HomeMy WebLinkAboutEducation Campus PP-02-023RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2 - Page 1
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT APPROVAL FOR
EDUCATIONAL CAMPUS
SUBDIVISION
JOINT SCHOOL DISTRICT NO. 2,
Applicant
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Case No. PP – 02-023
RECOMMENDATION TO CITY
COUNCIL
1. The property is approximately 39.23 acres in size and is located at 3800 N. Locust
Grove, ¼ mile north of Ustick Road, Meridian.
2. The owner of record of the subject property is Joint School District No. 2, 911
Meridian Road, Meridian, ID 83642.
3. Applicant is owner of record.
4. The subject property is currently zoned R-4. The zoning of R-4 is defined within
the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5. The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner:
Two (2) building lots and one (1) other lot for a new elementary school and
charter high school.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2 - Page 2
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminary plat as requested by the
applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
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. Water and sewer services shall be provided via the extensions from mains existing
or being installed adjacent to the proposed campus.
3. Underground, year-round pressurized irrigation must be provided to all landscape
areas on site. Please submit hookup and design details based on the proposed
landscaping. Due to the size of the 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.
4. 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.
5. All drainage swales shall be built in compliance with the City’s Landscape
Ordinance.
6. Applicant shall provide a temporary turnaround on the east end of E. Herron’s
Crossing Drive in accordance with Fire Department Comments.
7. All fencing surrounding this project shall be chain link with plastic slats of a
neutral and non-offensive color.
8. Applicant shall enter into negotiations with neighbors regarding a proposed
walkway access between this property and the residential subdivision to the north.
General Requirements
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2 - Page 3
3. Assessment fees for water and sewer service are determined during the building
plan review process.
4. Two hundred fifty watt, high pressure sodium streetlights will be required at
locations designed by the Public Works Department. All streetlights shall be
installed at subdivider’s expense. Typical locations are at street intersection
sand/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.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Requirements
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
breading 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) 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, 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
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2 - Page 4
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 610 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 feet 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.
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 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.
15. Provide a minimum turning radius of 45 feet for all 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 to Locust grove Road is prohibited. These restrictions shall be noted on the
final Plat.
19. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2 - Page 5
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 year 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.
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 is required prior to building construction
in accordance with Ordinance #195, also known as Ada County Highway District
Road Impact Fee Ordinance.
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 DIGLINE
(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 of 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 property 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 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2 - Page 6
C. Adopt the Meridian Fire Department Recommendations as follows:
1. A fire flow consistent with Appendix III-A of the Uniform Fire Code be provided
to service the entire project. Fire hydrants shall be placed an average of 400’
apart.
2. Operational fire hydrants are required before combustible construction begins.
3. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
4. Final approval of fire hydrant locations shall be by the Meridian Fire Department.
5. All radii for internal and 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 on 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.
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 turnaround shall be provided at the East end of East
Heron’s Crossing Drive.
10. The Meridian City/Rural 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.
D. Adopt the Recommendation of the Settler’s Irrigation District.
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 coursing along the
east boundary. A license 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2 - Page 7
4. If this development wishes to have SID own, operate, and maintain the
pressurized irrigation system an agreement needs to be in place prior to
construction.
E. Adopt the Recommendations of the Central District Health Department as `
follows:
1. The Applicant’s central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
2. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
4. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
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