CC - Staff Recommended Conditions - 10/23STAFF RECOMMENDED CONDITIONS OF APPROVAL
1. Planning Division
1.1 Development Agreement provisions (WASD Properties Parcel # S0432438650 and S0432438700):
1.1.1 Compliance with the specific use standards listed in UDC 11-4-3-14, Education Institution, is
required, including the provisions for accessory uses and portable classrooms.
1.1.2 Any outdoor lighting provided on the site, including any stadium and parking lot lighting, is required
to comply with the standards listed in UDC 11-3A-11.
1.1.3 Construct a detached 10-foot wide multi-use pathway/sidewalk along the east side of the north/south
half mile collector street from W. Ustick Rd. to the north boundary of the annexation area; and along
the north side of W. Ustick Rd. to the east boundary of the annexation area in accord with the
Pathways Master Plan. Pathway landscaping shall be provided in accord with the standards listed in
UDC 11-3B-12C.
1.1.4 To mitigate extended response times for the Police Department, a Student Resource Officer (SRO)
will be added to the annual contract between West Ada School District (WASD) and the City of
Meridian and placed at Owyhee High School for school safety, prevention and education outreach
programming. Recognizing that the cost of placing an SRO at Owyhee High School is an operational
expense, a new contract is approved/signed on an annual basis, and increases/decreases in funding
determine priorities for WASD, an SRO must be provided for no less than the first three (3) years
after opening (i.e. 2021-2022, 2022-2023, 2023-2024).
1.1.5 All improvements to adjacent roadways and intersections as required by ACHD shall be completed
prior to issuance of Certificate of Occupancy for the high school.
1.1.6 A north/south collector street shall be constructed at the half mile along the west boundary of the site
from W. Ustick Rd. to the north boundary of the annexation area in accord with the Master Street
Map; this will include construction of a crossing over the McFadden Lateral. (Note: If the collector
street is not extended to W. McMillan Rd. for a second public street access to the site, a temporary
turnaround that meets ACHD and Fire Department requirements may be required.)
1.1.7 An east/west collector street shall be constructed along the north boundary of the high school site and
stub to the east boundary of the WASD property to the Spriggel (#S0432141900) and Acclima
(#S0432417350) parcels in accord with the Master Street Map with a temporary turnaround that
meets ACHD and Fire Department requirements.
1.1.8 An east/west local street shall be constructed from the north/south collector street to the Flowers
parcel (#S0432438800) at the east boundary of the WASD property with a temporary turnaround that
meets ACHD and Fire Department requirements prior to issuance of Certificate of Occupancy for the
high school. The concept plan shall be revised accordingly.
1.1.9 The school district shall provide bus service for all students attending the high school and future
elementary school until such time as safe, separate pedestrian and bicycle access between
neighborhoods and the school site is provided, as determined by the Safety Bussing Committee in
accord with WASD Policy 702.51 and §33-1501 (“The Board may transport any pupil a lesser
distance when in its judgement the age or health or safety of the pupil warrants.”) (UDC 11-4-3-
14E.4).
1.1.10 Detached sidewalks/pathways (as applicable) shall be provided along the frontage of the annexation
area on W. Ustick Rd. and N. McDermott Rd. (on the Spriggel parcel) as set forth in UDC 11-3A-17.
1.1.11 Another public street access, in addition to the collector street access proposed via Ustick Rd., that
meets Fire Department separation requirements per International Fire Code Appendix D104.2, shall
be constructed to the site prior to issuance of Certificate of Occupancy for the high school. This may
be accomplished through one of the following means (or other means not listed):
i. Extension of the north/south collector street at the half mile from the WASD property to W.
McMillan Road; this will include construction of a bridge over the Five Mile Creek, water and
potentially sewer main infrastructure in the street, and a detached 10-foot wide multi-use
pathway/sidewalk along the east side of the street.
ii. Extension of an east/west public street from N. McDermott Rd. to the north/south collector
street. In the event SH-16 is extended and access is cut off from N. McDermott Rd. before the
north/south collector street is extended to W. McMillan Rd., another public street access shall
be constructed that meets Fire Department requirements prior to the access being closed.
1.1.12 Except for the proposed north/south collector street at the half mile, direct access via W. Ustick Rd. is
prohibited in accord with UDC 11-3A-3.
1.1.13 A property boundary adjustment application may be submitted to reconfigure the existing parcels to
create a buildable parcel for the future elementary school; otherwise, the property will be required to
be subdivided to create a buildable parcel.
1.1.14 With future development of the elementary school site, construct a public street along the east
boundary of the site from the east/west collector street to the north property boundary as shown on the
conceptual development plan; this will include construction of a crossing over the McFadden Lateral.
1.1.15 Future development of this site shall generally comply with the site plan submitted with the
conditional use permit for the high school and the conceptual development plan submitted for the
future residential area adjacent to W. Ustick Rd. and the elementary school at the north boundary of
the site.
1.2 Development Agreement Provisions (Spriggel, Parcel #S0432141900):
1.2.1 Future development of the subject property shall be generally consistent with the conceptual
development plan unless otherwise amended through a Development Agreement modification
application.
1.2.2 The existing home shall hook up to City water and sewer services within 60 calendar days of services
becoming available. At such time, the existing well may only be used for irrigation purposes and the
septic system shall be abandoned as set forth in Meridian City Code 9-1-4.
1.3 Conditional Use Permit – Site Specific Conditions of Approval: (only applicable to high school site)
1.3.1 The site/landscape plan submitted with the Certificate of Zoning Compliance application shall be
revised as follows (as applicable):
a. Depict vegetative groundcover in required landscape areas per the standards listed in UDC 11-
3B-7C and 11-3B-8C.
b. The east/west local street at the half mile shall be built to ACHD’s collector street standards and
in accord with the Master Street Map.
c. Depict a minimum 20-foot wide street buffer along the south side of the east/west collector street
at the half mile as set forth in UDC Table 11-2A-6, landscaped in accord with the standards listed
in UDC 11-3B-7C; depict minimum 5-foot wide detached sidewalks on both sides of the street in
accord with UDC 11-3A-17.
d. Depict a minimum 20-foot wide street buffer along the east side of the north/south collector street
at the half mile as set forth in UDC Table 11-2A-6, landscaped in accord with the standards listed
in UDC 11-3B-7C.
e. Depict a 10-foot wide detached sidewalk/multi-use pathway along the east side of the north/south
half mile collector street in accord with the Pathways Master Plan, landscaped per the standards
listed in UDC 11-3B-12C.
f. Depict an east/west local street from the north/south collector street to the Flowers parcel
(#S0432438800) at the east boundary of the annexation area with a Fire Department approved
turnaround; minimum 5-foot wide sidewalks are required on both sides of the street in accord
with UDC 11-3A-17.
1.3.2 Accessory uses and future portable classrooms shall comply with the specific use standards listed in
UDC 11-4-3-14.
1.3.3 Outdoor lighting, including parking lot and stadium lighting, shall comply with the standards listed in
UDC 11-3A-11.
1.3.4 The proposed site layout and structures are required to comply with the design standards listed in
UDC 11-3A-19 in the Architectural Standards Manual (ASM).
1.3.5 Submit a Certificate of Zoning Compliance (CZC) and Administrative Design Review (DES)
application to the Planning Division for approval of the proposed use and final site layout and
building design prior to submittal of a building permit application.
1.3.6 Development of this site shall substantially comply with the site plan, landscape plan and building
elevations included in Exhibit A as amended by the conditions of approval in this report.
1.3.7 The applicant shall comply with the Specific Use Standards listed in UDC 11-4-3-14, Education
Institution.
1.3.8 Prior to issuance of Certificate of Occupancy, a 14-foot wide public pedestrian access easement is
required to be submitted to the Planning Division for the multi-use pathways within the annexation
area that are located outside of the right-of-way for approval by City Council and subsequent
recordation.
1.3.9 The applicant shall comply with the provisions of the Development Agreement associated with the
annexation and zoning of this property.
1.3.10 The applicant shall have a maximum of two (2) years to commence the use as permitted in accord
with the conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or in the
ground as set forth in UDC 11-5B-6F; or a time extension must be requested in accord with UDC 11-
5B-6F.
1.3.11 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does not
relieve the applicant of responsibility for compliance.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval:
2.1.1 A street light plan will need to be included in the final plat and/or building permit application. Street
light plan requirements are listed in section 6-7 of the City's Design Standards. A copy of the
standards can be found at http://www.meridiancity.org/public_works.aspx?id=272
2.1.3 Water system capacity is available to serve this development with the two 12-inch mainline
connections shown on the development plans. A new 12-inch diameter water main will be required
under the collector roadway connection to Ustick Road in compliance with the Water System Master
Plan. 2500 gpm is available at any location in loop around school. Prior to occupancy of the high
school, Applicant shall coordinate with property owners to the east to ensure access to water by
providing easements to proposed water improvements for this project.
2.1.4 The provision of water and sewer service to this development will require significant off-site
improvements to bring utilities to and through the site, which will be the responsibility of the
developer. The site is also subject to reimbursement fees, and upgrade expenses associated with the
Oaks Lift Station, as well as other reimbursement fees associated with the water system.
2.1.5 Upon cursory review of the proposed infrastructure design within Ustick and McDermott Roads, it
does not appear that any of the mainlines are being planned above and beyond what is contemplated
in the approved Meridian Water and Wastewater Master Plans. Therefore they would not be eligible
for reimbursement under Meridian City Code (MCC) 8-6-5. Pump upgrades to the existing lift station
may be eligible for reimbursement, and therefore Applicant will need to follow the provisions of
MCC 8-6-5.
2.2 General Conditions of Approval:
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department,
and execute standard forms of easements for any mains that are required to provide service outside of
a public right-of-way. Minimum cover over sewer mains is three feet, if cover from top of pipe to
sub-grade is less than three feet than alternate materials shall be used in conformance of City of
Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water mains to
and through this development. Applicant may be eligible for a reimbursement agreement for
infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a single
utility, or 30-feet wide for two. 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 prepared by an Idaho Licensed Professional Land
Surveyor, which must include the area of the easement (marked EXHIBIT 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. All easements must be submitted, reviewed, and approved prior to development plan
approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water
for the primary source. If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will be
responsible for the payment of assessments for the common areas prior to prior to receiving
development plan approval.
2.2.5 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting, crossing
or laying adjacent and contiguous to the area being developed shall be tiled per UDC 11-3A-6. In
performing such work, the applicant shall comply with Idaho Code 42-1207 and any other applicable
law or regulation.
2.2.6 Any existing domestic well system within this project shall be removed from domestic service per
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.
2.2.7 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.
2.2.8 Street signs are to be in place, water system shall be approved and activated, and at a minimum, a
compacted gravel access road shall be approved, prior to issuance of building permits.
2.2.9 All improvements related to public life, safety and health shall be completed prior to occupancy of the
structures.
2.2.10 It shall be the responsibility of the applicant to ensure that all development features comply with the
Americans with Disabilities Act.
2.2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
2.2.12 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.13 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.14 Compaction test results shall be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
2.2.15 The applicants 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 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.
2.2.16 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.
2.2.17 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the
standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
2.2.18 The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20%
of the total construction cost for all completed sewer, water and reuse infrastructure for duration of
two years. This surety will be verified by a line item cost estimate provided by the owner to the City.
The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant
must file an application for surety, which can be found on the Community Development Department
website. Please contact Land Development Service for more information at 887-2211.