HomeMy WebLinkAboutEducation CampusCUP-02-035 (2)
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. CUP – 02-035
REQUEST FOR CONDITIONAL )
USE PERMIT FOR AN ) RECOMMENDATION TO CITY
EDUCATIONAL CAMPUS IN AN ) COUNCIL
R-4 ZONE )
)
JOINT SCHOOL DISTRICT NO. 2, )
Applicant )
1.The property 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
Rd. Meridian, ID 83642.
3.Applicant is owner of record.
4.The subject property is currently zoned R-4. The zoning district of R-4 is defined within
the City of Meridian Zoning and Development Ordinance, Section 11-7-2.
5.The Applicant requests the Conditional Use Permit for construction of a new elementary
school and charter high school and conceptual approval of two (2) more charter high
schools and a new School District administration building. The R-4 zoning designation
within the City of Meridian Zoning and Development Ordinance requires a Conditional
Use Permit be obtained for most uses including those requested by the Applicant.
(Meridian City Zoning and Development Ordinance, Section 11-8-1).
6.The Meridian Planning and Zoning Commission recognizes that the proposed application
is in compliance with the Meridian Comprehensive Plan.
7.The use proposed which is the subject of this will, in fact, constitute a conditional use as
determined by City policy.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2- Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City Council
of the City of Meridian that they approve the requested Conditional Use Permit 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 Requirements
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 East Heron’s Crossing Drive shall be
completed prior to the occupancy of the proposed elementary school.
General Requirements
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.
B. Adopt the Recommendations of the 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).
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2- Page 2
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 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2- Page 3
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.
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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2- Page 4
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 Recommendations of the Meridian Fire Department 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 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
EDUCATIONAL CAMPUS SUBDIVISION – JOINT SCHOOL DISTRICT NO. 2- Page 5
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.
E. Adopt the Recommendations of the Sanitary Service as follows:
1.Enclosure widths are inadequate for buildings A and B and must be adjusted accordingly.
2.Applicant shall provide curb cuts for vehicle access.
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RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF CONDITIONAL USE PERMIT FOR
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