENT 1. The two currently proposed access points are too close together for a 65,000 sq. ft. building. The additional access point will be required for approval of the project. 4. POLICE DEPARTMENT SUMMARY OF REPORT: 1. Police Response Time- The proposed development Pleasant View Elementary School is approximately 8.0 miles from the Meridian Police Department. The expected response time to this area in an emergency is about 5 minutes. Between 11/1/2017 — 10/31/2018 the Meridian Police Department responded to 76 calls for service within a mile of the proposed development. Most of these calls were related to thefts. During this same time period the Meridian Police Department responded to 10 crashes within a mile of the proposed development. Most of these crashes 60% were injury related. See attached document for additional details on calls. 2. Accessibility — Access for the Meridian Police Department is not an issue for the proposed development in this area. The roadways surrounding this area are more than adequate and the area already has sidewalks on both sides of the roadway. 3. Resource needs - There are no additional staffing, equipment needs or other resources needed to serve the proposed development. 4. Other comments- The Meridian Police Department already serves this growing area. Page 18 Meridian Police Department - Pleasant View Elementary Location of new development - Gondola & Blackcat Time Frame - 11/1/2017-10{31/2018 Level of Service (LoS)- Delivered By Reporting District (RD - M712) Calls for Service (CFS): Response Times: Dispatch to Arrival (ail units) Average Response Times by Priority: 'City of Meridian' Prforityr 3 3.59 Prrorityr 2 7.59 Priority 1 12.56 Average Response Times by Priority:_'M712' Pr+ority 3 4.55 Priority 2 9.53 Priority 1 9.12 Calls for Service (CFS): Calls occurring in RD 'M712' CFS Count Total 76 % of Calls far Service split by Priority in 'M712' • ofP3CF5 2.6% • of P2 CF5 63.2% % of P1 CFS 34.2% • of PO CFS na Crimes Crime Count Tota/ 88 Crashes *Crash Count Total 10 Analyst Note (s): Response Time and Calls for Service (CFS) by Priority - Most frequent priority call types; • Priority 3 calls most frequently involve Injury Crash and Welfare Check. • Priority 2 calls most frequently involve Residential Burglary Alarm, Traffic Stops, and Non -injury Crashes. • Priority 1 calls most Theft Reports, Supplemental Information, and Construction Site Security Check. Crime - Most frequent crimes involved; • Shoplifting (Petit thefts), • AllOther Larceny (Grand Theft or Petit Theft), and • All Other Offenses (Aiding and Abetting, Fail to Appear, Providing False Information, etc.), *Crashes - Most frequent crashes were; • 60% injury type crashes, • 30% non -reportable crashes, and • 10% property damage crashes. Priority Response Times Defined: Priority 0 type calls are no priority type of calls. Priority 1 type calls are for non -emergency type of calls where the officer will arrive at the earliest convenience, and Priority 2 type calls require an urgent response where the officer will arrive as soon as practical, and should obey all traffic laws. Priority 3 type calls are an emergency response in which the lights and siren and driving as authorized for an emergency vehicle by Idaho Code to facilitate the quick and safe arrival of an officer to the scene. 'Some data may tae lincomplete due to report processpngtimes_ 11/21/2416 EME3236 Page 19 Source: 7 CAD, NWRMSrWebCars 5. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD) f2. We will require plans be submitted for a plan review for any: food establishment LJswimming pools or spas ❑ child care center ❑ beverage establishment ❑ grocery store 6. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID) No comment on the subject application. Page 20 7. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ) E5STATE OF IDAHO DEPARTMENT CSF ENVIRONMENTAL QUALITY BOISE REGIONAL OFFICE 1445 North Orchard Street Base, ID 83796-2239 {248) 373-4650 DEQ Response to ,Request for Environmental Comment Date: November 15, 2018 Agency Requesting Comments: City of Meridian Date Request Received: November 6, 2016 ApplicantlDe.scription: Pleasant View Elementary H-2018-0123 CUP Thank you for the opportunity to respond to your request for comment. While DEG? does not review projects on a project -specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project -specific conditions that may apply. This guide can be found at http.lfwww.deet. idaho_QovA'egl/. The following information does not cover every aspect of this ,project; however, we have the following general comments to use as appropriate: 1. Air Quality Please review iDAPA 58.01. Of farall rales on Air Quality, especially those regarding fugitive dust (58:01.01.651), trade waste burning (58.01.01.500-617), and odor control plans (58.01.01.776). The property owner, developer, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during ail phases of construction activities per 0APA 58.01.01.651. Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner; developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. For questions, contact David Luft, Air Quality Manager, at 373-0550. 2. Wastewater and Recycled Water DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewerprovider for a capacity statement, declining balance report, and willingness to serve this project. IDAPA 58.01.16 .and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DFO approval. IDAPA 56- 01.03 is the section of Idaho rulers regarding subsurface disposal of wastewater. Please review this rule to determine whether this or futurc ,projects will require permitting by the district health department. All projects for construction or modification of wastewater systems require preconstruction approval- Recycled water projects and subsurface disposal projects require separate permits as well. Page 21 Page 2 of 4 DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water. DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Todd Cratcher, Engineering Manager, at 373-0550. 3. Drinking Water DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project. IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rales to determine whether this or future projects will require DEQ approval. Ail projects for construction or modification of public drinking water systems require preconstruction approval. DEQ recommends verifying if the current andlor proposed drinking water systema is a regulated public drinking water system(refer to the DEQ website at Ntp. lwww.dea. Who, aovlwater-aualitvldrlrakinct- ater,aspxl. For non-regulated systems, DEQ recommends annual testing for notal coliform bacteria, nitrate, and nitrite. If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annualiy thereafter. DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to bath best serve the future residents of this development and provide for protection of ground water resources. DEQ recommends cities and counties develop .and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainabie drinking water. Please scheduie a meeting with DEQ for further discussion and recommendations for plan development and implementation_ For questions, contact Todd Crutcher, Engineering Manager at 373-0550. 4. Surface Water A DEQ short-term activity exemption (STAE) from this office is required if the project will involve de -watering of ground water daring excavation and discharge back into surface water, including a description of the water treatment from this process to prevent excessive sediment and turbidity from entering surface water. Please contact DEQ to determine whether this project will require a National Pollution Discharge Elimination System (NPDES) Permit. if this project disturbs more than one acre, a stonrrwater permit from EPA may be required. Page 22 Page 3 of 4 If this project is near a source of surface water, DEG? requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho's water resources. Additionally, please contact DEQ to identify SMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions. The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regionai Office„ at 2735 Airport Way, Boise, or call 208-334-2190 for more information. Information is also available on the iDWR wabsite at; h1tr f/www. id wr.Idaho. vo vlYWalerManavemenilStreamsuanrsiStreamst:4rterationPermitl.4JterationPermit_ him The Federal Clean Water Act requires a permit Ibr fining or dredging in waters of the United States. Please contact the US ,Army Corps of Engineers, Boise Field Office, at 1009: Emerald Street, Boise, or call 208-345-2155 W more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager,, at 373-0550. 5. Hazardous Waste And Ground Water Con tarnination Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements - No trash or Cather solid waste shall be buried, burned, or otherwise disposed of at the project site. Thesis disposal methods are requiated by various state regulations including Idaho's Solid Waste Management Regulations and Standards, Mules and Regulations for Hazardous Waste, and Rules and Regulations for the Prevention of Air Pollution_ Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (iDAPA 58.01.02) regarding hazardous and deleterious -materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01,02.600),- and the cleanup and reporting of coil -filled electrical equipment (iDAPA 58.01.02.649),- hazardous materials (IDAPA 58.01.02.650); and used -oil and petroleum releases (IDAPA 58.01.42.851 and 852). Petroleum releases must be reported to DEQ in accordance with IDAPA 58.41.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that if will enter state waters, must be reported to ,DEQ in accordance with IDAPA 58.01.02.850.. Ground Water Contaminadon. DEQ requests that this project damply with Idaho's Ground Water Quality Rules (IDAPA 58.01.11), which states that "No persona shall cause or allow the release, spilling., leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to beexceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method." Page 23 Page 4 of 4 For questions, contact Albert Crawshaw, Waste & remediation Manager, at 373-0550, 6, Additional Motes If an underground storage lank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ- EPA regulates A.STs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please calf DEQ at 373-0550, or visit the DEQ website (http,Ilwww. deq.idaho.govlwaste-mgmt- remediatioWstorage-tanks.aspx) for assistance. If appiicabie to this project, DEQ! recommends that BMPs be implemented for any of the following conditions, wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more ;nformation on any of these conditions. We look forward to working with you in a proactive manner to address potential' environmental impacts that may be within: our regulatory authority. if you have any questions, please contact rare, or any our technical staff at 208-373-0550. Sincerely, Aaron Scheff aaron.scheff(decl, idaho.gav Regional Administrator Boise Regional Office Idaho Department of Environmental Quality ec; TRIM 2018AEK1 75 Page 24 8. IDAHO TRANSPORATION DEPARTMENT (ITD) a4+Ha Your Safety • Your Mobility Y Your Economic Opportunity �R*rrox � John Ringert Kittelson & Associates 101 S. Capitol Boulevard, Suite 301 Boise, ID $3702 VIA EMAIL RE: Pleasant View Elementary School — ITD TIS Acceptance Letter Dear Mr. Nngert, IDAHO TRANSPORTATION DEPARTMENT P.t7. Box 8028 • Boise, Ip 83707-2028 (208) 334-8300 + itd.idaho.gov October 18, 2028 The Idaho Transportation Department (ITD) has reviewed the Pleasant View Elementary School Traffic Impact Study (TIS) dated September 2018. The school is located east of Black Cat Road between U5 20/26 (Chinden Blvd) and McMiWn Road in Meridian, Idaho. The school is not taking direct access off of Chinden Blvd, but does have impacts to the state highway due to the volume of vehicles generated by the school. The TIS states that the northbound movements of intersection of Black Cat Road J Chinden Blvd fails under existing 2018 conditions. With the school's anticipated 2020 opening, both the northbound and southbound movements will fail at this intersection. The Ten Mile Development is required to install a traffic signal at this location per the terms of their encroachment permit. It is anticipated that the traffic signal will haat installed in 2020. This letter acknowledges ITD's acceptance of the Pleasant View Elementary School TIS. ITD has no objections to the Pleasant View Elementary School. However, the department dews require that the intersection of Black tat Road and Chinden Blvd be signalized prior to the school's opening. Maintaining safety and mobility for Id'aha's motorists is of the utmost importance to ITD. If you have any questions please do not hesitate to contact me at erika.bowen @itd.idaho-gov or 208-265-4312 extension #7. Sincerely, fes' Erika R. Bowen, P.E. District 3 Traffic Technical Engineer Page 25 Page i of 2 IX. FINDINGS CONDITIONAL USE PERMIT: The Commission shall base its determination on the conditional use permit request on 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 site is large enough to accommodate the proposed use and meet the dimensional and development regulations of the R-4 and R-8 zoning districts and the specific use standards listed in UDC 11-4-3-14, Education Institution. 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 education institution in the R-4 and R-8 zoning districts is a desired use. 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 the general design, construction, operation and maintenance of the education institution should be compatible with agricultural and existing and planned residential uses in the vicinity. Further, staff finds that the proposed project will be compatible with the existing and intended character of the area and will not adversely change the character thereof. 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 the proposed development should not adversely affect other property in the vicinity. If approved, conditions of approval will be included in Exhibit VIII of this staff report to ensure the proposed use will not 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 sanitary sewer, domestic water, refuse disposal, and irrigation were provided to this property with development of the subdivision; services will be extended to the proposed building by the developer. Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. L 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. 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. Page 26 Staff finds that the proposed development should not involve activities that will create nuisances that would be detrimental to the general welfare of the surrounding 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 the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance in this area. Page 27