Staff ReportPage 1 of 1
Tara Green
From: Sonya Wafters
Sent: Thursday, January 22, 2009 1:48 PM
To: Tara Green; Jaycee Holman; Nancy Radford
Cc: Becky McKay
Subject: Education Campus Sub. 2 Final Plat Staff Report for 1/27/09
Follow Up Flag: Follow up
Flag Status: Green
Attachments: Education Campus Sub Z FP.doc
Attached is the staff report for the proposed final plat for Education Campus Sub. 2(FP-08-021). This
item is scheduled to be on the City Council agenda on January 27, 2009. The public hearing will be held
at City Hall, 33 E. Broadway Avenue, beginning at 7:00 pm. Please call or a-mail with any questions.
Becky -Please submit any written response you may have to the staff report to the City Clerk's Office
(greent a~meridiancity.org, hillm~a,meridiancity.org, radfordn~a,meridiancity.org, &
holmanj@meridiancity.org), and myself (e-mail or fax - 888-6854) as soon as possible.
Thank you,
.sow~a wafters
CITY OF MERIDIAN
Planning Department
33 E. Broadway Avenue, Suite 210
Meridian, Idaho 83642
208.884.5533 ph. / 208.888.6854 fax
1/23/2009
STAFF REPORT: Meeting Date: January 27, 2009
(Tabled from January 13, 2009)
TO: Mayor and City Council -~~ -
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Scott Steckline, Land Development Supervisor
208-898-5500
SUBJECT: FP-08-021 -Education Campus Subdivision No. 2
APPLICATION SUNIlVIARY & LOCATION
The applicant, Joint School District No. 2, has applied for final plat approval of 7 commercial building
lots on 25.87 acres of land for the second phase of Education Campus Subdivision. The proposed
subdivision is zoned C-N (Neighborhood Commercial) and L-O (Limited Office).
The applicant is also requesting approval of two existing private streets within the proposed subdivision,
E. Heritage Park Lane and N. Summerside Lane. The private streets are primarily for addressing purposes
and provide access within the site from E. Leigh Field Drive and N. Locust Grove Road.
The City Council approved the preliminary plat (PP-07-025) for Education Campus Subdivision on April
15, 2008. The preliminary plat is a re-subdivision of Lots 1 and 2, Block 1, Education Campus
Subdivision. The submitted final plat substantially complies with the approved preliminary plat.
Education Campus Subdivision is located on the southeast corner of E. Leigh Field Drive and N. Locust
Grove Road, in the SW '/ of Section 32, T. 4N., R. lE.
RECOMMENDATION
Staff recommends approval of the application subject to the conditions listed below.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved development agreement (recorded as instrument #
99050961 and addendum instrument #108115088), annexation (approved in 1999), rezone (RZ-
07-021), and preliminary plat (PP-07-025) applications for this subdivision.
2. If the City Engineer's signature has not been obtained on this final plat by April 15, 2010, the
preliminary plat shall become null and void.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Revise the notes on the face of the plat prepared by Idaho Survey Group, P. C., stamped on
November 18, 2008 by Steven T. Haug, prior to signature of the final plat by the City Engineer,
as follows:
a. Clarify note #11 (i.e. "...on which property the easement lies.")
b. Revise the year in the situate statement from 2008 to 2009.
c. Include Instrument #108115088 in note #15.
d. Complete instrument number(s) on note #16.
e. Modify note #12 to allow for vehicular access as well as pedestrian access.
f. Delete note #17 pertaining to the fire safety education facility lease.
g. Delete note #16 pertaining to issuance of building permits.
Education Campus Sub. 2 FP.doc PAGE 1
h. The sidewalk along Locust Grove shall be placed within a public pedestrian easement
depicted on the final plat.
i. Across-access easement shall be provided to all lots within the subdivision via a note on the
final plat or a separate recorded agreement.
5. Additional trees shall be installed within the street buffer along E. Leigh Field Drive, south of the
fire department building, incompliance with the standards listed in UDC 11-3B-7C as proposed
on the landscape plan in Exhibit D. All other street buffer landscaping and buffers to residential
uses on the site are existing and comply with the standards listed in UDC 11-3B.
6. The private streets, N. Summerside Lane, and E. Heritage Park Lane, shall comply with the
private street standards listed in UDC 11-3F-4 as follows:
a. The private street shall be constructed on a perpetual ingress/egress easement or a single
platted lot that provides access to all applicable properties.
b. Where the point of connection of the private street is to a public street, the private street shall
be approved by the transportation authority.
c. The private street shall provide sufficient maneuvering area for emergency vehicles as
determined and approved by the Meridian Fire Department.
d. Gates or other obstacles shall not be allowed.
e. All drive aisles shall be posted as fire lanes with no parking allowed. In addition, if a curb
exists next to the drive aisle, it shall be painted red.
f. A 5-foot wide attached sidewalk or a 4-foot wide detached sidewallc shall be provided on one
side of N. Summerside Lane (a sidewalk already exists along E. Heritage Park Lane).
The Private Street application is tentatively approved. Per UDC 11-3F-3B, the applicant or owner
shall have one (1) year to complete the following tasks:
a. Obtain approval from the Ada County street name committee for a private street name(s);
b. Contact the transportation authority (ACRD) to install an approved street name sign that
complies with the regulations of the Ada County uniform street name ordinance;
c. Create a perpetual ingress/egress easement or a single platted lot for the private street to all
applicable properties; and
d. The applicant or owner shall provide documentation of a binding contract that establishes the
party or parties responsible for the repair and maintenance of the private street, including
regulations for the funding thereof.
e. Upon completion of the items noted above, the Director shall issue a letter stating that the
private street has been approved. No building permit shall be issued for any structure using a
private street for access to a public street until the private street has been approved. (Ord. 05-
1170, 8-30-2005, eff. 9-15-2005)
8. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information.
9. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-11.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
developer to comply with ACRD, City of Meridian and all other regulatory requirements at the
time of final construction.
10. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
Education Campus Sub. 2 FP.doc PAGE 2
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIItEMENTS
1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
sewer line shall be installed and passed air test and video inspection, final plat recorded and road
base shall be approved prior to applying for building permits.
3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-SC-1.
5. Play equipment shall be installed on Lot 2, Block 1, as depicted in Exhibit E.
6. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
7. The applicant shall provide a 20-foot easement for all public water/sewer mains new or existing,
outside of public right of way (include all water services and hydrants). The easements shall not
be dedicated via the plat, but rather dedicated outside the plat process using the City of
Meridian's standard forms. The easement shall be graphically depicted on the plat for reference
purposes. Submit an executed easement (on the form available from Public Works), a legal
description, which must include the area of the easement (marked EXI-IIBIT A) and an 81/2" x
11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be
sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the
plat referencing this document.
8. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to construction plan approval.
9. Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
10. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
11. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
12. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
13. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
14. Any existing domestic well system within this project shall be removed from domestic service per
Education Campus Sub. 2 FP.doc PAGE 3
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
15. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
16. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
17. The applicant's design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or the ACHD. The design engineer shall provide certification that the facilities have been
installed in accordance with the approved design plans. This certification will be required before
a certificate of occupancy is issued for any structures within the project.
18. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
STAFF RECOMMENDATION
Staff recommends approval of the application, subject to the conditions listed above.
E~~ITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Landscape Plan
E. Private Street Easement Legal Descriptions & Exhibit Drawing
F. Required Findings from Unified Development Code
Education Campus Sub. 2 FP.doc PAGE 4
Ezhibit A -Vicinity Map
Education Campus Sub. 2 FP.doc PAGE 5
Exhibit B -Approved Preliminary Plat (dated: 11/8/07, labeled as Sheet 1 of 1 PRE, prepared by
Engineering Solutions, LLP)
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Education Campus Sub. 2 FP.doc PAGE 6
Ezhibit C -Proposed Final Plat
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Ezhibit D -Landscape Plan
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Education Campus Sub. 2 FP.doc PAGE 8
Ezhibit E -Private Street Easement Legal Descriptions & Ezhibit Drawing
PRIVATE R47+~t3WA`l f3ES~RtPTt~N ~~~
ERST H~~'ITA~E ~+~RM LRNE
EDlJ1;.4T'IC7N CtL(~i~t1S SUBt?l~/IS€LdN #2
Port€c~ras of Lots 1 and ~, 8iock 1 of Education Campus Subdivision, as same is
recorded in Book ~~ of P€ats at f~aga 9ti114, Recr7rds of Ada ~caunty, Idaho, Irac~tad in
tfae North 112 of ttae Southwest 1l4 ®f Seption 32. Tt~vnstaip 4 t~ortM, ftango 1 E~ t.
use tvier€dian, t;ity ofi taAeridian, Arta lecsunty €dah®, more particularly described as
fo~€Ic~wS:
liomnaencing at the West 1i4 corner afi said S~rction 32, from, which tfae
Southv~et comer caf yawl Section ~~ Irs South t~43'31't}4" West, 2653.95 feat,
Thence aP,ong the West boundary Grie ®f saa>fi Section 32 Sou#h fl{2°31'f)4" West, 997.1'
fs~+t; Thbne~ departing said Walt tTOUndary line South S9°313'40" East, 4$.Ob feet to a
point lying on the East right-taf-ways €ine of Nearfh Locust Gr€~ve Reaad, said pciir~t being
the Southwes# corraor rat Lot 1, SIB 1 of said Education Canopus Subdivis€an; Thence
al®ng said East right-of-v+ray Cind end the Vldast boundary €ine a~f said Let 1 PJcsrth
189°31'l~4" East, 376.13 feet to the 17Ba~1. Pi?INT Qi` ~3EGIWNtNG.
Thetacse continuing along said Eas# right-ref-u~ay lane and said. Walt boundary
liras Nc+rth f}Q"31°04" East, 45.4} feet:
7ttence leaving said East right-of-why lin® and said West Exauradary line Scauth
613°38'4Q" East. 12(}.23 feet:
Thence 46. t5 f~set ®lon>~ the arc of a~ curve tr1 the left having a radius of 75:L€0
facet, a centre! angle of 35°15`11)", and a long chord rovhicta teases North 72°43'45" East,
a distat~e caf 45,42 feet;
Thence North 55°o4i'1o" East. 5.55 feet;
Them .23:83 fit slang the arc of a ctanrc. to the right hawing a radius ref
15Q,18{/ feet, a central angle sif {l8°4d9'S2", and a teang dtarsrd which burs Nr~rth
S°41°CJ6" East, a distance ref 23,97 fit:
Thence North 64°16°4}2" East, 15:95 feet:
Ttaence 6$.3f8 feet along the arc ref a a~arve to Ytae right having a radius of
1 atl:SQ fbet, a central angle e~f 26"135"18", and a trang chord which lasers Near€h
77~1€3'A1° East; a distance of 67.71 feet:
°Thonce Sleuth 139"38'418" East, 427.'14 feet
Thence South Ot7`21°2C1° Wit, 32.®4 feet;
Thence North 69`3t3'4J" West, 434.31 feet;
Thence 'r f8.16 feet aicyng the arc of a curve to the left having a radius cal 6i3:C318
ft=sei, a central angle a~f 67`(30°06". and a long chard v~hich lasers Scauth 5b°51'17" V',Ic~st,
a distance rRrf x.23 fret;
Thence 45.1 t3 feet atorag the arc df a reverse curare tai the rigtat flavint~ a radius
ofi45.aQ feet, a eeratrai arrrgle of 61s2Ci°5~"; and a iora~ chcsrci Whicta bears South
~4"01"42" West, a distance ref 4.91 feet;
Theme South S5` 19't~5" tddest. 29.93 fit:
'fherac~ fgCrrth d9~3E'4p" tfVest, 143.4°1 feel tca the f'C3i~1T QE BEGiIVNlfol~.
4*csnt~irting ~,44t3 square feet,. erases cr IeSS.
Education Campus Sub. 2 F'P.doc PAGE 9
PRI`tATE RflALSWAf' G7ESCRIPTION FOR
NORTH StlItAMERSiOE LANE
EC?IiCATION CAI~9PUS SUBDIVtSIC1N #2
A Portian of Lot 2, Blank t of Education Campus Subdivision, as ~sama is
eeaorded in Book 3Fs of Plats of Page 9804, Records of Adat County, Idaho. Mooated in
tFts NortfA t fd of the Southurast 114 of Section 32. Township 4 North, Range 1 Ertst,
Boise Martdian, City of h9eridian, Ada County Idaho, mare particularly dtasaribed as
follows:
Commencing at the West 714 Amer of said Section 32, from which the
Southwest comer of said Section 32 tears South 00°31'94" West, 2658.95 feat;
Thence along the West boundary line of said Section 32 South 00°31'tj4" West, 997. t t
feet; Thc~nco drsparting said West boundary line South 69°38'40" bast, 48.09 feet to a
point aping on the East dght-of--way line o[ North Locust Grove Road, said point being
The Southwest comer of Lot 1, Block 7 of said Education Cararpus Subdivision: Thence
along eclat East sight-of-way Gne and- the V+t~t boundary tine of said Let 1 Norh
00°31'04" East. 421.13 feet
Thence leaving said East right-of-vday line and said Vilest boundary line South
39°38'40° East. 120.23 feet;
Thence 46,75 feet along the arc of a curve tra tlhe left having a radius of 75.00
feet. a ccc antral angle of 35`1 S°10", arxl a tong shoed which taears tVaath 72°43'45" East,
a distance of 45.42 fit;
Thrirt:e North 55'96'10" East, 6.56 leek
Thence 23>9g feet clang the era of a curve to the right having a radius of
t50.t}0 feat, a central angle of 09°09'52", and a long chord which bears North
59°47'06° East,. a distance of 23,97 feet;
Thanc€t Nortlw 64°76'02" East, 18.96 feet;
Thence 68.30 feet along the arr. of a curve to ttas~ right having a radius of
150.00 feet, a esntrai angle of 26'05't3", and a lung chard eahiah gars h7arth
7`7°18`41" East, s distance of 67.71 feet:
Thsnre South 89':18'40" East. 334.'14 feet to the REAL PaiNT GF
BEGINNING;
Ttvenoo 47.04 feet along the arc of a curve to the loft having a radius of 'x0.00
feel, a central angle of 39°50't 6", and a long chord which tsears North 45°26"12" East,
a distance of 42.37 feet:
Thence North 00°31'04" East. 313.16 feet:
Thence North 05°26'1 ~i" UVr?st, 48.20 feet:
Thence North 00` 31'44" East, 24.71 feet:
Thence 47.17 teat along the arc of a starve to the left havirsg a radius of 30.00
feet, a central angle of 90=05'39", and a long chord which bears North 44`31'46" Vilest,
a distance of 42.46 feet tfa a point oft fife South right-of--wttp line of East Leigtr Field
Chive:
Thence slang seed right-of-way Line South 89°:34'3S" East, 196.Ot7 feet;
Thanre leaving said South raght of-evey Ilne 47:07 feet aloax~ the alts of a non-
tangent ounce fo the left having a radius of 30.00 feet: a central angle of 39`54'21", and
a long chord which bears South 45°28'14" West, a distance of 42,39 feet;
Thence South 09°37'04" L'~+est, 25,41 feet;
Thence South 06'28'21" West, 48.20 feet,
Tt>anoe Souht€ 90°31'04" a+Uest, 306.82 fit;
Thence 42.17 feet ak9ng the arc of a curve to the left having a radius of 3000
feet, a central angle of 30 32'23", end a tong chord ttahich gars South 39'95°07" East,
a dDstanoe of 3$.78 feet;
Thenr~ South 00"21'20" blast, 5.97 fat~t:,
Thc~n~ North 89°38'40" bUast, 93.00 fit to flee POINT OF SEGINNiNG.
Crantaining 18,6A0 square fit, more or less.
Education Campus Sub. 2 FP.doc PAGE 10
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Education Campus Sub. 2 FP.doc
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PAGE 11
Ezhibit F -Required Findings from Unified Development Code
1. Private Street Findings:
A. The design of the private street meets the requirement of this article.
The applicant shall comply with the private street design standards listed in UDC 11-3F-4
and the condition of approval listed in this staff report.
B. Granting approval of the private street would not cause damage, hazard, or nuisance, or
other detriment to persons, property, or uses in the vicinity.
If the Applicant complies with the conditions listed in this staff report pertaining to private
streets, Staff does not anticipate any hazard, nuisance or other detriment from the private
streets if they are designed and constructed in accordance with UDC 11-3F-4.
C. The use and location of the private street shall not conflict with the comprehensive plan
and/or the regional transportation plan.
Staff finds that the use and location of the proposed private streets do not conflict with the
Comprehensive Plan and/or the regional transportation plan.
Education Campus Sub. 2 FP.doc PAGE 12