HomeMy WebLinkAboutEducation Campus PP 02-023
PP 02-023
October 24, 2002
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Joint School District No.2
ITEM NO.
4
REQUEST Public Hearing - Request for Preliminary Plat approval of 2 building lots and 1 other
lot on 39.23 acres in an R-4 zone for Education Campus Subdivision - 3800 North Locust Grove
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY 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
See Attached Comments
See Attached Comments
"Ok per Meridian Water"
No Comment
~~
1f-ffro(}aX.~C-/c-'
1--cJ
See ();tI;~ Co~
No Comment
See Attached Comments
No Comment
OTHER:
See Settler's Irrigation District Comments
Contacted: .,W.liot L/LV - LM ~ Date: 10-ll-02 Phone: '33&-3i.(tj?,
8eG'l..(
Materials presented at public meelln~ shall become property of the Cily of Meridian.
MAYOR
Robert D. Corrie
HUB OF TREASURE VALLEY
A Good Place to Live
CITY COUNCIL MEMBERS
Tanuny deWeerd
K~ith Bird
Cherie McCandless
William LM. Nary
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4433, FAX (208) 887-4813
City CIeri<. Office Fax (208) 888-4218
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
Bruce Freckleton, Assistant to City Engineer ~
David McKinnon, Planner II bIA
From:
Re:
Educational Campus Subdivision
LEGAL DEPARTMENT
(208) 288-2499 . Fax288-2501
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898.5500' Fax 887-1297
PLA\lNING AND ZONING
DEPARTMENT
(208) 884-5533, FAX 888-6854
October 10, 2002
RECEIVED
OCT 2 1 2002
City Of Meridian
City Clerk Office
. Request for Approval of a Preliminary Plat Consisting of Two (2)
Building Lots, One (1) Other Lot and a New Public Road on 39.23 Acres of Land,
in an R-4 Zone, by the Joint School District NO.2 (File No. CUP-02-023).
. Request for Approval of a Conditional Use Permit for the Development
of a New Elementary Schoo~ Two to Three (2-3) New Charter/Professional High
Schools, and a School District Administration Building, in an Zone, by the Joint
School District No.2 (File No.CUP-02-035).
We have reviewed this submittal and offer the foUowiog comments, as conditions of the
applicant. These conditions shall be considered in full, nnless expressly modified or deleted
by motion of the Meridian City Council:
APPLICATION SUMMARY & BACKGROUND
The Applicant, Joint School District No.2, has requested approval of a preliminary plat
consisting of two building lots, one "other" lot, and a new public road and approval of a
conditional use permit for the construction of a new elementary school and a new charter high
school and conceptual approval of two (2) more new charter high schools and a new School
District administration building.
The School District has been trying to cope with the dramatic growth rate that the City of
Meridian has been experiencing for the last decade, and the School District is again in need of
another new elementary school to keep pace with the rate of enrollment. The proposed
elementary school is to be located east of the existing Charter High School located on Locust
Grove and the new Charter high school will be located directly east of the existing school.
In the future, the School District would like to construct a new administration building and
several new charter high schools within the proposed subdivision.
PP 02.023,CUP-I12-03S
Education CampuLPP,CUP
Planning & Zoning CommissionlMayor & City Council
October 10, 2002
Page 2
The School District will be removing an existing private drive on the property that currently
provides access to Jim Hollister's property located adjacent to the southeast comer of the
proposed subdivision. The School District will provide access to Hollister property via the new
public road that will be installed as part of this subdivision. In order to facilitate the new access
to the Hollister property, the School District and Mr. Hollister have recorded a record of survey
to amend the location of the original property line between the properties by forty feet,
LOCATION & SURROUNDING USES
The subject property's address is 3800 N. Locust Grove, located approximately a y., mile north of
Ustick Road.
The following uses surround the subject property:
North - Rural residential (Heritage Subdivision), zoned R-I (Ada County),
Sonth - Sununerfield Subdivision, zoned R-4.
East - Rural residential-agricultural, zone RUT (Ada County).
West - QueDZner Commons Subdivision, zoned R-4.
PRELIMINARY PLAT FINDINGS AND REOumEMENTS
Sections 12-3-3 J.2. and 12-3-5 D read as follows: "10 determining the acceptance of a
proposed subdivision the Commission/Council shall consider tbe objectives of this title and
at lcast the following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision is in conformance with the adopted comprehensive plan text,
policies and Future Land Use Map, which designates the property as "quasi-public".
b. The availability of public services to accommodate the proposed development;
Staff finds that public services are readily available to the lots within the proposed
subdivision.
c. The continnity of the proposed development with the capital improvement
program;
Staff finds that the subdivision is in conformance with and will not negatively impact the
capital improvement funds.
d. The public financial capability of supporting services for the proposed
development;
Staff finds that the development will not require major expenditures by the City of
Meridian for supporting services.
PP 02-023,CUP-02-o35
Education Campus.PP.CUP
Planning & Zoning Commission/Mayor & City Council
October 10, 2002
Page 3
e. The other hcalth, safety or environmental problems that may be brought to the
Commission's attention,
Staff finds that there will not be any health, safety or environmental problems associated
with this subdivision that should be brought to the Councilor Commission's attention.
PRELIMlNARY PLAT SITE SPECIFIC COMMENTS
1, The proposed pedestrian pathway/utility access lane on the south side of the property
shall be constructed with an asphalt surface capable of supporting truck traffic,
Additional easement to the City of Meridian will be required for any extension of the
existing sanitary sewer,
2, Add a note to the preliminary plat that explains the shared/cross access easement
situation for the lots.
3. Water and sewer services shall be provided via the extensions from mains existing or
being installed adjacent to the proposed campus.
4, Underground, year-round pressurized irrigation must be provided to a11landscape areas
on site, Please submit hook-up and design details based on the proposed landscaping,
Due to the size of landscaped area, primary water supply connection to the City's mains
will not be allowed. Applicant shall be required to utilize any existing surface or well
water for the primary source, If City water is proposed as a secondary source, developer
shall be responsible to pay water assessments for the entire common open area.
5. Add a note to the face of the plat indicating who will be responsible for the maintenance
of Lot 1, Block 1 of the proposed subdivision.
6, All drainage swales shall be built in compliance with the City's Landscape Ordinance.
7, Applicant shall provide a temporary turn-around on the east end ofE. Herron's Crossing
Drive in accordance with Fire Department Comments.
PRELIMlNARY PLAT GENERAL REOUIREMENTS
1, Submit letter from the Ada County Street Name Committee, approving the subdivision and
street names. Make any corrections necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3, Assessment fees for water and sewer service are determined during the building plan review
process,
pp 02.o23,CUP-l12.o35
Education Campus,PP,CUP
. Planning & Zoning Commission/Mayor & City Council
October 10, 2002
Page 4
4. Two-hundred-fifty watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at subdivider's
expense, Typical locations are at street intersections and/or fire hydrants.
5, A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final
plat,
6, All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the area being subdivided shall be tiled per City
Ordinance 12-4-13, The ditches to be piped should be shown on the site plans. Plans will
need to be approved by the appropriate irrigation/drainage district, or lateral users
association, with written confirmation of said approval submitted to the Public Works
Department,
STANDARDS FOR CONDmONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use
permit if they sball find evidence presented at tbe hearing(s) is adequate to establish (11-
17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking, landscaping and other features as may be required by this
Ordinance;
Staff finds that the site is large enough to accommodate the required landscaping, yards
and other features required by the Zoning Ordinance,
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
Staff finds that the proposed use and development plan is harmonious with recently
adopted Comprehensive Plan. The Future Land Use Map designates the property as
"public/quasi public" and includes a school symbol on the subject property, Staff further
finds that the proposed use is in compliance with ordinances contained in the Meridian
City Code.
c. That the design, construction, operation, and maintenance will be compatible with
otber uses in the general neighborbood and with the existing or intended cbaracter
of tbe general vicinity and that sucb use will not adversely change the essential
character ofthe same area;
Staff finds that the proposed use will be compatible with the existing and proposed
residential uses in the general vicinity,
PP 02-023,CUP-02-03S
Education Campus.PP.CUP
Planning & Zoning CommissionlMayor & City Council
October 10, 2002
Page 5
The Council and Commission should consider public testimony when determining if the
proposed use will change the essential character of the area.
D. That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
Staff does not anticipate that the proposed uses will have an adverse affect on the other
property in the vicinity, if designed, constructed, operated and maintained in accordance
with any conditions of approval and the City Ordinances,
The Council and Commission should rely upon public testimony to determine if the
development will adversely affect the other properties in the vicinity,
E. That the proposed use wiD be served adeqnately by essential public facilities and
services such as highways, street, police, and tire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establisbment of
proposed conditional use shall be able to provide adequately any such services;
Staff finds that the proposed development will be adequately served by the essential
public facilities and services listed above.
F. That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
Staff finds that the proposed use would not create excessive additional requirements at
public cost for public facilities and service and will not be detrimental to the economic
welfare of the community. Staff" finds that the proposed uses will provide the needed
educational facilities required to keep up with the city's explosive growth.
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
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff does not anticipate that the proposed use will be detrimental to the general welfare
of the community by means of increased noise, smoke fumes, glare or odors generated by
the proposed educational uses.
Traffic will be increased in the area, and the applicant has provided a Traffic Impact
Study (TIS) that details the extent of the increased traffic at build out ofthe project. The
increased traffic will increase the length of delays at many of the intersection in the
general vicinity of the schools. Please review ACHD's analysis of the TIS and ACHD's
site specific conditions of approval for further information.
PP 02-l123,CUP-lI2'()35
Education Campus.PP.CUP
Planning & Zoning CommissionlMayor & City Council
October 10, 2002
Page 6
H. That the proposed use will 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 proposed use(s) will have vehicular approaches that will be designed
to meet ACHD standards and will be designed to reduce any interference with any traffic
on the surrounding public streets.
I. 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 no natural or scenic feature will be lost, damaged or destroyed by issuance
of this conditional use.
SITE SPEClFIC REOUIREMENTS
1. A separate conditional use permit will be required prior to development of the "future"
administration building and "future" professional technical high schools (buildings "c" and
"D" on the submitted site plans).
2, Landscaping, fencing, irrigation, pathway and roadway improvements for Phase(s) 2, 2A and
3 shall be completed prior to occupancy of the new charter high school or the new
elementary school. Landscaping shall be installed in the aforementioned phases as submitted
on the landscape plan (dated September 12, 2002). Tree locations shall be coordinated with
the Public Works Department for those areas where sanitary sewer exists or is proposed.
3, The construction and dedication of the proposed E. Heron's Crossing Drive shall be
completed prior to the occupancy of the proposed elementary school.
GENERAL REOUIREMENTS
1, A Certificate of Zoning Compliance shall be obtained prior to applying for a building
permit.
2. This Conditional Use Permit shall be valid for a maximum period of 18 months. If
construction has not begun within this timeframe, a new conditional use permit must be
obtained prior to the start of development,
RECOMMENDATION
Staff recommends approval of the applications, with the aforementioned findings and conditions
of approval,
pp 02'()23,CUP'()2'()35
Education CampU9.PP.CUP
.
.
.
.
.
.
October 18, 2002
City Of Meridian
City Clerk Office
TO:
City Council and Meridian Planning & Zoning Commission
FROM:
Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Education Campus Subdivision PP 02-023
. g will be the requirements and/or concerns to provide minimum levels of
. QI1 for the proposed project:
#low consistent with Appendix ill-A of the Uniform Fire Code be
;$ervice the entire project. Fire hydrants shall be placed an average of
J997 UFC Appendix ill-A
. nal fire hydrants are required before combustible construction begins,
1.4.2 & 901.3
cceptance 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 for internal & externa1 roads shall be 28' inside and 48' outside radius.
6. A 20' wide fire lane shall be provided around the proposed Elementary School.
7. The proposed project will have an unknown transient popu1ation and will have an
unknown impact Meridian Fire Department requests for service. According to a
report completed by Fire & Emergency Services Consu1ting Group in February of
2000 our requests for service are projected to reach 2800 in the year 2005 and 3800
by the year 2010, this is up from 2069 responses in the year 2000.
. . . . . . . . . . . . . . . . . . . . . . .
October 18, 2002
Page 2
8. 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 fur Basic Life Support. The budget
constraints are typically defined as capital outlay for facilities that are located within
1.5 miles from a given location and sufficient operational funds to staff the facilities,
A fire station is scheduled to become operational in the fall of 2003 in this service
area,
9. An approved temporary turn-around shall be provided at the East end ofE, Heron's
Crossing Drive.
10, The Meridian CitylRural Fire Department would like to enter into discussions about
establishing a partnership to provide a site for a public safety education center, If
feasible, a site would be identified East of Phase 2A to locate a manufactured home
which would be used to instruct school age children on home fire safety procedures.
. .
(I ~~~lRIjAJ CENTRAL DISTRICT HEALTH DEPARTMENT
_HEALTH Environmental Health Division
DEPARTMENT
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
(I. u.. P Dd... -0 ~..r
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t5:(J""c~ {>...
Return to:
o Boise
DEagle
o Garden Cily
p3Melidian
o Kuna
OACZ
o Star
Lt./J\.
,
~wh
o 1, We have No Objections to this Proposal. OCT 1 1 (,002
02, We recommend Denial of this Proposal. City of Meridian
City Clerk OfficE'
o 3, Specif~c knowledge as to the exact type of use must beE!.~~de~~ ~re we can comment on this Proposal.
~,,--~......--"'-_"!- -..,.--, ---.... -<- "..,.,-. ,-.
o 4. We will require more data concerning soil conditions on this Proposal before we can comment.
o 5, Before we can comment concerning individuai sewage disposal, we will require more data concerning the depth of:
o high seasonal ground water 0 waste flow characteristics
o or bedrock from original grade 0 other
o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters amJ/or
surface waters.
07,
~8.
~,
~o.
011.
This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability,
After w~ c:~froval from appropriate entities are submitted, we can approve this proposal for:
ral sewage 0 community sewage system 0 community water well
o interim sewage ~entral water
o individual sewage 0 individual water
The following pian(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
~tral sewage Qcommunity sewage system
o sewage dry lines acentral water
o community water
Run-CIff is not to create a mosquito breeding problem,
This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
o 12, if restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations,
o 13. We will require plans be submitted for a plan review for any:
o food establishment 0 swimming pools or spas
o beverage establishment 0 grocery store
%14.
o child care center
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Date: ""i / I' f"/ 0.2.-
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J?7J,--..WI/1-rY7L
Reviewed By:
COH09l00lkc
Review Sheet
. ~
~ CENTRAL
{i8tir~
MAIN OFFICE' 707 N. ARMSTRONG PL' BOiSE.]D 83704-0825' (208) 375-5211 . FAX 327-8500
Tv preve,1l and treat disease and disability,' to promote healthy lifestyles; alld 10 protect al/d promote "it! health and quality of Ollr em'iro1lment,
STORM WATER MANAGEMENT RECOMMENDATIONS
. "._~ _..-" 0''''''-'__._ __.,.
It is recommended that storm water be pre-treated through a grassy swale
prior to discharge to the subsurface to prevent impact to ground water and
surface water quality. The engineers and architects involved with the design
ofthis project should obtain current best management practices for storm
water disposal and design a storm water management system that is
preventing groundwater and surface water degradation. Manuals that could
be used for guidance are:
State of Idaho Catalog of Storm water Best Management Practices For
Idaho Cities and Counties.
Prepared by the Idaho Division of Environmental Quality, July 1997.
Stormwater Best Management Practices Guidebook.
Prepared by City of Boise Public Works Department, May 2000.
Serving Valley, Elmore, Boise, and Ada Counties
Ada / Boise County Office
707 N. Armsrong PI
Boise. 10 8370il
Enviro, Health' 327-7499
Family Pianning: 327-7400
Immunizations: 327-7450
Senior Nutrition: 327-7A60
V\ilC: 327-7488
FAX: 327-8500
Ado-WIC Satellite Office
1606 Robert St.
Boise. 10 83705
Ph. 334-3355
FAX: 33A"3355
Elmore County Office
520 E 8th Street N,
Mountain Home, ID 536<17
Enviro. Health: 587-9225
Family Health: 587~4<107
WIC: 587-4409
FAX: 587-3521
Volley County Office
703 N. 1 sf Street
P.O. Box 1448
McCall. 10. 83638
Ph. 634-7194
FAX: 634-217.1
SETTLERS' IRRIGATION DISTRICT
, P.O, BOX 71:571 . BOISE, IDAHO B3707
PHONE 344-e471
COpy
. October 16,2002
RECEIVED
OCT 1 7 2002
Gary Lee
JUB Engineers
250 S. Beechwood Avenue, Suite 201
Boise, ID 83709
City of Meridian
City Clerk Office
Re: PP 02-023 Preliminary Plat for Joint School District #2 at 3800 N. Locust Grove.
Oear uary:
After review of the preliminary plat of the above-mentioned application Settlers
Irrigation District requests the following:
1. All irrigation and drainage facilities/easements will need to be protected that are
effected by this project. The facilities involved are the Parkins Nourse Lateral
coursing along the north boundary, and the Leighton Lateral courses along the
east boundary. A licensed agreement needs to be in place prior to construction,
2. All Storm drainage must be retained on-site.
3. Plan review/inspection fees shall be paid prior to any approvals.
4. If this development wishes to have SID own, operate, and maintain the pressure
irrigation system an agreement needs to be in place prior to construction.
If you have any questions please call 343-5271.
L. in~.c;ereTlY~' .
~CV~
Nathan Draper, Manager
Settlers Irrigation District
Cc: Will Berg, City of Meridian
/
EMBERS
eerd
Willi:tJll L M. Nary
Chl.'ric ~'h.:CanJless
Keith Bird
~
.,,,,.,.i.~ j ~;: LEGAL DEPARTMENT
~..'._~~~~ "f. (~08) ZH8-2499 . Fax 28S-250]
r-.... ~ /' ,'TY OF [;:tll~H ',' , P,"'RKS & RECREATION
\..../VI endiCfn~-";. ,.. R~CFTVR (208 8:~'~~;~ :~~:9:-5501
~ IDAHO ,N;., (208 898-5500 -Pax g~7.[297
;>- /'pL. T 0 7 2002 llU WING DEPARTMENT
~ C. .P~ l208 887-1211 . Fax 88i .1297
.\t~ ~
~TRI'A"IIl\I<V,"\ PL NNING AND ZONING
_ 884-5533 . Fax R88-6RS4
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVEL~E~ROJECTS
WITH THE CITY OF MERIDIAN ~ \QJ lP 11
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: October 17, 2002
Transmittal Date: October 4, 2002 Hearing Date: October 24, 2002
File No,: PP 02-023
Request: Preliminary Plat approval ,of 2 building lots and 1 other lot on 39.23 acres in
an R-4 zone for Education Campus Subdivision
By: Joint School District No.2
Location of Property or Project: 3800 North Locust Grove
David Zaremba, P/Z (No VAR, VAC, FP) Meridian School District (No FP)
Jerry Center.;, P/Z (No VAR, VAC, FP) Meridian Post Office (FPIPP only)
Leslie Mathes, P/Z (No VAR, VAC, FP) Ada County Highway District
Keven Shreeve, P/Z (No VAR, VAC, FP) Community Planning Assoc.
Ke~h Borup, P/Z (No VAR, VAC. FP) Central District Health
Robert Corrie, Mayor Nampa Meridian Irrig, District
Bill Nary, CIC Settlers Irrigation District
Tammy deWeerd, CIC Idaho Power CO, (FPIPP only)
Ke~h Biril, CIC U.S, West (FPIPP only)
Cherie McCandless, CIC Intermountain Gas (FPIPP only)
Water Department Bureau of Reclamation (FPIPP only)
Sewer Department Idaho Transportation Department (No FP)
San~ary Service (No VAR. VAC, FP) Ada County (Annexation only)
Building Department YO~CiSe Remar)5: ,
-----,..LFire Department "4e. ~.&:fI~ ~~A'/~AlPHf- 1P-.4~.bd5
~police Department ~ O>tla I i -ttIb _ _ ~_
City Attomey d
City Engineer r'.AfJI . ?If- ...,or- /bk/v 2..-
City Planner I'
Parks Department
RECEIVED
OCT 1 I 2002
City Of Meridian
City Clerk Office
33 EAST IDAHO. MERIDIAN. IDAHO 83642
(208) 888-4433 ' Fax (208) 887-4813 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 288.1193
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LEGAL DEPARTMENT
(:!OS) 188.2499. Fax 288-2501
PARKS & RECREATION
(208888.3579. Fax 898-5501
PUBLIC WORKS
(108) 898.5500 -Fax 887.1297
BUILDING DEPARTMENT
(208) 887.2211. Fax 887-1297
PLANNING AND ZONING
C!08) 88-/.-5533 . Fax 888-6854
CITY COU
Tammy d~Wcerd
William l. M, Nary
Cherie McCandless
Keilh Bird
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: October 17,2002
Transmittal Date: October 4, 2002 Hearing Date: October 24, 2002
File No.: PP 02-023
Request: Preliminary Plat approval ,of 2 building lots and 1 other lot on 39.23 acres in
an R-4 zone for Education Campus Subdivision
By: Joint School District No.2
Location of Property or Project: 3800 North Locust Grove
David Zaremba, PIZ (No VAR, VAG, FP)
Jerry Centers, PIZ (No VAR, VAG, FP)
Leslie Mathes, P/Z (No VAR, VAG, FP)
Keven Shreeve, P/Z (No VAR. VAG. FP)
Keith Borup, P/Z (No VAR, VAC, FP)
_ Robert Corrie, Mayor
Bill Nary, C/C
Tammy deWeerd, C/C
Keith BirO, C/C
. Cherie McCandless, C/C
V Water Department
Sewer Department
Sanitary Service (No VAR, VAG, FP)
BUilding Department Your Concise Remarks1
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FPIPP only)
Ada County Highway District
Community Planning Assoc.
Central District Health
Nampa Meridian Irrig. District
Settlers Irrigation District
idaho Power CO. (FP/PP only)
U.S. West (FP/pPonly)
Intennountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annex.5ononly) ,
n::: 'P......- /'Yl.~J d....,..,
,.".;, 4- ro/ ~1l-'*IJ?7...--:r
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RECEIVED
OCT - 9 2002
City of Meridian
City Clerk Office
33 EAST IDAHO' MERIDIAN, IDAHO 83642
(208) 888.4433 . Fax (208) 887.4813 . City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 288- I 193
MAYOR
Robert D. Corrie
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11903
LEGAL DEPARTMENT
(208) 288-2499' Fax 288-2501
CITY COUNCIL MEMBERS
Tammy deWeerd
Wilbom L. M, Nary
Ch~ric t\.-kCandless
Kl'ith Bird
PARKS & RECREAT10N
(208888-3579' Fax 898.5501
PUBLIC WORKS
(208) 898-5500 'Pax 887-1297
BUILDING DEPARTl'vlENT
C~08) 887-121 J . Fax 887-1297
PLAi'.'NING AND ZONING
L!08) 88-1--5533 . Fax ~88-685..j.
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: October 17.2002
Transmittal Date: October 4, 2002 Hearing Date: October 24. 2002
File No,: PP 02-023
Request: Preliminary Plat approval ,of 2 building lots and 1 other lot on 39.23 acres in
an R-4 zone for Education Campus Subdivision
By: Joint School District No.2
Location of Property or Project: 3800 North Locust Grove
./
.
David Zaremba, P/Z (No VAR. VAC, FP)
Jerry Centers, P/Z (No VAR, VAC, FP)
Leslie Mathes, P/Z (No VAR, VAC, FP)
Keven Shreeve, P/Z (No VAR, VAC, FP)
Keith Borup, PIZ (No VAR. VAC, FP)
Robert Corrie, Mayor
Bill Nary, CIC
Tammy deWeerd, CIC
Keith Bira, C/C
Cherie McCandless, C/C
Water Department
Sewer Department
Sanitary Service (No VAR, VAC. FP)
Building Department Your Concise Remarks:
Fire Department
Police Department
City Attomey
City Engineer
City Planner
Parks Department
RECEIVED
OCT - 8 2002
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Community Planning Assoc,
Central District Health
Nampa Meridian Irrig, District
Settlers Irrigation District
Idaho Power CO. (FP/PP only)
U,S, West (FP/pPonly)
Intermountain Gas (FP/PP only)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County (Annexalion only)
CITY OF MERIDIAN
33 EAST IDAHO. MERID~ER DEPT.
(208) 888-4433 . Fax (208) 887-4813 . Cily Clerk Omce Fax (208) 888-4218 . Human Resources Fax (208) 288-1193
City of Meridian
City Clerk Office
REo~~~n
U~I-"~-~~~~ 08:SqA FROM:Sanitar.
/
Seruices, I 208-888-5~2
TO:Meridian Clerk
P:2/3
,..~"
'.lrrw:....,,
oUe~dl~~;~' .~; \,
~,,::,~,~~f
M.WOR
Robm 0 Como
CIT\' COl~NCIL MEM~aRS
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William L. M. N.;lry
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K<llh tllrd
I..GAI. 05PARTMEN r
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I'ARKS II< RECRI!ATION
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PLANNING AND ZOl'ltNC
(108) !).SJ. 5S33 . f.:l.l: ~i'ls'u1:j.i
--'.
TRANSMITIALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CllY 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 10 Meridian City Clerl<'s Office
AlIn: WiIl6erg, City ClerK, by: October 17,2002
Transmittal Date: October 4,2002 Hearing Date: October 24, 2002
File No.: PP 02-023
Request' Preliminary Plat approval ,of 2 building lots and 1 other lot on 39.23 acres in
an R.4 zone for Education Campus Subdivision
By' Joint School District No, 2
location of Property or Project: 3800 North Locust Grove
/
V
David Zaremba. PIZ (No VAR. IIAC. FP)
Jerry Centers, PIZ (NO VAR. VAC. FPI
Leslie Mathes. PIZ (No VAR. VAC, FP)
Kevan Shreeve. P/Z (No liAR. VAC. FP)
Keith Borup. P/Z (NO VAR. VAC, FPI
Raben Corrie. Mayor
Bill Nary, cle
Tammy deWeerd, CIC
Keith Biril, CIC
Cherie McCandless, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, IIAC. FP)
BulJdlng Department Your Concise Remarks:
Fire Department d. CO"'"HJ...:l'nr t2
Police Department
City Anomey
City Engineer
City Planner
Parks Department
Meridian, School Olsll1ct (No FP)
Meridian Post Office {FPIPP only}
Ada County HIghway District
Community Planning Assoc,
Central District Health
Nampa Meridian lnig. Olsllicl
Settlere Irrigation OISlI1c\
Idaho Power CO, (FPIPP .nIy)
U.S. West (FPIPPOIlIy)
lntennountaln Gas (FPtPP only)
Bureau 0' Reclamation (FPiPP onty)
Idaho Transportation ~partment (No FPi
Ada COIlnty (Ann...lion only)
""...tl.$ ""T,......,
. --e.,.... c;.,1'l.~t.olL.... :..s,':'.
RECEIVED
OCT I 4 2002
City Of Meridian
}} c~~-r IMHO. MERIDIAN, IDAHO H3(A2 City Clerk Office
(!OS) gSS.4,4)). F.... (20SIS87.4SI) . CilY Clerk Orlkc P., (20~1 g88.~18 . Hum." Resource, f:u (208) 288.119J
OCT 14 '02 09:05
J _~, . I I I I , r....
208-888-5052 PAGE. 02
.
~ & ~ 1~ Z)i4tIUct
1503 fiRST STREET SOUTH NAMPA, IDAHO 83651-4395
fAX # 208-463-0092
October 8, 2002
RECEIVED
OCT 1 1 2002
Phones.: Ar:ea Code 208
OFfiCE: Nampa 466-7861
SHOP: Nampa 466-0663
Will Berg, City Clerk
City of Meridian
33 East Idaho
~ID83642 -
City of Meridi!,o
-City Clerk OffICe
Re: PP 02-023 Preliminary Plat approval for Education Campus Subdivision
Dear Commissioners:
The Nampa & Meridian Irrigation District has no comment on the above-mentioned
application as it is out of our District.
Sincerely,
/~&'~
Bill Henson, Asst. Water Superintendent
NAMPA & MERIDIAN IRRIGATION DISTRICT
BH:dll
C: File - Shop
File - Office
Water Superintendent
APPROXIMATE IRRIGABlE ACRES
RIVER flOW RIGHTS, 23,000
BOISE PROJEG RIGHTS - 40,000
.;;.~.t..."
. ~ Ada County Highway District
Right-oi Way & Development Department
Planning Review Division
This application requires Commission action due to the fact that it generates large volumes of traffic and is
located within the north Meridian Planning Area. This item is scheduled to be on the consent agenda on
November 6, 2002, Tech Review for this item was held with the applicant on October 18, 2002. Please refer
to the. attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177,
atuning@achd.ada.id.us
File Numbers:
Education Campus Subdivision / MPP02-023/ MCUP02-035
Representative: JUB Engineers, Inc.
250 Beechwood Avenue, Suite 201
Boise, Idaho 83709
RECEIVED
OCT 2 1 2002
City Of Meridian
City Clerk Office
[Q:
~
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Site address: 3800 North Locust Grove Road
Owner/Applicant: Meridian Joint School District #2
911 Meridian Road
Meridian, Idaho 83642
Application Information
The applicant is requesting conditional use and preliminary plat approval for a 3-lot commercial subdivision
on 39.23-acres. The applicant is proposing to construct a new Meridian School District Educational Campus
that will include one elementary school, two senior high charter schools, two senior high professional
technical high schools and one District administration building.
Acreage: 39.23
Current Zoning: R-4
Proposed Zoning: R-4
Proposed buildable lots: 2
Proposed common lots: 1
Vicinity Map
Meridian Education earn us
1
A, Findings of Fact
1, Trip Generation: This development is estimated to generate 2,816 additional vehicle trips per day (0
existing) based on the submitted traffic study.
2, Impact Fees: The impact fee rate from the fee tables for these uses are:
There is no impact fee associated with elementary and senior high schools at this time.
The impact fee for the administrative office has been classified as Government Office, which is
$2,505.00 per thousand square feet of gross building area.
The impact fee determination is based on the impact fee ordinance in effect at this time.
3, Traffic Impact Study: A traffic impact study was required with this application, The following is a
summary of the findings:
. The proposed development is projected to generate an average daily traffic (ADT) of 2,816
vehicles per day (vpd), of which the peak hour traffic (PHT) is 621 vehicles per hour (vph).
. As a result of the site build-out, traffic on the vicinity roadways is expected to increase as follows:
traffic on Ustick Road west of Locust Grove Road may increase by 300 vpd: traffic on Ustick
Road east of Locust Grove Road may increase by 800; McMillan Road west of Locust Grove
Road may increase by 200 vpd: McMillan Road east of Locust Grove may increase by 700 vpd:
Locust Grove may increase by 2,700 vpd.
. The overall intersection of Locust Grove Road and Ustick Road is currently operating at a LOS C
with a delay of 22 seconds in the PM peak hour, and a LOS B with a delay of 20 seconds in the
AM peak hour. At build-out of the educationai campus site, the intersection will continue to
operate at LOS C with a delay of 35 seconds in the PM peak hour, and at a LOS C with a delay of
31 seconds in the AM peak hour.
. The overall intersection of Locust Grove Road and McMillan Road is currently operating at a LOS
B with a delay of 14 seconds in the PM peak hour, and a LOS B with a delay of 11 seconds in the
AM peak hour, At build-out of the educational campus site, the intersection will continue to
operate at LOS F with a delay of 155 seconds in the PM peak hour, and at a LOS F with a delay
of 80 seconds in the AM peak hour.
. The south site access intersection on Locust Grove operates at an acceptable level of service
with acceptable vehicular delays with a tmo-way stop controlled intersection. The south access
on Locust Grove Road should be designed with an exclusive left-turn lane, and a right-turn lane.
. The north site access intersection on Locust Grove is anticipated to operate at an LOS F with a
delay of 130 seconds in the PM peak at the site access approach with a tmo-way stop controlled
intersection. This site access intersection is anticipated to operate at a LOS D with a delay of 30
seconds in that AM peak at the site access approach.
. The intersection of Ustick Road/Locust Grove Road meets the peak hour signal warrant for the
2012 background traffic conditions. The intersection will continue to meet the peak hour signal
warrant for the 2012 site build-out traffic conditions. Based on the data available at the time of
this study, the existing signal and intersection configuration will have adequate capacity for the
2012 build-out conditions.
2
. The intersection of Locust Grove Road/McMillan Road meets the peak hour signal warrant for the
2012 background traffic conditions. The intersection will continue to meet the peak hour signal
warrant for the 2012 site build-out traffic conditions. A detailed analysis will be needed when the
projected traffic volumes are reached before instailing a signal.
. Locust Grove Road requires left-turn and right-turn deceleration lanes for traffic turning into the
site at both access intersections. Both site access intersections shouid have an exclusive left-turn
lane with a through and right-turn lane,
. Locust Grove Road, McMillan Road, and Ustick Road have adequate existing capacity to handle
the traffic from the educational campus at build-out. These roads will not have adequate capacity
to handle the build-out of the 12-square mile North Meridian Planning Area at 2020. Any
improvements on these roadways should be based on the recommendations of the North
Meridian Traffic Study.
. The McMillan Road/Locust Grove Road intersection needs to be improved with widening of all
four approaches for acceptable operation in 2012 for both build-out and non-build out conditions,
The widening should include left-turn lanes on all approaches. Additionai right-turn lanes are
optional, but will further improve the intersection operation.
. The intersection of Locust Grove Road/North Access intersection meets the peak hour signal
warrant for the 2012 build-out scenario. With the installation if a signal at this intersection, and no
geometric modifications the intersection will be under capacity. A detailed analysis will be needed
when the projected traffic volumes are reached before installing a signal.
. The anticipated traffic volume at the south approach is 1,100 vpd, while the traffic volume at the
northern approach is 3,000 vpd, The roadway leading to the northern approach should be
classified as a collector street, and built to Collector Street Standards to the eastern elementary
school approach. The roadway should be built to Local Street standards east of the elementary
school. Access should be designated in accordance with the ACHD's access requirements.
. All site access locations meet the ACHD's policy requirements.
Roadway Capacity Analysis on Vicinity Roadways:
Ustick W/ Locust 9.400 9.700 14.000 2-Lane Minor Under
Grove Arterial
U stick E/ Locu st 10.80 11.600 14.000 2-Lane Minor Under
Grove Arterial
McMillan W/ Locust 6.300 6.500 14.000 2-Lane Minor Under
Grove Arterial
McMillan E/ Locust 8.500 9.200 14.000 2-Lane Minor Under
Grove Arterial
Locust N/ McMillan 4.900 5.100 14.000 2-Lane Minor Under
Grove Arterial
Locust Ad'acent to 7900 10600 14000 2-Lane Minor Under
3
Grove Site Arterial
Locust S! Ustick 11.300 11,700 14.000 2-Lane Minor Under
Grove Arterial
Intersection Capacity:
Ustick Rd.l Locust PM Sil!nal C C C *
Grove Rd.
Ustick Rd.l Locust AM Sil!nal J! C C *
Grove Rd.
McMillan! Locust PM 4-wav B f f Under
Grove sto Ca aci
McMillan! Locust AM 4-wav J! D f Under
Grove sto Ca aci
. - Currently Signalized
In addition to the submitted traffic impact study for this site, staff has included the executive summary
of Washington Group International's regional (North Meridian) traffic impact study,
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 ofT4N
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 additional 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. ft 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 approximateiy 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 arteriai 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.
4
. Chinden Soulevard is forecasted with 5-lane section in the study area. Right turns lanes may be
required at some access and arterial intersections.
. McMillan Road is forecasted with a 5-lane section east of Slack Cat. McMillan Road is forecasted
with a 3-lane section west of Slack 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 Slack Cat. Ustick Road is forecasted with a
3-lane section west of Slack 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 turn lanes may be required.
. Slack 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-lane 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.
4, Site Information: The site is currently vacant
5. Description of Adjacent Surrounding Area:
a. North: Heritage Subdivision
b. South: Summerfield Subdivision
c. East: 102-acre vacant parcel
d. West: Heritage Commons Subdivision
6,
Impacted Roadways
Locust Grove Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
980-feet
Minor arterial
South of McMillan Road was 4,719 on 6/28/01
North of Ustick Road was 5,709 on 6/20/01
Setter than "C"
35 MPH
Mc Millan Road
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
O-feet
Minor arterial
West of Locust Grove Road was 3,598 on 6-20-01.
East of Locust Grove Road was 5,135 on 6-20-01,
Setter than "C"
35 MPH
5
Ustick Road
Frontage:
Functional Street Classification:
Traffic count:
O-feet
Minor arterial
West of Locust Grove was 6,510 on 6-20-01.
East of Locust Grove was 7,640 on 6-20-01,
Better than "C"
35 MPH
Level of Service:
Speed limit:
7. Roadway Improvements Adjacent To and Near the Site
Locust Grove Road is improved with 24-feet of pavement with no curb, gutter or sidewalk abutting the
site, Locust Grove Road will have a 5-foot detached sidewalk constructed on the west side of Locust
Grove Road as a part of the Heritage Commons Subdivision.
McMillan Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site.
Ustick Road is improved with 2-traffic lanes with no curb, gutter or sidewaik abutting the site.
8. Existing Right-of-Way
Locust Grove Road currently has 50-feet of right-of-way abutting the site (25-feet from centerline),
9. Site History
The District has not previously reviewed this site.
10. Five Year Work Program
There are not any roadway projects that are scheduled within this area that have been programmed
in the District's Five Year Work Program.
11. Other Development in Area
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 upwards of 700 to 900 residential lots, schools,
office/commerciallots, 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.
. 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 plat application for a 285-lot
subdivision on 75.4 acres (Heritage Commons Subdivision).
. 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
6
dwellings, 11 office buildings, 1 commercial building, 1 fire station, 1 city park and 1 private park
(Lochsa Falls Subdivision).
. On July 17, 2002, the Commission approved a request for approval for an annexation and rezone
for a 135,000 square foot Middle School within the Meridian School District.
. On August 21, 2002, the Commission approved a preliminary plat application for a 144-lot
residential subdivision on 43-acres (Sundance Place Subdivision).
. On August 28,2002, the Commission approved a preliminary plat application for a 12-lot
residential subdivision on 5-acres (Drawbridge Subdivision).
. On September 11, 2002, the Commission approved a preliminary plat application for a 49-lot
residential subdivision on 7,30-acres (Tully Cove Subdivision),
. On October 23,2002, the Commission approved an 89-lot residential subdivision on 15.4-acres
(Cobblefield Crossing Subdivision).
Due to the large number of inquiries and submitted development applications in this area, staff and
the deveiopment 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. Education Campus 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.
B. Findings for Consideration
1. Right-of-Way
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,
As a part of the North Meridian Traffic Plan, it was noted that a 3-lane roadway with curb, gutter, 5-
foot concrete detached sidewalks and bike lanes within 70-feet of right-of-way would be adequate to
accommodate the projected traffic volumes on Locust Grove Road. Due to the fact that the North
Meridian Traffic Plan recommended a 70-foot right-of-way on Locust Grove Road and the
Commission has supported the recommendations in the past, staff is recommending that the
7
applicant dedicate 70-feet of right-of-way (35-feet from centerline) as opposed to 96-feet of right-of-
way (48-feet from centerline),
2, Sidewalk
District pOlicy requires 5-foot wide (minimum) concrete sidewalk on all collector streets (7204.6,5).
The applicant should construct 5-foot concrete sidewalk abutting the site on Locust Grove Road. The
sidewalk should be located 2-feet within the new right-of-way. If the sidewalk should meander
outside of the right-of-way, the applicant should provide the District with an easement.
3. Roadway Offsets
District policy 7204,11.6 states that the optimum spacing for collector intersections along arteriai
roadways is 1 ,700-feet to allow adequate signal spacing. The minimum spacing that is acceptable for
collector intersections along arterials is 1,300-feet.
The applicant is proposing to construct East Heron's Crossing Drive at the north property line (at the
half mile). This roadway location meets District policy and should be approved with this application.
4. Roadway Street Sections
District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section within
70-feet of right-of-way. This right-of-way width would allow for two 11-foottravellanes, an 11-foot
center-turn lane, 6-foot bike lanes, curb, gutter, 5-foot planter strip with a 5-foot detached concrete
sidewalk.
The Commission has recently reviewed and approved an alternative collector roadway. The collector
roadway is a reduced street section that has a 33-foot street section with curb, gutter, 5-foot detached
sidewalk and bike lanes with no parking.
According to the submitted traffic impact study, East Heron's Crossing Drive should be constructed as
a collector roadway.
The applicant is proposing to construct East Heron's Crossing Drive as a 3-lane collector roadway
that tapers to a 2-lane collector roadway,
The applicant is proposing to construct East Heron's Crossing Drive (from Locust Grove Road to the
driveway that is proposed to be located approximately 2,300-feet east of Locust Grove Road) as a
46-foot street section with three travel lanes, curb, gutter, 5-foot bike lanes, and 5-foot concrete
sidewalk within 56-feet of right-of-way. The applicant has proposed that the sidewalk located on the
south side of East Heron's Crossing Drive be detached and placed within an easement. The
proposed street section meets District policy and is approved with this application.
The applicant is proposing to construct East Heron's Crossing Drive (from the driveway that is
proposed to be located approximately 2,300-feet east of Locust Grove Road to the east property line)
as a 36-footstreet section with curb gutter and 5-foot concrete sidewalk within 50-feet of right-of-way.
The proposed street section is the standard street section for a local residential roadway, Due to the
fact that East Heron's Crossing Drive is proposed to stub to the east property line to a vacant 1 02-
acre parcel, staff recommends that the roadway be constructed as a 2-lane collector roadway. Staff
recommends that the 2-lane collector roadway be constructed as a 33-foot street section with curb,
gutter, 5-foot detached sidewalk and bike lanes with no parking on either side. This alternative street
section will accommodate future traffic volumes traveling from the east, will reduce the pavement
8
.4
width of the road, will allow the construction of striped bike lanes, and will remain within the proposed
right-of-way (50-feet).
Any costs associated with the construction of East Heron's Crossing Drive should be borne by the
applicant due to the fact that the Education Campus Subdivision requires the construction of the
roadway to accommodate traffic volumes throughout the development.
5, . Stu b Streets
District policy 7203.5,1 and 7205.5 requires stub streets to provide intra-neighborhood circulation and
to provide access to adjoining parcels. District policy also requires temporary turnarounds with a
temporary easement provided to the District at the end of stub streets that serve more than one lot, or
are greater than 150-feet in length with a sign at the terminus of the roadway stating that, "THIS
ROAD WILL BE EXTENDED IN THE FUTURE".
The applicant is proposing to construct East Heron's Crossing Drive as a stub street that will extend
to the east property line approximately 61 O-feet south of the north properly line. Staff is supportive of
this location. Due to the fact that this roadway will be greater than 150-feet in depth, the applicant
should construct a temporary turnaround at the terminus of the roadway and install a sign at the
terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
6, Driveways
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
20 to align or offset a minimum of 1 05-feet from any existing or proposed driveway,
District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of
25 to align or offset a minimum of 1 05-feet from any existing or proposed driveway.
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.
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.
The applicant is proposing to construct one driveway to intersect Locust Grove Road approximately
570-feet south of the north properly line. This driveway is proposed to align with East Heritage Place
(a roadway that was approved on April 17 , 2002 with the Heritage Commons Subdivision). This
driveway meets District policy and should be approved with this application.
The applicant is proposing to construct five driveways on East Heron's Crossing Drive.
The applicant is proposing to construct a 25-foot wide driveway on the south side of East Heron's
Crossing Drive approximately 290-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
The applicant is proposing to construct a 40-foot wide driveway on the south side of East Heron's
Crossing Drive approximately 630-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
9
The applicant is proposing to construct a 25-foot wide driveway on the south side of East Heron's
Crossing Drive approximately 920-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
The appiicant is proposing to construct a 30-foot wide driveway on the north side of East Heron's
Crossing Drive approximately 1 ,060-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
The applicant is proposing to construct a 25-foot wide driveway on the south side of East Heron's
Crossing Drive approximately 2,020-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
The applicant is proposing to construct a 30-foot wide driveway on the north side of East Heron's
Crossing Drive approximately 2,300-feet east of Locust Grove Road. This driveway meets District
policy and should be approved with this application.
7. Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feel. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds, The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 100-square foot area,
8, Turn Lanes
According to the submitted traffic impact study, Locust Grove Road requires left-turn and right-turn
deceleration lanes for traffic turning into the site at both access intersections.
The applicant should construct an exclusive left-turn lane and a right turn deceleration lane on Locust
Grove Road at the East Heron's Crossing Drive intersection. The applicant should coordinate the
design of the lanes with the District's Traffic Services Department, 387-6140.
The applicant should construct an exclusive left-turn lane and a right turn deceleration lane on Locust
Grove Road at the driveway proposed to be located approximately 570-feet south of the north
property line. The applicant should coordinate the design of the lanes with the District's Traffic
Services Department, 387-6140.
9, No Other Access
Other than the access points specifically approved with this application, direct lot access Locust
Grove Road is prohibited. These restrictions should be noted on the final Pial.
10. Special Notification to the Applicant and the City of Meridian
The internal parking configuration as it is proposed, will promote cut through traffic. District staff is
concerned that traffic will utilize the drive aisle that is within the parking lot to travel from Locust Grove
Road to East Heron's Crossing Drive. To eliminate the potential for cut through traffic, the applicant
should redesign the parking lot configuration.
10
C. Site Specific Conditions of Approval
1, Dedicate 35-feet of right-of-way from the centerline of Locust Grove 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 5-foot concrete sidewalk abutting Locust Grove Road located 2-feet within the right-of-way,
If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk.
3. Construct East Heron's Crossing Drive at the north property line (at the half mile), as proposed.
4. Construct East Heron's Crossing Drive (from Locust Grove Road to the driveway that is proposed to
be located approximately 2,300-feet east of Locust Grove Road) asa 46-foot street section with three
travel lanes, curb, gutter, 5-foot bike lanes, and 5-foot concrete sidewalk within 56-feet of right-of-
way, as proposed. Provide the District with an easement for the sidewalk on the south side of East
Heron's Crossing Drive.
5, Construct East Heron's Crossing Drive (from the driveway that is proposed to be located
approximately 2,300-feet east of Locust Grove Road to the east property line) as a 33-foot street
section with curb, gutter, 5-foot detached sidewalk and bike lanes with no parking on either side,
6, Construct East Heron's Crossing Drive as a stub street that will extend to the east property line
approximately 61 O-feet south of the north property line, as proposed. Construct a temporary
turnaround at the terminus of the roadway and install a sign at the terminus of the roadway stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE".
7. Construct a driveway to intersect Locust Grove Road approximately 570-feet south of the north
property line. as proposed.
8. Construct a 25-foot wide driveway on the south side of East Heron's Crossing Drive approximately
290-feel east of Locust Grove Road, as proposed.
9. Construct a 40-foot wide driveway on the south side of East Heron's Crossing Drive approximately
630-feet east of Locust Grove Road, as proposed.
10. Construct a 25-foot wide driveway on the south side of East Heron's Crossing Drive approximately
920-feet east of Locust Grove Road. as proposed.
11. Construct a 30-foot wide driveway on the north side of East Heron's Crossing Drive approximately
1,060-feet east of Locust Grove Road, as proposed.
12. Construct a 25-foot wide driveway on the south side of East Heron's Crossing Drive approximately
2,020-feet east of Locust Grove Road, as proposed.
11
13, Construct a 30-foot wide driveway on the north side of East Heron's Crossing Drive approximately
2,300-feet east of Locust Grove Road, as proposed.
14, Pave the driveways their fuil 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,
15, Provide a minimum turning radius of 45-feet for ail turnarounds.
16. Construct an exclusive left-turn lane and a right turn deceleration lane on Locust Grove Road at the
East Heron's Crossing Drive intersection. Coordinate the design of the lanes with the District's Traffic
Services Department, 387-6140,
17, Construct an exclusive left-turn lane and a right turn deceleration lane on Locust Grove Road at the
driveway proposed to be located approximately 570-feet south of the north property line, Coordinate
the design of the lanes with the District's Traffic Services Department, 387-6140.
18. Other than the access points specifically approved with this application, direct lot access Locust
Grove Road is prohibited. These restrictions shall be noted on the final Plat.
19. Comply with ail Standard Conditions of Approval.
D. Standard Conditions of Approval
1, Any existing irrigation facilities shail be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site shall be borne
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 street cuts in pavement less than five years old are not ailowed 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.
7. Construction, use and property development shall be in conformance with all applicable requirements
of the Ada County Highway District prior to District approval for occupancy.
8, Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance.
12
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 shail 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 property which is the subject of this
application, shall require the applicant to comply with ali rules, regulations, ordinances, plans, or other
regulatory and legal restrictions in force at the time the applicant or its successors in interest advises
the Highway District of its intent to change the planned use of the subject property 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 ali 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
13
Request for Reconsideration of Commission Action
1, Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevaiiing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b, The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting,
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be returned. The Commission shall oniy take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
14
Meridian Education earn us
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15
Joseph Silva
Deputy Chief
Meridian Fire Department
540 E, FnmIdin Rd
Meridian. Id 83642
(208 888-12>4
RECEIVED
OCT 2 2 2002
October 22, 2002
City Of Meridian
City Clerk Office
City Council and Meridian Planning & Zoning Commission
TO:
FROM:
Joseph Silva, Deputy Chief, Fire Prevention
SUBJECT: Education Campus Subdivision PP 02-023 (Revised)
will be the requirements and/or concerns to provide minimum levels of
'p for the proposed project:
ow consistent with Appendix ill-A of the Uniform Fire Code be
'. . ce the entire project. Fire hydrants shall be placed an average of
tJ997 UFC Appendix ill-A
. nal fire hydrants are required before combustible construction begins.
.4.2 & 901.3
cceptance of the water supply for fire protection will be by the Meridian
Water Department.
4. Final approval of the fire hydrant locations shal1 be by the Meridian Fire
Department.
5. All radii for internal & external roads shall be 28' inside and 48' outside radius.
6. A 20' wide fire lane shall be provided around the proposed Elementary School.
7. The proposed project 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 of
2000 our requests for service are projected to reach 2800 in the year 2005 and 3800
by the year 2010, this is up from 2069 responses in the year 2000.
. . . . . . . . . . . . . .
'\I ~ 1, Covvun Sp m-b
ID~:l-4-0'L
l~Vl YlD, 4
October 22, 2002
Page 2
8, 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 defined as capital outlay for facilities that are located within
1,5 miles from a given location and sufficient operational funds to staff the facilities,
A fire station is scheduled to become operational in the fall of 2003 in this service
area.
9. An approved temporary turn-around shall be provided attheEast end ofE. Heron's
Crossing Drive,
10. The Meridian CitylRural Fire Department would like to enter into discussions about
estaiJlishing a partnership to provide a site for a public safety education center, If
feasible, a site would be identified East of Phase 2A to locate a manufactured home
which would be used to instruct school age children on home fire safety procedures,
11. The fire department requests that any future signalization installed as the result of
the development of this project be equipped with Opticom Sensors to ensure a safe
and efficient response by fire and emergency medical service vehicles. This cost of
this installation is to be borne by the developer
PUBLIC HEARING
SIGN-UP SHEET
October 24,2002
DATE
PROJECT NUMBER
PP 02-023/ CUP 02-035
PROJECT NAME
Education Campus Subdivision
NAME
FOR
AGAINST
City Clerk Office