HomeMy WebLinkAboutMeridian Middle School AZ02-013
July 29. 2002
AZ 02-013
August 1. 2002
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Lombard Conrad Architects
ITEM NO.
4
REQUEST Public Hearing - Request for annexation and zoning of 40.48 acres from RUT to R-4
zones for a Meridian Middle School for Joint School District NO.2 - east side of North Linder Road,
north of West Ustick Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUilDING DEPT:
CITY WATER DEPT:
CIIY SEWER DEPT:
SANITARY SERVICE:
MERIDIAN SCHOOl DISTRICT:
MERIDIAN POST OFFICE:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
IDAHO POWER:
US WEST:
INTERMOUNTAIN GAS:
See attached Comments
See attached Comments
"No Commenf'
See attached Comments
'te(A!)~d AnJroi/cxL
-/-0 (;./- 6
1-0
See attached Comments
"We have No Objections to this Proposal"
No Comment
Contacted:
See attached Comments from Merrill and Alice Saleen
sC<:J'1j +.lOYlSTl Date: ...J.J2:L- Phone:
345-ULill
e.JO L aCl '4
l.t'\,
OTHER:
Malerial. pre.ented at pubDc meeffng. .haD become property of the City of Meridian.
MAYOR
Robert D. Cc.urie
HUB OF TREASURE VALLEY
A Good Place to Live
CITY COUNCIL MEMBERS
Tammy deWoerd
Keith Bird
Cherie McCandless
William L.M. N31J'
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN,IDAHO 83642
(208) 888-4433 . FAX (208) 887-4813
City Clod< Office Fax (208) 888-4218
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
David McKinnon, Planner IT l'-JA ~
Bruce Freckleton, Senior EngMri~g Tech ~
From:
Re:
Linder School Middle Scbool
~-t L ~\eLJ'I~
AujUS+ \ I ;)Cfj ;)
Item NO. LX
(208) 898-5500 . Fax 887-1297
.PLANNING AND ZONING
DEPARTMENT
(208) 884-5533' FAX 888-6854
July 17, 2002
RECEIVED
JUL 2 9 2002
City Of Meridian
City Clerk Office
· Annexation and Zoning of 40.48 Acres from RUT (Ada County) to R-4 (Low
Density Residential District), by Lombard Conrad Architects (File No. AZ-02.
013).
We bave reviewed the above-referenced submittal and otter the following comments, as
conditions of approval. These conditions shaD be considered in full, unless expressly
modified or deleted by motion of the Meridian City CouncD:
APPLICATION SUMMAR,Y
The applicant, Lombard Conrad Architects, have applied for the Annexation and Zoning of 40.48
acres of land located on the east side of Linder Road, approximately Y2 mile north of Ustick
Road. The subject property is located just to the south of the recently annexed Baldwin Park
Subdivision.
The project will include two (2) soccer fields, three (3) softball fields, a track, a baseball field,
six (6) tennis courts, and five (5) outside basketball courts in addition to the proposed middle
school.
LOCATION
The subject property is located on east side Linder road, approximately Y2 mile north of Ustick
road.
SURROUNDING PROPERTIES
North: Baldwin Park, zoned R-8.
South: Rural residential, zoned RUT (Ada County).
East: Rural residential, zoned RUT (Ada County).
West: Rura1 Residential, zoned RUT (Ada County).
AZr02-o13
Linder Road Middle School. AZ
Planning & Zoning Commission/Mayor & City Council
July 17, 2002
Page 2
ANNEXATION & ZONJNG ANALYSIS
According to Ordinance ll-I5-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and circumstances
of each proposed zoning amendment in terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment."
The following is the list of standards found in Section 11-15-11 and analysis by staff:
A. Will the new zoning be harmonious with and in accordance with the
Comprebensive Plan and, if not, has there been an application for a
Comprehensive Plan amendment;
Staff finds that the requested zoning designation, R-4, and the requested land use,
a public middle school, is harmonious with and accordance with the adopted
Comprehensive Plan and Generalized Land Use Map (1993), which designates
the land to be "Single Family Residential". Public schools are permitted uses in
the R-4 Zone.
B. Is the area included in the zoning amendment intended to be rezoned in the
future;
Staff does not anticipate that the land to be annexed will be rezoned in the future.
C. Is tbe area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning - for example, a
residential area turning into commercial area by means of a conditional use
permits;
Staff finds that the property will be developed in a manner consistent with the
new zoning. Public school uses are permitted uses in the R-4 zone.
D. Has there been a change in the area or adjacent areas which may dictate tbat
the area should be rezoned. For example, bave the streets been widened, new
railroad access been developed or planned or adjacent area being developed
in a fashion similar to the proposed rezone area;
Staff finds that there have been a number of large subdivisions proposed (and
approved) in the general area, and they will produce the need for a new middle
school in this area.
E.
Will the proposed uses be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance witb the existing or intended
character of the general vicinity and tbat sucb use will not change the
essential cbaracter of tbe same area;
AZ...o2-Dn
Linder Road Middle SehooLAZ
Planning & Zoning Commission/Mayor & City Council
July 17, 2002
Page 3
Staff finds that the proposed R-4 zoning and the school use will not change the
existing or intended character of the area.
F. WllI the proposed uses not he bazardous or disturbing to existing or future
neigbboring uses;
The Commission and Council should rely on public testimony to determine
whether or not the proposed school use will be disturbing or hazardous to the
existing or future neighboring uses.
Staff does not anticipate that the proposed public school use will be hazardous or
disturbing to future or existing neighbors.
G. Will tbe area be served adequately by essential public facilities and services
sucb as bigbways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for tbe
establishment of proposed zoning amendment sball be able to provide
adequately allY of such services;
Staff finds that the property to be annexed can be served adequately by all
essential public facilities and services.
H. Will not create excessive additional requirements at public cost for public
facilities and services and will not be detrimental to tbe economic welfare of
tbe community;
Staff finds that there will not be excessive additional requirements at public cost
and that the annexation and zoning will not be detrimental to the community's
economic welfare.
L Will the proposed uses not involve uses, activities, processes, materials,
equipment and conditions of operation tbat will be detrimental to any
persons, property or tbe general welfare by reason of excessive production of
traffic, noise, smoke. fumes, glare or odors;
Staff finds that the proposed middle school use will not create excessive traffic,
noise or other nuisances that would be detrimental to the general welfare of the
surrounding area.
J. Will tbe area have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public
streets;
Staff finds that the annexation aIld development of the property will create
interference with the existing traffic on Linder Road, however staffs finds that the
traffic will not be excessive.
AZ-02-G13
Linder Road Middle SchoolJ\Z
Planning & Zoning CommissionlMayor & City Council
July 17, 2002
Page 4
K. Will not result in tbe destruction, loss or damage of a natural or scenic
feature of major importance; and
Staff finds that no natural or scenic features of major importance will be lost or
damaged by approving the annexation and rezone.
L. Is tbe proposed zoning amendment in the best interest of tbe City of
Meridian. (Ord. 592,11-17-1992)"
Staff finds that the annexation of this enclave property would be in the best
interest of the City.
ANEXATION AND ZONING COMMENTS
1. The legal description submitted with the application appears to meet the requirements of the
City of Meridian and State Tax Commission and places the parcel contiguous to existing city
limits
2. Domestic water and sewer service to this site shall be via existing mains adjacent to the site.
3. The requested zoning ofR-4 is compatible with City Comprehensive Plan.
4. The subject property is within the Urban Service Planning Area. Essential City services are
available to the subject property.
5.. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517. Wells may be
used for non-domestic purposes such as landscape irrigation.
RECOMMENDATION
Staff recommends approval of the proposed annexation and rezone.
AZ-02.ol3
Linder Road Middle S~AZ
/
MAYOR
Robert D. Come
A Good Place to Live
CITY OF MERIDIAN
LEGAL DEPART\<tENT
(208) 188-2499. F:u: 288-:!501
CITY COUNCIL MEMBERS
William L. M. Nary
Keith Bird
Tammy deWeerd
Cherie McCandless
PUBLIC WORKS
(208) 898.5500. F:u 887-1297
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4-+33 . Fax (208) 887-4813
City Clerk Office Fa" (208) 888-4218
BUILDING DEPARTMENT
(108) 887.2211' F" 887-1297
PLANNING ,o\ND ZONING
(208) 884-5533 . Fa,,\; 888-6SSJ
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: July 25, 2002
Transmittal Date: June 6, 2002 Hearing Date: August 1, 2002
File No.: AZ 02-013
Request: Request for annexation and zoning of 40.48 acres in a proposed R-4 zone for a
Meridian Middle School for Joint School District No.2
By: Lombard Conrad Architects
Location of Property or Project: east side of N. Linder Road, north of W. Ustick Road
'I..
David Zaremba, PIZ (No VAR. VAC, FP) Meridian School District (No FP)
Jeny Centers, PIZ (No VAR, VAC. FP) Meridian Post Office (FPIPP only)
Leslie Mathes, PIZ (No VAR, VAC, FP) Ada County Highway District
Keven Shreeve, PIZ (No VAR, VAC. FP) Community Planning Assoc.
Keith Borup, PIZ (No VAR. VAC, FP) Central District Health
Robert Corrie, Mayor Nampa Meridian Irrig. District
Bill Nary, CIC Settlers Irrigation District
Tammy deWeerd, C1C Idaho Power Co. (FPIPPonIy)
Keith Bird, CIC U.S. West (FPIPPonly)
Cherie McCandless, CIC Intermountain Gas (FPIPPonly)
Water Department Bureau of Reclamation (FPIPP only)
Sewer Department Idaho Transportation Department (No FP)
Sanitary Service (No VAR, VAC, FP) Ada County (AZ only)
B.uilding Department Your Concise Remar.~. . '?t~~
~:~e6:~~~:nt ~:J~:;~ :!;Z~ ~==- -2_12_ -e--
City Attomey
City Engineer
City Planner
Parks Department
Ij;$;d
AZ.27 Fp. 24 PPIPFP. 27 VAANN:.. 20 cup. 2e
RECEIVED
JUN 1 1 2002
City of Meridian
City Clerk Office
JUN-28-2002 09:56R FROM:5anitar. Services, I 208-888-5052
/ HtJ/J IJ~' IK/:j\StJKI:: VALLEY
MAYOIl.
Robert D. Corm A Good Pl3ce 10 Live
CITY OF MERIDIAN
CITY COUNCIL MEMBERS
Willi"", L M. N:uy
Keilll Bird
r"",my dcW.erd
Cherie McCllIldleos
TO: 8884218
P:6/8
LEGAL DEPARTMeNT
(~0lI) lS8-Z4~ . Fu 288-:!501
PUBLIC WORKS
(11l8) 8~Il-SSOO',.. 8&7.1107
BUILDING DEPARTMENT
(l08)887.2211''''' 887.1207
PLANNING AND ZONING
(lOB) SSol-!!JJ . F,. S88.6~S-l
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888..j,m. F:iX (208) 887.4813
Ci'Y CI.r~ OITtO. Fox (208) 888":18
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To Insure thai your comments and recommendations will be considered by the Meridian Planning
SInd Zoning Commission, please submit your comments and recommendations to Meridian Oty Clerk's Office
AtIn: Will Berg, City Clerk, by: July 25,2002
Transmlllal Dale: Juna 8, 2002 Heartng Date: August 1, 2002
File No.: AZ 02-013
Request: RequlISt for annexation and zoning of 40..&8 acres in a proposed R-4 zone for a
Meridian Middle School for Joint School District No.2
By: Lombard Conrad Architects
I Location of Property or Project: east side of N. Linder Road. north of W. Ustick Road
David Zaremba, PIZ (No VAR, VAC, FP)
Jeny Centers, PIZ (No VAR, VAC, FP)
Leslie Mathes, PIZ (No VAR, VAC, FP)
Keven Shreeve. PIZ (No VAR, VAC, FP)
Keith Borup. PIZ (No VAR, VAC, FP)
Robert Corrie, Mayor
Bill NiIIY, C/C
Tammy deWeerd. CiC
Keith Bird. CIC
Cher1e McCandless, CIC
WatIiJI Depar1ment
Sewer Department
Sanilary SaNice (No VAR VAC, FP)
Building Department Your Concise Remartls:
Fire Department 0\30 IL\"""'I"? s:""'('Ul~Llt ..PLAA.I& ALe. ..PLo\fll)"-Z>
Po6ca Department
City Attorney
City engineer
Cily Planner
Parks Department
x
Meridian School District (No FP)
MeI1dian P06l Office (FPtPP on/'A
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Mertdlan Inlg. District
Selllellllnlgatlon District
Idaho Power Co. (FP/PP on!!)
U.S. West (FP/PP only)
Intermountain GalS (FPtPP only)
Bureau of Reclamation (FP/PP onIJ)
Idaho Transportation Department (NoFP)
Ada County (AX only)
~,L td.UrtJ.tl.l .$, :;'.1:. ,
MoP Waif "",'h21~.. Cl.J>>a21
JUN 28 '02 10:02
RECEIVED
JUN 2 8 2002
City Of Meridian
City Clerk Office
208-888-5052
PAGE. 06
:' \'i::i!!~::::: rH?r::,'" " "', , ," \ :,iiii:J!
Meridlilll'Fire Department"'"
Joseph Silva
Deputy Chief
Meridian Fire Department
540 E. Franklin Rd.
Meridian, Id 83642
(208) 888-1234
(208) 89$,/l~90
"'"
July 2, 2002
SUBJECT:
Meridian Planning & Zoning COnuniSSiOl
Joseph Silva, Deputy Chief, Fire Prevention
Meridian Middle School North Linder Rd. AZ 2-013 89
RECEIVED
JUl 0 2 2002
City Of Meridian
City Clerk Office
TO:
FROM:
. '!rIte following will be the requirements and/or concerns to provide minimum levels of fIre protection for
the prQJl>osed project:
1. That a fire-flow consistent with Appendix Ill-A of the Uniform Fire Code be provided to service
the entire. project. Fire hydrants shall be placed an average of 400' apart. 1997 UFC Appendix Ill-A
2, Operational fire hydrants are required before combustible construction begins.
UFQ! 901.4.2 & 901.3
3., Acceptance of the water supply for fIre protection will be by the Meridian
Water Department.
4. Final approval of the fire hydrant locations shall be by the Meridian Fire Department.
5. All radii shall be 28' inside and 48' outside radius.
6. The proposed annexation will have an unknown transient population and will have an unknown
impact Meridian Fire Department requests for service. According to a report completed by Fire &
Emergency Services Consulting Group in February of2000 our requests for service are projected to reach
2800 in the year 2005 and 3800 by the year 20 I 0, this is up from 2069 responses in the year 2000.
7. The proposed project lies outside the fIve-minute response zone goal. Achievement of this goal is
subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a
request for Basic Life Support. The budget constraints are typically defmed as capital outlay for facilities
that are located within 1.5 miles from a given location and sufficient operational funds to staff the
facilities.
:. . . . . . . . . . . . . . . . . . . . . . . .
July 2, 2002
Page 2
.
8. The facility will be required to comply with the requirements of the 1997 Uniform Fire Code
for educational facilities.
.
Merrill E. Saleen & Alice L. Saloon
1250 W, Ustick Road
Meridian, Idaho 83642-5426
RECEIVED
Ii!! j ~ 2002
.,;. ,-\ l- . ~.'
August 9, 2002
CITY OF MERIDIAN
CITY r.I J=RK OI=I=!rT
MERIDIAN PLANNING AND ZONING COMMISSION
CITY CLERK'S OFFICE
MERIDIAN CITY HALL
33 EAST IDAHO AVENUE
MERIDIAN, IDAHO 83642
RE: NOTICE OF HEARING OF APPUCA TION OF LOMBARD CONRAD
ARCIDTECTS FOR ANNEXATION AND ZONING OF 40.48 ACRES FROM
RUT TO R-4 ZONES FOR A MERIDIAN MIDDLE SCHOOL. . . ,
Sirs:
First, let us say that we are not against the rezoning of the above mentioned land
for a Middle school.
We are owners of land, as circled on the enclosed map, bordering the parcel in
question and request that tbe builder be required to install a chain link fence, of
sutTlCient beight that tbe Middle School cbiIdren cannot climb over, on said border
in order to protect our horses from the Middle School children and likewise the school
children from our horses if a break out should accidentally occur.
Sincerely Yours,
J;I~t~
44/~~
Merrill E. and Alice L. Saleen
enc
. ,
.~.
.-
-~~
~,,'
- -"
o
W
l-
I-
~
.J
0..
Z
:l
, , . '.:. ,'~..
'_~:~" ,", ,.., ;. II_..:../..L......-.'.:.. ,"
, .. _u., _.'
,
N
Ji:,
1r
100 50
I I
o
I
100
I
SCALE IN FEET
200
I
300
I
VICINITY MAP
LEGEND
- - - - BOUNDARY LINE
ffiGHT-OF-WAY LINE
....~
~'",
Ada County Highway District
Right-ol-Way & Development Department
Planning Review Division
This application requires Commission action due to the large amount of traffic that it is anticipated to
generate as well as it's location within the North Meridian Planning Area. Tech Review for this item was held
with the applicant on June 21,2002 and is scheduled to be heard on July 17,2002 at 12:00 noon. Please
refer to the attachment for appeal guidelines. Andrea N. Tuning, 208-387-6177, atuning@achd.ada.id.us
File Number(s):
MAZ02-013
Owner:
Joint School District #2
911 Meridian Road
Meridian, Idaho 83642
RECEIVED
JUL 1 2 2002
CITY OF MERIDIAN
CITY CLERK OFFICE
ill:
W
~
[p
LF
Site address:
East side of Linder Road just north of Ustick Road
Applicant:
Lombard Conrad Architects
1221 Shoreline Lane
Boise, Idaho 83702
Representative:
Keller & Associates
131 Southwest 5th Avenue
Meridian, Idaho 83642
Application Information
Include a few sentences to clearly describe the nature and use of the application with complete location
description.
Acreage:
Current Zoning:
Proposed Zoning:
Proposed square footage:
40.48
RUT
R-4
135,000-square feet
Vicinity Map
J I
i 1
1 ~._.
" i..--c
;;],-tS:
J !Tl.'~Sr~':Z\ i
,{::).] r:iliL,~." I
I . " ..,.~,.l ,), I.....
1
A. Findings of Fact
1. Trip Generation: This development is estimated to generate 1,440 additional vehicle trips per day
(10 existing) based on the Institute of Transportation Engineers Trip Generation Manual.
2. Impact Fees: There is not an impact fee rate for this use, based on the impact fee ordinance in
effect at this time.
3. Traffic Impact Study: A traffic impact study was required with this application.
A traffic study was submitted for the Linder Road Middle School in Meridian, Idaho. This
Development is projected to be built and fully operational by the year 2004. The following are the
principal findings and recommendations of the study as provided by the Traffic Engineer:
Introduction:
· The proposed Linder Road Middle School is located on the east side of Linder Road,
approximately one-half mile north of Ustick Road. The school site occupies approximately 40
acres, and is situated in the northwest quarter of the southwest quarter of Section 36 of T4N R1W
8M. The size of the school is not known at this time, but is proposed to open in year 2004 with a
maximum of 1,OOO-student enrollment.
. For this traffic impact analysis, the impacts of the traffic generated by the school were only
analyzed for the AM peak hour.
Road System:
. Linder Road is classified as a Minor Arterial roadway and is currently a two-lane rural roadway
section, between Ustick and McMillan Road, with approximately 11-foot travel lanes and 2-foot
shoulders.
. Ustick Road is classified as a Minor Arterial both east and west of the intersection with Linder
Road.
. McMillan Road is classified as a Minor Arterial both east and west of the intersection with Linder
Road.
. The intersection of LinderlMcMillan Road is currently an all-way stop control with one shared left,
through, and right lane at each of the four approaches.
. The intersection of Linder/Ustick Road is currently an all-way stop control with one shared left,
through, and right lane at each of the four approaches.
Site Access:
Three site accesses to the school are proposed. The principal vehicular access is proposed to be
located at approximately the mid-point of the site frontage, and would be located between the other
two accesses. This would be a full movement vehicular access located approximately at a third-mile
point between Ustick and McMillan, would serve as the access for parents dropping off or picking up
students, and would provide access to the parking lot on its south end. The northernmost access is
proposed to be a full movement vehicular access and would serve as an auxiliary type access to
handle extra traffic for special events. Vehicles would be able to access the parking lot from the north
end through this access. This access would also serve as a bus entry access, connecting to a one-
way loop where buses would drop off and pick up students before and after school. The
southernmost access is an exit-only access where buses would leave the school site after having
dropped off or picked up students.
2
Trip Generation:
The total number of daily trips projected to be generated by the Linder Road Middle School is 1,450.
This total is based on a maximum number of 1,000 students.
Level Of Service Projections:
McMillan/Linder Road
All movements at this four-way stop controlled intersection operate at LOS B. Year 2004 is the
anticipated construction completion date. Under the year 2004 background traffic, all movements are
anticipated to operate at unacceptable levels of service (LOS F), including the overall intersection
LOS, In order to mitigate the background traffic for these poor conditions, a signal is needed. With '
the addition of a signal, and no changes to lane geometry, all movements and the overall intersection
are projected to operate at a LOS C or better under the year 2004 background traffic. With the
addition of project-generated traffic the westbound and northbound traffic would operate at a LOS E,
with an overall intersection LOS of D. In order to mitigate for the addition of project-generated. traffic,
an exclusive westbound left-turn lane is needed. AdditiOflally, an exclusive eastbound left-turn lane
should be constructed in order to maintain a smooth alignment through the intersection, even though
the Linder Road Middle School is not projected to contribute traffIC to this movement. The signal
phasing should include an EB and WB protected-permitted left-turn operation. With these
improvements, and the appropriate signal timing, the intersection is projected to operate at 1..05 C.
Under year 2009 background traffic, all movements and the overall intersection are projected to
operate at LOS 0 or better if the intersection is signalized and all approaches contain only one lane.
With the addition of project-generated traffic, LOS conditions worsen and become unacceptable if this
geometry is maintained. In order to mitigate for the poor conditions, the same geometry used to
mitigate for year 2004 project-generated traffic should be used (EB and WBexclusive left-turn lanes).
Additionally, an exclusive northbound right-turn lane is needed. Under these conditions, and with
appropriate signal timing, all movements and the overall intersection are projected to operate at LOS
o or better.
Intersection and roadway improvements will be needed to handle the projected background and site
traffic for the year 2024.
UsticklLinder Road
All movements at this four-way stop controlled intersection operate at LOS C. Year 2004 is the
anticipated construction completion date. Under the year 2004 background traffic, all movements are
anticipated to operate at unacceptable levels of service (LOS F), including the overall intersection
LOS, In order to mitigate the background traffic for these poor conditions, a signal is needed. With
the projected background traffic volumes, a signal warrant under the peak-hour volume warrant. In
addition to the signal, an EB and WB exclusive left-turn lane is needed. With the addition of a signal
and exclusive EB and WB left-turn lanes along with protected-permitted left-turn operation in these
two directions, all movements and the overall intersection are projected to operate at LOS C or better.
Under year 2009 background traffic, all movements and the overall intersection are projected to
operate at LOS E or better if the intersection is signalized and the EB and WB approaches contain
exclusive left-turn lanes. In order to mitigate for the LOS E on some of the movements, an exclusive
EB right-tum lane is needed. Under these conditions, the Year 2009 background traffic is projected
to operate at LOS D or better for the overall intersection LOS and all individual movements. With the
addition of project-generated traffic, all individual movements and the overall intersection are
projected to continue to operate at LOS D or better with appropriate adjustments to the signal timing,
3
Intersection and roadway improvements will be needed to handle the projected background and site
traffic for the year 2024.
Linder Roadl Middle School Access
All individual movements at this proposed intersection are expected to operate at LOS C or better
through year 2004 with the addition of project-generated traffic. The lane configuration for this
intersection would be a northbound-shared through/right-turn land and a southbound through lane
with an exclusive left-turn lane. The westbound approach (coming out of school) would be an
exclusive left and an exclusive right-turn lane. Additionally, the northbound direction would need to
be widened out to include width in order to be aligned with the southbound left-tum lane. This width
would not serve and northbound traffic in year 204, but would serve as a storage area for vehicles
making a two-stage westbound to southbound left-turn, thus imprOVing the level of service for that
particular movement. The length ofthis additional width should at least be enough to store one
vehicle. The project-generated traffic would represent all of the traffic using the SB left-turn lane and
vehicles making a westbound to southbound left-turn. It should be noted, however, that traffic from
future developments in Section 35 will most likely benefit from and use the additional width in the
northbound direction to make left-tum from Linder Road into the future development.
By the year 2009, it is projected that full development of Section 35 to the west of the school will have
occurred. Access to this area should be aligned directly across from the school's main entrance. For
the purpose of this study, it is assumed that access to this area will align directly across (west) Linder
Road from the school's main vehicular access. With the addition of year 2009 project-generated
traffic, the eastbound and westbound through and left-turn movements would fail, even with an
intersection geometric configuration where all approaches have exclusive left-, through, and right-turn
lanes. In order to mitigate for this, a signal is needed. Under year 2009 total traffic, a signal would be
warranted using the MUTCH warrant number 10, peak-hour delay. The lane geometry for this total
traffic mitigation should include one shared left and through lane and one exclusive right-turn lane on
the WB approach. One shared, left, through, right lane on the EB approach, and exclusive left-turn
lanes along with protected-permitted left-turn operation on the NB and SB directions. Under these
mitigation conditions, all individual movements and the overall intersection are projected to operate at
LOS C with the addition of year 2009 project-generated traffic.
With the same geometric conditions as the year 2009 background traffic, the EB left-and right-tum
, lane would fail in its operation under year 2024 background traffic, A mitigation scenario for this
would !le to add an additional through lane to both the NB and SB directions. The EB left and right-
turn lane would operate at LOS D with this lane geometry. However, with the addition of year 2024
project-generated traffic, the EB and WB left and through movements would fail, even if all the
approaches contained exclusive left and right-turn lanes. In order to mitigate for this, a signal is
needed. The northbound and southbound approaches would still need exclusive left-turn lanes and
the signal phasing should include protected-permitted operation for the NB and S8 left-turns.
Roadway Capacity:
By projecting the May 2000 ADT for Linder Road to Year 2024 at2 percent per year, the resulting
year 2024 ADT is about 8,100 vpd. However, because of the rapid development expected to occur in
the North Meridian planning area, this figure would be low for the ADT. BY using the p.m. peak-hour
intersection traffic projections from the Washington study, and assuming that the p.m. peak-hour
traffic s about 10 percent of the daily traffic, thee additional daily traffic from the rapid development
would be about 13,500 vpd on Linder Road. When added to the 8,100 vpd from the 2 percent annual
growth projection, the total ADT for the year 2024 is projected to be about 21 ,500 vpd. The
Washington study recommends a five-lane section for Linder Road for build out conditions.
4
Traffic Progression:
Traffic signal are warranted by year 2004 at the intersection of Linder Road with McMillan Road and
Ustick Road. A signal is warranted at the school's main vehicular access by the year 2009. In the
total traffic analysis for all horizon years for signalized intersections, 95 seconds has been used for
the cycle length for all signals. This was done in order to estimate the potential for signal
coordination and through traffic progression at these signals. In a coordinated system, all signals
must have the same cycle length. 95 seconds also represents a reasonable signal cycle length from
a delay standpoint and from a practical standpoint given the projected traffic volumes. Also, on the
recommendation of the ACHD, the school access intersection should be located at a third of a mile
north of Ustick Road. No official progression analysis was done, but 95 seconds was used at all
three intersections to mitigate for delay and provide a base point from which a signal progression
analysis could be performed. '
Speed Zone and Crosswalk Location:
A recommendation on the potential use ofa crosswalK on Linder Road is not made as part of this
study. It is recommended that as traffic volumes increase,traffic patterns are established, and the
speed through the school zone is established, a crosswalk study be performed using existing
information. The study should include a recommendation on the location of a crosswalk, signing for a
crosswalk, and how the crosswalk should be configured in order to command the attention of passing
motorists.
Recommendations from the traffic study:
1. At the intersection of Linder Road with McMillan Road, a traffic signal is needed and warranted by
year 2004 under the background traffic conditions. A signal warrant analysis based on actual traffic
volumes should be perfonned in year 2004. With the addition of project-generated traffic, an
exclusive westbound left-tum lane is needed at this intersection to mitigate for adverse conditions.
Although project-generated traffic does not contribute to the eastbound left-turn traffic, an exclusive
eastbound left-tum lane should be constructed in order to maintain a smooth east-west alignment
through the intersection. By year 2009, an exclusive northbound right-tum land is recommended due
to the addition of project-generated traffic. By year 2024, it is recommended that all approaches have
an exclusive left-turn lane, one through lane, and one shared through/right-turn lane. The year 2024
mitigation is needed with or without the addition of project-generated traffic. Signal phasing for years
2004 and 2024 should include protected-permitted left-turn operation for all exclusive left-turn lanes.
2. At the Intersection of Linder Road with Ustick Road, a traffic signal is needed and warranted by year
2004 under background traffic conditions. Also under the background traffic conditions, exclusive
eastbound and westbound left-tum lanes are needed. A signal warrant analysis based on actual
traffic volumes should be performed in year 2004. With the addition of project-generated traffic, no
additional mitigation is needed for year 2004. By year 2009, an exclusive eastbound right-tum lane is
recommended due to the increase in background traffic. With the addition of project-generated
traffic, no additional mitigation is needed for year 2009, By year 2024, it is recommended that all
approaches have an exclusive left-turn land, one through lane, and one shared through/right-tum
lane. The year 2024 mitigation is needed with or without the addition of project-generated traffic.
Signal phasing for years 2004 and 2024 should include protected-permitted left-turn operation for all
exclusive left-turn lanes.
3. At the intersection of Linder Road with the school's main vehicular access, the southbound approach
needs an exclusive left-tum lane. The northbound approach should be widened to maintain a direct
alignment with the southbound approach. The westbound approach should be constructed with an
exclusive left and an exclusive right-turn lane. The exclusive left-turn lane will also be shared with
5
future through movements as development occurs west of the school. As Section 35 to the west of
the school develops, any access to it on this section of Linder Road should align directly across
(west) Linder Road from the school's main vehicular access. It is anticipated that by year 2009, there
will be an access to Section 35 across from the school access. By the year 2009, a traffic signal will
be needed in order to mitigate for the total traffic conditions. By year 2024, an additional through lane
will be needed in the northbound and southbound directions to mitigate for both background and total
traffic conditions. Signal phasing for years 2009 and 2024 should include protected-permitted left-
turn operation for all exclusive left-turn lanes.
4. Site Information: The site currently has an existing single-family dwelling.
5. Description of Adjacent Surrounding Area: The surrounding area is primarily newly approved
single-family residential dwellings.
a. North: The newly approved Baldwin Park Subdivision (272-lot residential subdivision)
b. South: Agricultural land with single-family dwelling
c. East: Agriculturallancl with single-family dwelling
d, West: Agricultural land with single-family dwelling and Bridgetower Subdivision
Impacted Roadways
Linder Road
Frontage:
Functional Street Classification:
Traffic count:
level of Service:
Speed limit;
6.
1,320-feet
Minor Arterial
South of Chinden Boulevard was 6,182 on 6-6-00
.C" currently
45 MPH
7. Roadway Improvements Adjacent To and Near the Site
Linder Road consists of two traffic lanes with no curb, gutter, or sidewalk abutting the site.
8. Existing Right-of-Way
Linder Road currently has a total of 50-feet of right-of-way (25-feet from centerline),
9. Existing Access to the Site
There is currently a driveway that is located approximately 200-feet north of the south property line.
There is also an existing irrigation access that is located abutting the north property line.
10. Site History
The District has not reviewed this site previously.
11. Five Year Work Program
As of this point in time, there are no projects in this area that are in the District's Five Year Work
Program.
12. Other Development In Area/Miscellaneous
Staff has recently been receiving large amounts of inquiries from developers in the northwest
Meridian area. Many developers are prepared to plat entire section-miles, and have site plans
developed. The preliminary plans generally include 700 to 900 residential lots, schools,
officeJcommerciallots, and city and neighborhood parks.
Some of the large developments within the North Meridian Planning area include: Bridgetower
Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Subdivision.
6
. On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic
Heights Subdivision, Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant
proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on
452.16-acres.
. On October 17, 2001 the Commission approved a rezone and preliminary plat application for an
8-lot industrial subdivision on 34.6-acres (Utility Subdivision).
. On November 7,2001 the Commission approved rezone and annexation application for 370.55
acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and
conditional use approval for a total of 692 single-family residences, 59 senior housing units, 17
office lots, 10 commercial lots, and an elementary school (Bridgetower Subdivision).
. On February 6, 2002, the Commission approved a preliminary plat application for a 272-lot
residential subdivision on 78-acres (Baldwin Park).
. On April 17, 2002, the Commission approved a preliminary pat application for a 285-lot
subdivision on 75.4 acres (Heritage Com/T1OllS Sub(jivlsion).
. On May 22, 2002, the Commission approved a preliminary plat application for an 876-lot mixed-
use subdivision. The subdivision consisted of 862 single-family dwellings, 171 multi-family
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
Due to the large number of inquiries in this area, staff and the development community realized that
the potential for development in this area is extreme and the traffic impact studies that each individual
developer was submitting did not include the major surrounding developments that are "in the works".
If staff examines each development individually, the roadway system appears adequate, but when
staff begins to add in a second or third large-scale development, the traffic capacities of these
roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning
thresholds.
Based on development patterns in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestern Meridian area
from Ustick Road to Chinden Boulevard, and from Meridian Road to one-half mile west of Black Cat
Road.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay district. Lochsa Falls Subdivision may also be subject to any extraordinary fees that the
District may impose.
The second phase of the study, the economic phase has been initiated and will focus on the cost of
the improvements deemed necessary by the study, including right-of-way costs. The outcome of the
economic study has provided the District with an estimate of the costs to improve the roadways in the
North Meridian Planning Area to handle the traffic generated by the proposed developments in the
area. This final estimated cost is not yet available, as staff is still reviewing street section options that
may reduce the right-of-way costs.
The following Executive Summary is from the completed North Meridian Traffic Study. It examines
the improvements that are anticipated within the North Meridian Planning Area:
EXECUTIVE SUMMARY OF THE NORTH MERIDIAN TRAFFIC STUDY
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road (Sections 25-28,33-36 ofT4N R1W and sections 29-32 of
7
T4N R1 E), is selected Ada County Highway District (ACHD) for anticipated development build
out. The following are the principal findings and recommendations of the study:
. By the year 2020 the study area is anticipated to develop an additiona/17,599 dwelling units.
2,744,000 sq. ft of office buildings, 1,929.000 sq.ft. of retail buildings, 12 elementary schools,
2 senior high schools. 2 junior high schools, 38,260 sq. fl of church buildings, and
approximately 60 acres of park.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT)
of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles
per hour (vph). Out of these trips approximately 10% of the trips remain internal within each
section, and 6% of the trips are pass-by trips.
. The distribution of the traffic from all of the study area sections indicate that approximately
30% traffic directed towards south, 27% of the traffic directed towards east. 21% of the traffic
directed towards west and north. The remaining 22% of the traffic is distributed within the
study area.
. At build out, traffic on the arterials is expected to signifICantly increase (see Table 4).
. All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C' or better.
. By the year 2020, the majority of study intersections are projected to meet the peak hour
traffic signal warrant.
. A proportionate share of the impacts of the individual sections at each of the study area
arterial intersections is summarized in Table 6.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic
volume.
. Chinden Boulevard is forecasted with 5-lane section in the study area. Right tums lanes may
be required at some access and arterial intersections.
. McMillan Road is forecasted with a 5-lane section east ,of Black Cat. McMillan Road is
forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access
intersections right turns lanes may be necessary.
. Ustick Road is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted
with a 3-lane section west of Black Cat. At arterial intersections and at access intersections
right turns lanes may be necessary,
. Linder Road forecasted with a 5-lane section in the study area, At arterial intersections and at
access intersections right turns lanes may be required.
. McDermott Road is forecasted with a 3-lane section in the study area. At arterial intersections
and at access intersections tum lanes may be required.
. Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections
right turn lanes may be required.
. Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections
and at access intersections turn lanes may be required.
. Meridian Road requires a 3-1ane section north of McMillan and 5-lane section south of
McMillan in the stUdy area. At arterial intersections right turn lanes may be required.
. Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right
turn lanes may be required. At Ustick Road a 5-lane section is forecasted.
Staff recognizes that the amount of right-of-way dedicated with these improvements is
overwhelming, and that ACHD may not have the funds to purchase such a large amount of right-
of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the
amount of money that ACHD will pay out-of-pocket to acquire the right-of-way.
8
B. Findings for Consideration
1. Right-of.VVay
District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
Modification of Policy
The applicant has expressed an interest in dedicating less right-of-way (38-feet from centerline) and
placing the sidewalk on Linder Road within an easement. The District is supportive of the applicant
dedicating the amount of right-of-way that is required for the construction of the roadway due to the
fact that the District may construct the roadway without having to compensate the applicant for
additional right-of-way. The applicant should dedicate an adequate amount of right-of-way (38-feet
from centerline) that can accommodate one half of a 72-foot street section with curb, gutter and a 2-
foot utility easement with an ease_men! for the 5-foot.coru:rete sidewalk.
2. Sidewalk
District policy requires 5-foot wide (minimum) concrete sidewalk on all collector streets (7204.6.5).
3. Driveway Locations
District policy F2-F5, requires driveways located on collector or arterial roadways with a speed Iimitof
45 to align or offset a minimum of 230-feet from any existing or proposed driveway.
4. Driveway VVldths
District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles
to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type
facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for
driveways accessing collector and arterial roadways.
5. All Driveways
Graveled driveways abutting public streets create maintenance problems due to gravel being tracked
onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to
pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the
roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge.
If the rezone is' approved and the District receives a development proposal, the District intends to
provide the following requirements. These requirements will be elaborated upon once an application
showing driveway locations and roadway configurations Is received by the District.
C. Site Specific Conditions of Approval
1. Dedicate 48-feet of right-of-way from the centerline of Linder Road abutting the parcel by means of a
warranty deed. The right-of-way purchase and sale agreement and deed must be completed and
signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or
prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material. The
owner will be paid the tair market value of the right-ot-way dedicated which is an addition to existing
ACHD right-ot-way it the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance
#195).
OR
9
Dedicate 38-feet of right-of-way from the centerline of Linder Road abutting the parcel by means of a
warranty deed. The right-of-way purchase and sale agreement and deed must be completed and
signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or
prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to
30 business days to process the right-of-way dedication after receipt of all requested material. The
owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing
ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance
#195).
2. Construct a 5-foot concrete sidewalk on Linder Road abutting the parcel. If the sidewalk is located
within 48-feet of right-of-way from centerline, the sidewalk shall be located within the new right-of-way
located 2-feet from the property line. In no case shall the sidewalk be constructed closer than 43-feet
from centerline and the applicant shall provide an easement for the sidewalk.
3. As required by District policy, restrictions on the width, number and locations of driveways, shall be
placed on future development of this parcel.
4. Pave the driveways their full width and at least 3D-feet into the site beyond the edge of pavement of
the roadway and install pavement tapers with 15-foot radii abutting the existing roadwayedge.
5. Comply with all Standard Conditions of Approval.
D. Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be bome
by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4. Utility stJ:eet cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact Construction Services at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waiVed herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or
other required permits), which incorporates any required design changes.
10
9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing
utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The
applicant shall be required to call DIGLlNE (1-800-342-1585) at least two full business days prior to
breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of
construction.
10. No change in the terms and conditions of this approval shall be valid unless they are in writing and
signed by the applicant or the applicant's authorized representative and an authorized representative
of the Ada County Highway District. The burden shall be upon the applicant to obtain written
confirmation of any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the properly which is the subject of this
application, shall require the applicant to comply with all rules, regulations. ordinances, plans, or other
regulatory and legal restrictions in farce at the time-the-applicantor its successors in interest advises
the Highway District of its Intent to change the planned use of the subject properly unless a
waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the
time the change in use is sought
E. Conclusions of Law
1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
2. ACHD reqUirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the .vicinity
impacted by the proposed development.
Attachments
1. Vicinity Map
2. Site Plan
3. Appeal Guidelines
11
Request for Appeal of Staff Decision
1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the
final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not
properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error
of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or
enforcement of the ACHD Policy Manual.
a, Filing Fee: The Commission may, from time to time, set reasonable fees to be charged
the applicant for the processing of appeals, to cover administrative costs.
b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary
of Highway Systems, which must be filed within ten (10) working days from the date of the
decision that is the subject of the appeal. The notice of appeal shall refer to the decision
being appealed, identify the appellant by name, address and telephone number and state
the grounds for the appeal. The grounds shall include a written summary of the provisions
of the policy relevant to the appeal and/or the facts and law relied upon and 'shall include a
written argument in support of the appeal. The Commission shall not consider a notice of
appeal that does not comply with the proviSions of this subsection.
c:" Time to RepJy:The ROWDS Manager shall have ten (10) working days from the date of
the filing of the notice of appeal to reply to the notice of the appeal, and may during such
time meet with the appellant to discuss the matter, and may also consider and/or modify
the decision that is being appealed. A copy of the reply, and any modifications to the
decision being appealed will be provided to the appellant prior to the Commission hearing
on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal
will be noticed and scheduled on the Commission agenda at a regular meeting to be held
within thirty (30) days following the delivery to the appellant of the ROWDS Manager's
reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal
and the reply shall be delivered to the Commission at least one (1) week prior to the
hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm or
reverse, in whole or part, or otherwise modify, amend or supplement the decision being
12
-... "."
appealed, as such action is adequately supported by the law and evidence presented at
the hearing.
13
PUBLIC HEARING
SIGN-UP SHEET
DATE
1-Aug-02
AZ 02-013
PROJECT NUMBER
PROJECT NAME
Meridian Middle School I Joint School Distr. NO.2
NAME FOR AGAINST
~.J..:JU
,
AU\) U I lUUl
V&&&
,