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3/1/2023
Project Narrative
Project Name: Cole Valley Christian Schools
PK-12 New Campus
200 E. Carlton
Meridian, Idaho 83642
Superintendent: Allen Howlett
Location: 71.88 Acres
NE of N Owyhee Storm and W. McMillian Road
Parcel #S0429427800
Applications:
Annexation
Rezone
Conditional Use Permit
Project Narrative:
Cole Valley Christian Schools (CVCS) currently owns 71.88 acres generally located north of
McMillian Road and 0.2 miles west of McDermott Road. The parcel is currently located in Ada
County with an RUT zoning designation and has recently been in agricultural use. CVCS
currently has two existing campuses that will be relocated and consolidated into one building
on the new parcel. CVCS will be requesting annexation, rezoning and approval of a conditional
use permit by the City of Meridian. The new facility will be approximately 259,919 square feet
in two stories, and approximately 48.48 acres of the total parcel will be developed with
associated parking, site access, student play area, exterior athletic venues, and various
outbuildings. The new facility and campus are designed to serve approximately 1825 students,
pre-kindergarten through 121" grade with the potential to add (12) additional classrooms and
300 students with future building additions. Two separate building entrances, parking areas,
bus and vehicle drop off areas have been designed to accommodate PK-Grade 5 at the western
entrance and grades 6-12 at the eastern entrance.
CVCS is requesting approval by the City of Meridian to annex the full parcel (adjusted to 71.28
acres after Owyhee Storm Ave. land swap with adjacent property owner). Development of the
property will occur in two phases; Phase 1 — Exterior Athletic Venues with specific site
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development and Phase 2—Building Construction and remaining site development.The specific
components of the work included in each phase will be outlined in greater detail in the
following Narrative. CVCS will also be requesting approval for rezone of the entire parcel to R-
15 with a Conditional Use approval for a new private school and associated site development.
(5) acres of the site adjacent to McMillian Road and (19.6) acres north of the future campus
development that will remain as vacant land to be retained by CVCS for potential development
later.
CVCS has contracted with Kittelson & Associates to compete a "Transportation Impact Study'
(TIS) for the development and that report has been accepted by the Ada County Highway
District and will be reviewed as part of the overall jurisdictional approval process. A copy of the
TIS is included with the CVCS applications to the City of Meridian.
Public street access to the site will occur on the east and west boundaries of the site. The
eastern access point will be developed with a new public street, Ersatz Road that will connect
to McMillian Road. The second access point will be on the west property line and will be the
extension of the existing Owyhee Storm Avenue. CVCS has negotiated a land swap with the
adjacent property owner to the south to obtain property to complete the extension of Owyhee
Storm to the school property. The public roadways and pedestrian sidewalk site access will be
developed to the standards required by ACHD and the recommendations of the TIS.
There will be four separate vehicle access points to the campus: two from Ersatz Road and two
from Owyhee Storm Avenue. From Ersatz Road the southern vehicle entrance will access the
eastern parking lot and drop off areas that are primarily dedicated to the High School and
Middle School portion of the building and campus. The northern vehicle entrance will access a
smaller secondary parking lot that will include a bus drop off area, a future Career Technical
Building and the emergency vehicle access lane that extends west to Owyhee Storm Ave. From
Owyhee Storm Avenue the southern vehicle entrance will access the western parking lot and
drop off areas that are primarily dedicated to the Pre-School and Elementary portion of the
building and campus. The two parking lots are connected to provide both vehicular and
pedestrian connectivity for the campus.
Primary hours of operation for the campus will be from 7:00 am to 3:00 pm Monday through
Friday. Additional hours of operation will be based upon athletic events and various activities
throughout the school year.These hours will vary but will maintain all requirements specifically
addressed in the Meridian Zoning Ordinance for the type of use.
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Project Phasing Summary
Phase 1 development will generally include the construction of all exterior athletic venues, a
portion of the southeast parking lot, public restroom outbuilding,and the construction of Ersatz
Road and the extension of Owyhee Storm Avenue. The extent of the roadway development in
both required width and length will be determined by the City of Meridian and the Ada County
Highway District. Public utility extension will include all necessary power,water, and temporary
sewer connections to the athletic fields and the public restroom building.
Adjustment and piping of the Creason irrigation lateral will also be considered part of the Phase
1 construction work.Those design documents have been submitted to the irrigation district for
review and approval. The City of Meridian has already approved the Creason Irrigation Lateral
work.
Phase 1 construction will not include any portion of the educational building, tennis courts,
future Career Technical Building, and the western parking lot.
Phase 1 construction will occur when all the necessary approvals have been achieved and
building permits are complete.
Phase 2 development will include all aspects of the campus at full build out.This will include all
remaining site development of parking lots, access points, play structures, full road sections to
the north property line, public utility connections, and the complete educational facility. Phase
2 construction will also include any requirements by the City of Meridian and ACHD to achieve
an occupancy permit and full use of the campus.
Phase 2 development will occur when all the necessary approvals have been achieved, building
permits are complete, and all bidding of the required work has been completed.
Public Utilities
At the complete build out of the campus; power, natural gas, communications, water, and
sewer will be extended to the site. Except for public sewer, all utilities are available to the site
or in close proximity.
Public sewer will be extended to the site from the planned City of Meridian sewer station at
Star Road. Sewer will be extended down McMillian Road and Owyhee Storm Avenue to the
CVCS campus.
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On-site pressurized irrigation will be developed utilizing existing water rights from the Creason
Lateral and a secondary irrigation well and pumping system will also be installed to supplement
irrigation needs during the "shoulder season" watering times.
Site Information: Refer to the attached Site and Landscape Plans
Size: 71.88 acres/ after land swap—71.28 acres
Current Zoning: RTU (Ada County)
Requested Zoning: R15
Required Setbacks (R-15):
Street Landscape buffer= 20'
East Setback= 25'
West Setback= 25'
North Setback= 12'
South Setback= 25'
Landscape Requirements:
Refer to the attached Landscape Plan
Off-Street Parking Requirements: 1 space/400 square feet of building.
Currently the number of parking spaces required = 684
Phase 1—214
Phase 2—329
Future Parking Expansion - 300
Total Parking Spaces = 843
Building Information:
Maximum Allowable Height: 50' (Educational Facility)
Square Footage: Two stories—259,919 square feet.
Building Height:
Auditorium /Gymnasium: 45'-8"
Classroom Wings: 35'-0"
Building Architecture and Materials:
The architectural design elements represent the use of timeless and low maintenance building
materials that will withstand the test of time and use. The building will be constructed of load
bearing masonry walls in two colors with alternating sections of smooth faced texture and split
faced textured block.The parapet elevations have vertical areas of modulation and large panels
of a secondary metal wall panel system to provide elevation interest and color contrast. The
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exterior elevations have aluminum storefront window openings located in a series in both the
masonry and metal panel locations.
The two major entry points are accentuated with a multiple column entry, colored smooth
metal panel accent elements and signage.
The roofing material will be a low slope membrane system located behind parapets that will
also screen rooftop mechanical equipment.
The main commons area will have views to the North through a large curtain wall window
system that will open onto an exterior courtyard area.
Refer to the Project Renderings for additional information.
Closing Comments:
The Cole Valley Christian School community is extremely excited to relocate all their
educational programs to one campus that will serve all students, faculty and stakeholders in a
combined facility and campus in an efficient and safe environment.
CVCS and the entire Design Team respectfully requests your approval of our applications for
Annexation, Rezone, and Conditional Use to the City of Meridian.
If you have any question or comments, please don't hesitate to contact us.
Respectfully submitted,
Amber Van Ocker, Project Architect
Email: amber@Ikvarchitects.com
208-336-3443 ext. 101
LKV Architects
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Submittal Documents:
Legal Description
Vicinity Map
Warranty Deed
Affidavit of Legal Interest
Neighborhood Meeting Notice, Documents, and Attendance Sheet
Traffic Study/July 2022
ACHD Email /Acceptance of TIS
ITD Acceptance of TIS
Property Boundary Adjustment (Extension of Owyhee Storm Avenue)
Creason Lateral Irrigation Project/Approved Plans
Concept Plan and Elevation Drawings
Public Utility Plans
Site Plans
Landscape Plans
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