HomeMy WebLinkAboutEducation Campus PP 02-023
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR EDUCATION CAMPUS
SUBDIVISION, LOCATED AT 3800
N. LOCUST GROVE, ~ MILE
NORTH OF USTICK ROAD,
MERIDIAN, IDAHO
BY: JOINT SCHOOL DISTRICT
NO.2,
APPLICANT
C/C 11112/02
)
)
)
)
)
)
)
)
)
)
)
)
)
Case No. PP-02-023
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entitled matter coming on regularly for public hearing before the City Council
on November 12, 2002, and Brad Hawkins-Clark, Interim Planning Director, for the Planning
and Zoning Department, Joseph Silva, Wendell Bigham, and Wayne Falles, appeared and
testified, and the City Council having received a report from David McKinnon Planner II for the
Planning and Zoning Department, and Bruce Freckleton, Engineering Technician III, and the City
Council having received as part of the record of this matter the recommendation to City Council
of the Planning and Zoning Commission and the applicant having submitted the "EDUCATION
CAMPUS SUBDIVISION, JOINT SCHOOL DISTRICT NO.2, MERIDIAN, ADA COUNTY,
IDAHO, EDUCATION CAMPUS SUBDIVISION PRELIMINARY PLAT, DRAWN BY: EL,
DESIGN BY: BAP, CHECKED BY: GAL, PROJECT NO. 11850, SHEET 1 OF 2,
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION I (PP-02-023)
1
HANDWRITTEN DATE: 9-11-02, 09/11102 F:\ProjectManagers\GALII1850\11850-
Dra\dwg\11850PPl.dwg, OWNERlDEVELOPER: JOINT SCHOOL DISTRICT #2, J-U-B
ENGINEERS, INC. ENGINEERS.SURVEYORS.PLANNERS", Joint School District No.2
submitted for preliminary plat approval and which preliminary plat for approval application is
herein received and adjudged by the City Council pursuant to Meridian City Code S 12-3-3.
Therefore the City Council makes the following findings:
FINDINGS OF FACT
I. That the proposed development is in conformance with the Comprehensive Plan
by reason of the fact that it lies within the existing Urban Area as defined in the Meridian
Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis
Comprehensive Plan and Map, adopted December 21, 1993, and the property is presently zoned
(R-4) Low Density Residential, and requires connection to the Municipal Water and Sewer
System. [Meridian City Code S 11-7-2 C]
2. The preliminary plat is in conformance with the Comprehensive Plan City of
Meridian adopted December 21,1993, Ordinance No. 629.
3. It is determined that public services can be made available to accommodate the
proposed development if the plat complies with the requirements and conditions hereinafter set
forth as conditions of preliminary plat approval.
4. The proposed development is a continuity of the proposed development within the
City's Capital Improvement Program and if the conditions which are requested by the Planning
and Zoning Administrator and the Engineering Technician III and as proposed by the developer
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION 1 (PP-02-023)
2
as stated on the preliminary plat there will be public financial capability of supporting services
for the proposed development.
5. The development ifbuiIt in accordance with the conditions and as proposed, will
not create health, safety or environmental problems and there have been no specifics of any such
concerns brought to the Council's attention.
6. It is found that the Recommendation To City Council of the Planning and Zoning
Commission is reasonable and appropriate for the conditions of approval of the preliminary plat
as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing of the
preliminary plat herein designated as: "EDUCATION CAMPUS SUBDIVISION, JOINT
SCHOOL DISTRICT NO.2, MERIDIAN, ADA COUNTY, IDAHO, EDUCATION CAMPUS
SUBDIVISION PRELIMINARY PLAT, DRAWN BY: EL, DESIGN BY: BAP, CHECKED
BY: GAL, PROJECT NO. 11850, SHEET 1 OF 2, HANDWRITTEN DATE: 9-11-02,09111102
F:\ProjectManagers\GAL\11850\11850-Dra\dwg\11850PPI.dwg, OWNER/DEVELOPER:
JOINT SCHOOL DISTRICT #2, J-U-B ENGINEERS, INC.
ENGINEERS.SURVEYORS.PLANNERS".
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code S 12-
3-5 and based upon the above and foregoing Findings of Fact which are herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
I. The Preliminary Plat of the applicant as evidenced by "EDUCATION CAMPUS
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION 1 (PP-02-023)
3
SUBDIVISION, JOINT SCHOOL DISTRICT NO.2, MERIDIAN, ADA COUNTY, IDAHO,
EDUCATION CAMPUS SUBDIVISION PRELIMINARY PLAT, DRAWN BY: EL, DESIGN
BY: BAP, CHECKED BY: GAL, PROJECT NO. 11850, SHEET 1 OF 2, HANDWRITTEN
DATE: 9-11-02, 09111102 F:\ProjectManagers\GAL\11850\11850-Dra\dwg\11850PP I.dwg,
OWNER/DEVELOPER: JOINT SCHOOL DISTRICT #2, J-U-B ENGINEERS, INC.
ENGINEERS.SURVEYORS.PLANNERS", is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
A. Adopt the Recommendations ofthe 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 shall 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 shall be provided to all landscape
areas on site. 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 shall 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 shall be responsible for the
maintenance of Lot I, 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 ofE. Herron's
Crossing Drive in accordance with Fire Department Comments.
7. All fencing on the entire northern boundary of this project shall be chain link
with plastic slats of a neutral and non-offensive color.
8. Applicant shall try to enter into negotiations with neighbors regarding a proposed
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION / (PP-02-023) 4
walkway access between this property and the residential subdivision to the
north, but the walkway shall not be a requirement of the Applicant if negotiations
cannot be agreed upon between the Applicant and the neighbors.
General ReQuirements
I. 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.
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 fmal 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
I. 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,
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION / (PP-02-023) 5
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
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
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION / (PP-02-023)
6
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
I. 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 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 ofIdaho 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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION / (PP-02-023)
7
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.
C. Adopt the Meridian Fire Department Recommendations as follows:
I. 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. An approved temporary turnaround shall be provided at the East end of East
Heron's Crossing Drive.
8. 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.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION / (PP-02-023)
8
D. Adopt the Recommendation of the Settler's Irrigation District.
I. 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.
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.
F. Comply with the City Council's action from their November 12,2002 meeting as
follows:
I
1. The Council strongly encourages a long term agreement between the Meridian
City/Rural Fire Department and Joint School District No.2 which would provide
land upon which the Department can erect and operate a public safety education
facility. Such agreement is not a condition of the plat or conditional use permit.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION / (PP-02-023)
9
BY})pon of the City Council at its regular meeting held on the
day of {'/t2Ye hv~ , 2002.
I tf-fJ.
ROLL CALL
COUNCILMAN BIRD
VOTED$
VOTED~
COUNCILWOMAN deWEERD
COUNCILWOMAN McCANDLESS
VOTED~
COUNCILMAN NARY
VOTED~
-
~~
MAYOR ROBERT D. CORRIE
(TIE BREAKER)
VOTED
Copy served upon Applicant, The Planning and Zoning Department, Public Works
Department and City Attorney.
By~(4.- ~9-
City Clerk
Dated:
Z:\Work\M\Meridian\1vl:eridian 15360M\Joint School Dist 2 Ed Campus PP...QZ-023 CUP-02-035\FtCJsOrdPP.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
EDUCATION CAMPUS SUBDIVISION I (PP-02-023)
10