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HomeMy WebLinkAboutVolterra Sub AZ 05-040AZ 05-040 October 3, 2005 MERIDIAN PLANNING & TONING MEETING October 6, 2005 APPLICANT Primeland Development, LLP ITEM NO. REQUEST Annexation and Zoning of 312.67 acres to C -G, L -O and R-4 zones for Volterra Subdivision - southwest and northwest corners of North Ten Mile Road and McMillan Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: See attached Staff Comments CITY ATTORNEY CITY POLICE DEPT:Nn CITY FIRE DEPT: 1 O V CITY BUILDING DEPT: CITY WATE -DEPT: CITY SEWER DEPT: No Comment ( �� CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: l (� ADA COUNTY HIGHWAY DISTRICT: Su AbVllk Cd �t5 CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: S attached Invitation from Engineerin of tions / Affidav' o Posting Contacted: Date: ® Phone: r Emailed: Staff In tials: Materials presented at public meetings shall become property of the city of Meridian. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 STAFF REPORT TO FROM.: SUBJECT RECEIVED 0U 0 3 2001 City of Meridian City Clerk Office P & Z Commission Hearing Date: 10/6/2005 Planning & Zoning Commission Craig Hood, Associate City Planner Volterra Subdivision & Volterra Subdivision South C>Wcrtalan is AZ -05-040 — Annexation and zoning of 312.67 Acres to C -G (35.19 acres), L -O (19.27 acres), and R-4 (258.21 acres). CUP -05-041 — Mixed use development that includes commercial, office and residential uses. Amenities include tot lot play areas, pathways, and useable open space. PP -05-039 — Preliminary plat for 613 lots including 540 detached single- family lots, 9 commercial lots, 11 office lots and 51 common lots on 23 2.3 2 acres. PP -05-040 (South) — Preliminary plat for 227 lots including 134 detached single-family lots, 54 attached single-family lots, 13 commercial lots, 4 office lots and 21 common lots on.80.36 acres. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is requesting annexation and zoning of 312.67 acres of land that is currently zoned RUT in Ada County. The applicant is seeking a C -G zone (General Retail and Service Commercial District) for 35.19 acres, an L -O zone (Limited Office District) for 19.27 acres, and an R-4 zone (Low Density Residential District) for 258.21 acres. The applicant has submitted two preliminary plats for the subject property, one on the north side of McMillan Road (Volterra), and one on the south side of McMillan Road (Volterra South). Volterra Subdivision includes 540 detached single-family lots, 9 commercial lots, 11 office lots and 53 common lots on 232.32 acres. Volterra South Subdivision includes 134 detached single-family lots, 54 attached single-family lots (zero lot lines), 13 commercial lots ana.4 office lots on 80.36 acres. The applicant has d also submitted a Conditional. Use Permit for a Planned Development (CUP/PD) for the property. The CUP/PD includes requests for reductions to the minimum lot.size, minimum street. frontage, minimum house size, side setback and maximum block length of the R-4, zone. The PD also requests that 17 percent of the site be zoned for office and commercial uses, uses that.are not normally permitted in this area, as a use exception (see ,MCC 12-6-3). Amenities for the development include tot lot play areas,, pathways, a swimming pool, a clubhouse area and useable open space. 2. SUMMARY RECOMMENDATION Staff is recommending approval of the subject annexation and zoning (AZ -05-040), preliminary plats (PP -05-039 and PP -05-040), and conditional use permit (CUP -05-041) for the reasons listed herein. However, almost all, of this property is currently not serviceable by the City of Meridian's sanitary sewer system. Sewer service for this development will be via the future North Black Cat lift station. At this point in time the facility is being designed; however; no funding has been approved for the construction. Approval of this development shall be subject to the North Black Cat sewer system being available, and improvements to thewaste water treatment plant being completed. APPLICATION AND PROPERTY FACTS a. Site Address/Location: McMillan Road and Ten Mile Road / SW and NW comers of N. Ten Mile and McMillan Roads within 4N 1 W27 Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAI'F REPORT. QUESTIONS? CALL (208) 884-5533 b. Owners Mary Floyd and E.L. & Shirley Sews Sews Family Limited Trust 5204 Sorrento Circle Boise, Idaho 83704 c. Applicant: Primeland Development 660 E. Franklin Rd. Suite 110 Meridian, Idaho, 83642 d. Representative: Becky McKay, Engineering Solutions e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Designation: Medium Density Residential and Low Density Residential g. Description of Applicant's Request: Annexation and zoning of 312.67 acres for a mixed use development consisting of attached and detached single-family lots, commercial lots and office lots. 1. Date of preliminary plat (attached as Exhibit Al & A2): 07/21/05 (Volterra) 07/13/05 (Volterra South) 2. Date of CUP site plan (attached as Exhibit A3): 06/27/05 3. Date of landscape plan (attached as Exhibit A4): 06/21./05 h. Applicant's Statement/Justification (see Applicant's submittal letters): The proposed overall density (3.56 dwellings per acre) of the project complies with the City's designation of Medium Density Residential, which allows for residential densities which allows 3-8 dwellings per acre. We believe the use of the project will provide a development which will complement the surrounding land uses and will be a continuation of the Bridgetower project. 4. PROCESS FACTS a. The subject application will in fact constitute an annexation and zoning as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 16, a public hearing is required before the City Council on this matter. b. The subject applications will in fact constitute preliminary plats as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a public hearing is required before the City Council on this matter. C. The subject application will in fact constitute a planned development as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 6, a public hearing is required before the City Council on this matter. d. The subject application will in fact constitute a conditional use as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 17, a public hearing is required before the City Council on this ,matter. PAGE 2 Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 e. Newspaper notifications published on: September 19, 2005 and October 3, 2005 f. Radius notices mailed to properties within 300 feet on: September 9, 2005 g. Applicant posted notice on site by: September 26, 2005 5. LAND USE a. Existing Land Use(s): Primarily, the subject site is being used for agricultural purposes. There are two existing homes and several out buildings on the subject properties. There is a home site located near the southwest corner of McMillan and Ten Mile and a home located on the north side of McMillan, approximately 800 feet from Ten Mile Road. b. Description of Character of Surrounding Area: Today, this area is primarily being used for agricultural purposes. All of the properties adjacent to the western boundary of this project are currently zoned RUT in Ada County. There are some single-family homes on large lots located on the northeast corner of Black Cat Road and McMillan Road (Black Cat Estates No. 2). Drawbridge Subdivision, located south of the subject site adjacent to Ten Mile Road, is an R-3 residential subdivision on 5 -acres. The City's Waste Water Treatment Plant is approximately'/4 of a mile south of the subject site. Bainbridge Subdivision was approved for residential development just north of the subject site (subject to sewer availability). Bridgetower and Verona Subdivisions, both mixed-use developments, have been approved on the east side of Ten Mile Road, adjacent to this development. c. Adjacent Land Use and Zoning 1. North: Currently used for agriculture (approved Bainbridge Subdivision), zoned R-8 2. West: Single-family on large parcels and agricultural, zoned RUT (Ada County) 3. South: Drawbridge Subdivision, zoned R-3/Agricultural, zoned RUT (Ada County) 4. East: Verona Subdivision, zoned C -G, L -O and R-8/Bridgetower Subdivision, zoned C -G and R-4 d. History of Previous Actions: N/A e. Existing Constraints and Opportunities: Public Works: Location of sewer: There is a sewer main in Ten Mile Road with enough depth to sewer a small portion of this site. Location of water: There is an existing main in Ten Mile Road. Issues or concerns: A vast majority of this development is currently not serviceable by the City of Meridian's sanitary sewer system. Gravity sewer will not be available to this property till at least early 2008. Vegetation: There are some existing trees on this site that should be protected or mitigated for. The rest of the vegetation on-site is for agricultural purposes. 3. Flood plain: NA 4. Canals/Ditches Irrigation: There are several ditches and drains that abut this site. Except for the White Drain and the Settlers Canal, the applicant is proposing to cover all ditches and laterals that cross, intersect, or are adjacent to the site. Please see the Analysis section below for requirements related to the irrigation ditches, laterals and canals on this site. PAGE 3 Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 5. Hazards: The Settlers Canal lies on the south side of McMillan Road adjacent to this site. The Settlers Canal is deep and wide and could be a hazard. 6. Proposed Zoning: C -G, L -O, R-4 7. Size of Property: 312.67 acres 8. Description of Use: Commercial, Office, Single -Family (attached and detached) f. Subdivision Plat Information (includes Volterra and Volterra South): 1. Residential Lots: 728 2. Non-residential Lots: 37 3. Total Building Lots: 765 4. Common/Other Lots: 72 5. Total Lots: 837 6. Residential Area: 258.21. acres 7. Commercial Area: 54.46 acres 8. Gross Residential Density: 2.3 units per acre (2.8 units per acre excluding proposed L -O and C -G properties) g. Landscaping 1. Width of street buffer(s): Per MCC 12-13-10-4 a 25 -foot wide street buffer is required along Black Cat, McMillan, and Ten Mile roads. Except adjacent to the proposed C -G areas, the applicant is proposing a common lot adjacent to Black Cat, McMillan, and Ten Mile roads that exceeds 25 feet (35 feet typically). A 35 -foot wide landscape easement is proposed adjacent to the C -G areas that abut the arterial roads. A 10 -foot wide street buffer is required along all commercial (local) roads. The landscape plan depicts the required street buffer adjacent to Parma Drive, Sangro Way, Gondola .Drive and Milano Drive. However, except for Gondola Drive, the landscape buffers adjacent to the commercial roads are not depicted on the face of the plats. 2. Width of buffer(s) between land uses: A 20 -foot wide landscape buffer is required between office zones/uses and single-family residential zones/uses. No other land use buffers apply to the proposed development. 3. Percentage of site as open space: 8.5% (26.4 acres) excluding required street buffers. 4. Other landscaping standards: The landscape buffers along the arterial streets should be constructed in accordance with MCC 12-1.3-10. The land use buffers should be constructed in accordance with MCC 12-13-12. City Code requires a 5 -foot wide landscape strip on both sides of a micropath. Further, the landscape strips along micropaths shall include at least one deciduous tree for every 35 feet of length (MCC 12-13-15-4)(except for the micropaths that contain sewer easements). Common open space lots should include at least one deciduous shade tree per 8,000 square feet (MCC 12-13-16-5). h. Conditional Use Information: Non-residential square footage: The applicant is proposing approximately 84,000 square feet of office space; 300,000 square feet of commercial; and 1,500 Volterra A7--05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS'? CALL (208) 884-5533 square feet for a clubhouse. 2. Proposed building height: Per requested zone at the time of building permit submittal. 3. Percentage of site devoted to building coverage: N/A 4. Percentage of site devoted to landscaping: 12.5% (39.1 acres) including street buffers. 5. Percentage of site devoted to paving: 63 acres of the site are for proposed streets. 6. Percentage of site devoted to other uses: N/A 7. Number of Residential units: 728 i. Amenities: Clubhouse, swimming pool facility, multi -use pathway, park plaza, two tot lots, open space. j. Proposed and Required Residential Standards: R-4 Setbacks Proposed Required Side Accessed Garage 15 15 Front Accessed Garage 20 20 Street side 20 20 Side 5 (0' for attached) 5 Rear 15 15 Frontage 41 80 Lot Size 5040 8000 k. Proposed and Required Non -Residential: C -G & L -O: The applicant is not requesting any deviation from. the L -O and. C -G lot sizes, frontage requirements and building setbacks. 1. Summary of Proposed Streets and/or Access: The applicant is proposing to construct five access points onto McMillan Road, five access points onto Ten Mile Road, and one access onto Black Cat Road. Two of the five access points to McMillan Road and two of the access points to Ten Mile Road are driveways for the commercial portion of the project. The remaining access points onto the adjacent roadways are proposed as pubic streets. The ACRD has approved all of the proposed access points. Staff is supportive of the general design of the proposed access points and streets, with one exception. The applicant is proposing to construct Gondola Drive, Malta Drive, San Vito Way/Avenue, Parma Drive, Milano Drive, and Sangro Way with detached sidewalks. Staff is supportive of the detached sidewalks along these roadways, but for the safety of the pedestrians using the walkways, staff recommends that the trees proposed on the back side of the walkways be placed between the curb and the face of the walk, not behind. The width of the planter strip between the curb and the sidewalk shall be in compliance with ACHD's interim policy for planters (at least 6 -feet wide with root barrier or a minimum of 8 -feet wide). For a detailed report on the public streets and access points to public streets, please see the attached Exhibit B. Volterra A7-05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 6. COMMENTS MEETING On September 16, 2005, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian :Parks Department, Meridian .Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 7. COMPREHENSIVE PLAN POLICIES AND GOALS Approximately 230 of the 312 acres is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map, Medium Density Residential areas are anticipated to contain between three and eight dwelling units per acre (net). The remaining 80 acres adjacent to Black Cat Road is designated "Low Density Residential" on the Comprehensive Plan Future Land Use Map. Low density residential areas are anticipated to contain up to three dwellings per acre (net). Some of the larger lots in the development are within the area designated for low density residential. Although the applicant has not submitted calculations, staff believes that this area contains less than 3.0 dwelling units per acre. Excluding the office andcommercial areas, the overall net density is 3.56 dwelling units per acre (2.8 d.u./acre is gross density). Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. The subject lands currently lie within the jurisdiction of the Ada County Sheriffs Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). • The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. • The subject lands are currently serviced by the .Meridian School District 92. This service will not change. The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. • It is not clear how sanity sewer and water service will be extended to the ro iect at this time. It ngy be years before service is available to this pypperty. Municipal, fee -supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. Chapter IV, Goal II: Diversity economic base of City -- make Meridian more than a "bedroom" community. PAGE 6 Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 The applicant is proposing to zone and develop 19 acres of the property for oice use, and 35 acres of the property is planned for commercial use. Although staff believes that North Meridian is nearing capacityfor properties zoned non-residential (see the North Meridian Market Analysis prepared by Thornton, Oliver, Keller Commercial Real Estate, 2005, this is an appropriate location for, and an appropriate amount of, non-residential property. Chapter VII, Goal I: Ensure a variety and balance of land uses to support the Meridian Impact. Staff believes that the applicant is providing both a variety and appropriate balance of land uses that can be supported in this area. Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities within the Impact Area. Staff finds that the majority of this site is designated for Medium Density Residential on the Comprehensive Plan Future Land Use Map (the 80 acres adjacent to Black Cat Road is designated for Low Density Residential). Although commercial uses have not been specifically planned for this property on the Comprehensive Plan Future Land Use Map, the Planned Development Ordinance (MCC 12-6) allows up to 20% of a project to be devoted to uses not normally permitted. • Chapter VII, Goal I, Objective B, Action 5: Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas. Both McMillan Road and Ten Mile Road are classified arterial roadways. The applicant is proposing access from the adjoining residential lots to the commercial areas from micropaths, sidewalks and shared streets. Staff believes that the commercial areas proposed compliment the existing and planned residential areas in the vicinity. • Chapter VTI, Goal IV, Objective D: Encourage appropriate land uses along transportation corridors. Staff believes that the proposed land uses are appropriate along the adjoining transportation corridors (Ten Mile Road, McMillan Road and Black Cat Road). • Chapter VTI, Goal V: Offer a diversity of housing types for a greater range of choice. Within the development, the applicant is proposing a wide variety of lot sizes. The proposed residential lots range in size from over 40, 000 square feet, to around 5, 000 square feet. The applicant is proposing 674 total single-family lots. Fifty-four of the single-family lots (7%) are proposed for attached units while the remaining lots (93%) are for detached single family homes. Staff finds that a block of townhouses or duplexes may fit well within this development, but that the applicant is proposing a range of lot sizes and varied housing types with the subject applications. • Chapter VII, Goal V, Objective A, Action 4: Provide for a wide diversity of housing types (single-family, modular, mobile homes and multi -Family arrangements) and choices between ownership and rental dwelling units for all income groups in a variety of locations suitable for residential development. See analysis above. • Chapter IV, Goal II, Objective A, Action 6: Permit new residential, commercial, or industrial developments only where urban services can be reasonably provided at the time of final Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 approval and development is contiguous to the City. Staff finds that this property is contiguous to the existing limits of the City. However, not all urban services are currently available to this property. Water is readily available in Ten Mile Road, but the sewer in Ten Mile Road has only enough depth to sewer a small portion of this site. Gravity sewer for the rest of this site should be available in early 2008, at the earliest. • Chapter VII, Goal III: Ensure that adequate public services, including transportation, for existing and future development are provided. The intersection of Ten Mile Road and McMillan Road currently has an acceptable level of service (see the traffic impact study summary on pages 9 —11). However, with the build out of the subject site, other developments in the area, and the anticipated construction of the Ten Mile Road interchange, staff believes that this intersection and others in the area could have decreased levels of service in the near future. Except for sanitary sewer, this property can be served adequately by all public services at this time. • Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. The applicant is proposing to extend the multi -use pathway from Verona Subdivision to and through this development to Black Cat Road. The applicant is proposing multiple micropaths between the blocks of the development. Other pedestrian access is proposed to adjacent properties via the sidewalks on the stub streets. The applicant is also proposing pedestrian access to the commercial portion of the development on the north side of McMillan Road, from the residential portion. Staff is supportive of the proposed pedestrian pathway system. • Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The applicant is proposing eleven stub streets to adjacent parcels. Staff is supportive of the proposed stub streets. The applicant is not proposing to extend Upriver Avenue into the site from Drawbridge Subdivision. To enhance connectivity and improve traff e flow, Upriver Avenue should be extended into the site from the south. • Chapter V1, Goal II, Objective A, Action 13: Review new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. Staff has evaluated the adjacent properties and finds that the proposed stub street locations are ideal for future connections. • Chapter VI, Goal 11, Objective A, Action 16: Require continuous, grid -like collectors around the north -south and east -west half -mile lines within the undeveloped sections of Meridian's Area of Impact at the time of new development. Such collectors should be the primary designated bike lane routes in lieu of Arterial streets, whenever possible. The applicant is proposing to construct Malta Drive, San Vito Way and Gondola Drive as residential collector roadways (no front -on housing). Gondola/Malta connect Ten Mile Road to Black Cat Road. Further, Malta Drive and Gondola Drive include a multi -use pathway adjacent to them. Staff finds that the proposed residential collectors are generally located near the half -mile and should function. as the primary route for residents driving vehicles and bicyclists in this area. • Chapter VII (Collector Streets): Collectors shall be located at the north -south and east -west PAGE 8 Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 half -mile lines within the undeveloped sections of Meridian's Area of Impact, Collectors must be continuous through the full mile section. This does not preclude the integration of traffic calming measures, nor does it imply the roadway has a straight alignment. See above. • Chapter VI (Transportation): Large development proposals that are likely to generate significant traffic should be assessed for their impact on the transportation system and surrounding land uses. They should be examined for ways to encourage all forms of transportation such as transit, walking, and cycling. A traffic impact study (TIS) was prepared for this development. The applicant submitted a traffic impact study that was compiled by Washington Group International that addresses cumulative impacts of Volterra Subdivision and Volterra Subdivision South. A summary of the submitted traffic impact study is as follows: 1. The proposed residential/commercial development is projected to generate an average daily traffic (ADT) of 9,711 vehicles of which the p. in. peak hour traffic is 1,181 vehicles per hour. 2. As a result of the site build out, traffic on the vicinity roadways is expected to increase. Traffic on McMillan Road west of Ten Mile may increase by 4,855 trips per day. Traffic on McMillan Road east of Ten Mile may increase by 1,262 trips per day, and traffic on McMillan Road west of Black Cat Road may increase by 680 trips per day. Traffic on Ten Mile Road may increase by 2,428 trips per day north of McMillan Road and 2,408 trips per day south of McMillan Road. Traffic on Black Cat Road may increase by 1, 942 trips per day north of McMillan Road and 971 trips per day south of McMillan Road. 3. The intersection of Black Cat Road and McMillan Road is currently controlled by a two- way stop along the east and west approaches. The Black Cat Road and McMillan Road intersection currently operates under capacity at Level of Service (LOS) B with the existing traffic volumes. For the background year 2010 condition (e.g. regional growth), the intersection is predicted to operate at LOS B in the p. in. peak hour. For the build out year 2010 condition, the intersection is predicted to operate at LOS B in the p. M. peak hour. No improvements have been identified for the Black Cat Road and McMillan Road intersection for the background and build out conditions. 4. The intersection of Ten Mile Road and McMillan Road currently is controlled by a four- way stop. The Ten Mile Road and McMillan Road intersection currently operates under capacity at Level of Service (LOS) A with the existing traffic volumes. For the background year 2010 condition (e.g. regional growth), the intersection is predicted to operate at LOSA in the p.m. peak hour. For the build out year 2010 condition, the intersection is predicted to operate at LOS C in the p.m. peak hour. No improvements have been identified far the Ten Mile Road and McMillan Road intersection for the background and build out conditions based on the capacity alone. However, as discussed below, a signal is warranted in the build out year based on the peak hour traffic volumes. 5. The intersection of Ten Mile Road and McMillan Road intersection marginally meets the peak hour signal warrant for the build out year based on rural applications with a single lane at each approach. A signal warrant analysis for this intersection for the build out year using urban applications shows that a signal in not warranted. Approximately 51 of the total traffic generated at the Ten Mile Road and McMillan Road intersection is from the proposed Volterra development. A detailed analysis will be needed when the Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 projected traffic volumes are reached before installing a signal. This intersection project is eligible for the use of impact fees. 6. The northern site approach intersection with Black Cat Road is predicted to operate well "under capacity" at LOS A or better throughout the development period. A left turn bay and right turn bay have been identified as necessary improvements for the northern approach intersection with Black Cat Road based on ACHD's nomographs, west approach intersection with McMillan Road based on ACHD's nomographs. 7. The north leg of the western approach intersection with McMillan Road is predicted to operate well "under capacity " at LOS B or better throughout the development period. A left turn bay and a right turn bay have been identified as necessary improvements for the north leg of the west approach intersection with McMillan Road based on ACHD's nomographs. 8. The south leg of the western approach intersection with McMillan Road is predicted to operate well "under capacity" at LOS B or better throughout the development period. A left turn bay has been identified as a necessary improvement for the south leg of the western approach intersection with McMillan Road based on ACHD's nomographs. 9. The north leg of the eastern approach intersection with McMillan Road is predicted to operate well "under capacity" at LOS B or better throughout the development period. A left turn bay and right turn bay have been identified as necessary improvements for the north leg of the eastern approach intersection with McMillan Road based on ACHD's nomographs. 10. The south leg of the eastern approach intersection with McMillan Road is predicted to operate well "under capacity" at LOS B or better throughout the development period. A left turn bay and right turn bay have been identified as necessary improvements for the south leg of the eastern approach intersection with McMillan Road based on ACHD's nomographs. 11. The north leg of the eastern commercial site approach intersection with McMillan Road is a right -in and right -out (RIRO) intersection only. The intersection is predicted to operate well "under capacity" at LOS B of better throughout the development period. No improvements have been identified for the north leg of the western commercial site approach and McMillan Road intersection. 12. The south leg of the western commercial site approach intersection with McMillan Road is a right -in and right -out (RIRO) intersection only. The intersection is predicted to operate well "under capacity" at LOS B of better throughout the development period. No improvements have been identified for the south leg of the western commercial site approach and McMillan Road intersection. 13. The northern site approach intersection with Ten Mile Road is predicted to operate "under capacity" at LOS C or better throughout the development period. A left turn bay and right turn bay have been identified as necessary improvements for the northern approach intersection with Ten Mile Road based on ACHD's nomographs. 14. The mid site approach intersection with Ten Mile Road is predicted to operate "under capacity" at LOS C or better throughout the development period. A left turn bay and right turn bay have been identified as necessary improvements for the mid approach intersection with Ten Mile Road based on ACHD's nomographs. 15. The northern commercial site approach intersection with Ten Mile Road is a right -in and right -out (RIRO) intersection only. The intersection is predicted to operate well "under capacity" at LOS B of better throughout the development period A right turn bay has been identified as a necessary improvement for the northern commercial site approach and Ten Mile Road intersection. 16. The southern commercial site approach intersection with Ten Mile Road is a right -in and right -out (BIRO) intersection only. The intersection is predicted to operate well "under Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 capacity" at LOS A of better throughout the development period A right turn bay has been identified as a necessary improvement for the southern commercial site approach and Ten Mile Road intersection. 17. The south site approach intersection with Ten Mile Road is predicted to operate well "under capacity" at LOS B or better throughout the development period A left turn bay and right turn 18. All or the internal streets with front on housing have daily traffic projections lower than 1000 vpd. Staff finds that the subject development has been assessed for their impact on the transportation system and surrounding land uses. The applicant has included a multi -use pathway, sidewalks, micropaths and regular street connections to encourage walking and biking in this area. ACRD is requiring turn bays and other roadway improvements as part of their approval. • Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on collectors and arterial streets. The ACHD evaluates access points in their analysis; no direct access is allowed to any of the internal residential collector roadways. The proposed access points to the arterial streets generally comply with ACHD's standards. Please see the ACHD staff report and Exhibit B for the conditions from ACRD. • Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.). The applicant is proposing to construct appropriate buffers along all of the adjacent arterial streets. By Ordinance, a minimum 25 foot wide landscape buffer is required adjacent to arterial streets (width does not include the right-of-way or any required sidewalk). • Chapter VII, Goal 1, Objective D, Action. 9: Require new residential development to provide permanent perimeter fencing to contain construction debris on site and prevent windblown debris from entering adjacent agricultural and other properties. The applicant has not provided a fencing plan with the subject applications. The applicant should clam what perimeter fencing is planned for the development. Permanent perimeter fencing should be constructed around the perimeter of the development. • Chapter VII, Goal I, Objective D, Action 8: Require new urban density subdivisions which abut or are proximal to existing low density residential land uses to provide landscaped screening or transitional densities with larger, more comparable lot sizes to buffer the interface between urban level densities and rural residential densities. The applicant has provided some of the largest lots in the development along the perimeter. The applicant is not proposing a landscape buffer or fencing to screen any of the adjacent properties. • Chapter V, Goal I, Objective A, Action 2: Identify feasible interconnected greenbelt areas along waterways, railroad, etc. As mentioned above, the applicant is extending the multi -use pathway from Verona Subdivision. Once constructed the multi -use pathway will be continuous from Saguaro Canyon near Meridian Road to Black Cat Road (eventually the pathway will traverse the entire city east to west, north of McMillan Road Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 • Chapter V1, Goal II: Facilitate the movement of people and products to and from the Meridian Impact Area. Staff finds that the proposed street layout will facilitate the movement of people and products in this area. 8. ZONING ORDINANCE a. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single-family homes as permitted uses in the R-4 zoning district, commercial/retail uses are generally permitted in the C -G district, and office type uses are generally permitted in the L -O district. However, MCC 12-6-1 requires planned developments to comply with the conditional use procedures set forth in MCC 11-17. b. Purpose Statement of Zone: R-4 Low Density Residential District: Only single-family dwellings, public schools, and public and private parks shall be permitted and no conditional uses shall be permitted except for planned developments. The purpose of the R-4 district is to permit the establishment of low density single-family dwellings, and to delineate those areas where predominantly residential development has, or is likely to occur in accord with the comprehensive plan of the city, and to protect the integrity of residential areas by prohibiting the intrusion of incompatible nonresidential uses. The R-4 district allows for a maximum of four (4) dwelling units per acre andrequires connection to the municipal water and sewer systems of the city of Meridian. C -G General Retail And Service Commercial District: The purpose of the C -G district is to provide for commercial uses which are customarily operated entirely or almost entirely within a building; to provide for a review of the impact of proposed commercial uses which are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need of travel -related services as well as retail sales for the transient and permanent motoring public. All such districts shall be connected to the municipal water and sewer systems of the city, and shall not constitute strip commercial development and encourage clustering of commercial development. L -O Limited Office District: The purpose of the L -O district is to permit the establishment of groupings of professional, research, executive, administrative, accounting, clerical, stenographic, public service and similar uses. Research uses shall not involve heavy testing operations of any kind or product manufacturing of such a nature to create noise, vibration or emissions of a nature offensive to the overall purpose of this district. The L -O district is designed to act as a buffer between other more intense nonresidential uses and high density residential uses, and is thus a transitional use. Connection to the municipal water and sewer system of the city is a requirement in this district. c. General Standards: As part of the PD, the applicant is requesting modifications to the standard lot size, street frontage, side yard setback, house size, and block length of the R-4 zone. Other than the requested modifications, the proposed development substantially complies with all of the general standards of the Meridian Zoning Ordinance. d. Specific Standards: MCC 12-6-7 requires each non-residential phase of a conceptual PD to obtain approval through a new application, fee and public hearing. Therefore, all future non- residential buildings within the Volterra PD shall be required to obtain detailed CUP approval prior to construction. 9. ANALYSIS Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 a. Analysis of Facts Leading to Staff Recommendation 1. AZ Application (AZ -05-040): Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed development. Please see Exhibit D for detailed analysis of the required facts and findings for a Zoning Amendment. The annexation legal description submitted with the application (stamped on June 28, 2005 by D. Terry Peugh, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. The applicant will be responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. MCC 11-16-4 provides the P&Z Commission and City Council the authority to require a property owner to enter into a Development Agreement with the City of Meridian that may require some written commitment for all future uses. Due to the close proximily of existing and future residential uses and the re uirement that each building within the L -O and C -G zoned areas obtain detailed CUP apRrova.1 staff believes that a Develo ment Agreement is necessaa to ensure that thisroe is develo ed in a fashion that is consistent with the com rehensive plaa designation and does not negatively impact nearby properties. Staff believes that the Development Agreement should include the following provisions: Phasing Plan: Generally, the applicant anticipates the phasing plan to begin with the office and commercial lots near the McMillan Road/Ten Mile Road intersection and then continue along McMillan Road, then north, south and finally west. The applicant has asked for leniency in the phasing of the project. Construction is anticipated to reflect market demand and construction needs. Staff is supportive of this request but believes that some of the amenities proposed with the development should be constructed prior to the development build out. Therefore, staff recommends that prior to the City Council's approval of the 350"' residential lot (including Volterra and Volterra South), the 10.2 acre park (James Park) shall be constructed. Construction of the park shall include the proposed swimming pool and restrooms, the water feature (fountain), and the tot lot. Further, prior to the City Council's approval of the 550th residential lot (including Volterra and Volterra South), the proposed 3 acre park south of McMillan Road shall be constructed. Construction of said park shall include the proposed plaza area and playground equipment. Non -Residential Buildings. Meridian City Code requires use exceptions to continue the architectural, landscaping, and building bulk concepts from the primary use into the use of the exception site so they are consistent and harmonious throughout the development. Further, City Code requires each non-residential phase of a planned development to obtain approval through a new CUP application, fee and public Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 hearing. Therefore, staff recommends that the Development Agreement include a provision that requires all buildings within the L -O and C -G to zones contain architectural features and bulk building concepts that are similar to the residential buildings, as determined by the Commission at each CUP public hearing. 2. PP Application (Volterra, PP -05-039): The proposed preliminary plat substantially complies with the Zoning Ordinance. Special Considerations: Detached Sidewalks: The applicant is proposing to construct 5 -foot wide detached sidewalks on some of the internal streets. The sidewalks are detached from the curb with a 5 -foot wide landscape strip. The proposed landscape strips do not include trees, only grass. The applicant is proposing to plant trees on the back side of the sidewalks, but staff believes that the trees should be planted between the curb and the sidewalk to provide the pedestrians with cover and to make the streetscape more attractive. In accordance with the recently passed ACHD planter width standards, the width of the planter strip between the sidewalk and the curb should be increased to a minimum of 8 -feet wide and include Class II trees. See Exhibit B below. Multi -use Pathwa : In lieu of sidewalk, the applicant is proposing to construct the multi -use pathway that is depicted on the Future Land Use Map along Malta Drive and Gondola Drive. The applicant is proposing to detach the pathway from the curb and construct it 10 -feet wide from Ten Mile Road (where it comes out of Verona) to Black Cat Road. Staff is supportive of the proposal to construct the multi -use pathway as depicted, as long as street trees are placed between the pathway and the curb (see Detached Sidewalks above). See Exhibit B below. Micro aths: The applicant is proposing to construct several micropaths with this plat. Staff is generally supportive of the pedestrian connections between the different neighborhood "pods". However, staff believes that an additional micropath should be provided in Block 37, generally between Lots 11 and 12. This micropath will break up a block that is approximately 1,500 -feet long and provide additional connectivity between the subject development and the unplatted property to the north. All micropaths shall be constructed at least 5 -feet wide, with 5 feet of landscaping on each side of the path (MCC 12-13-15-3). See Exhibit B below. Land Use Buffers: MCC 12-13-12 requires landscape buffers between different land uses. Per MCC 12-13-12-4, a 20 -foot wide landscape buffer is required between single-family homes (Class I) and L -O zoned property (Class 111). Meridian City Code 12-13-12-2 requires the land use buffer to be provided by the higher intensity use and to be located on the building site of the higher intensity use, unless the adjacent and higher intensity use has not provided the buffer. The applicant is showing a 20 -foot wide buffer between the single-family homes and the office lots on the landscape plan, but the buffer is not shown on the preliminary plat. The applicant should be required to graphically depict a 20 -foot wide landscape buffer on the plat along the L -O zoned lots that abut 2e11single-family dnot incl de �rnpeervlousshall surfaces materials in accordance with MC such as parking areas or driveways. See Exhibit B below. Landscape Street Buffers: Arterials: MCC 12-13-10-4 requires a 25 -foot wide street buffer along classified arterial roadways. On the submitted landscape plan, the applicant is proposing to construct a 35 -foot wide street buffer along Black Cat Road, and at least 35 -foot wide PAGE 14 Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 street buffers along McMillan Road and Ten Mile Road. The applicant should be required to depict the required street buffers on the face of the final plat, including adjacent to the office and commercial lots. Also, there is a 30 -foot wide McMullen Lateral easement parallel to Ten Mile Road, just south of Malta Drive that is within the proposed landscape street bufffer. The submitted landscape plan shows trees within this easement. The irrigation districts typically prohibit trees from being planted within their easements. Therefore, the landscape plan should be modified to reflect the required trees along the Ten Mile Road street buffer to be located outside of the easement. See Exhibit B below. Commercial Streets. MCC 12-13-10-4 requires a 10 -foot wide street buffer along commercial roadways. On the submitted landscape plan, the applicant is proposing to construct a 10 -foot wide street buffer along both sides of Milano Drive and. Sangro Way. However, the street buffer easements are not labeled on the plat. The applicant should be required to depict the required 10 -foot wide street buffer easements along Sangro Way and Milano Drive, and Gondola ,Drive (from Sangro Way to Divide Creek Drive) on the face of the final plat. Ditches Laterals and Canals: There are several irrigation laterals that bisect this parcel. Per MCC 12-4-13, 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. The applicant is proposing to tile all of the irrigation facilities on the north side of McMillan Road. See Exhibit B below. Pressure Irrigation. 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 utilize 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 used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28. See Site Exhibit 'B below. Fencing The applicant is not showing any fencing on any of the submitted plans. Staff recommends that the applicant clarify, at the public hearing, how fencing is going to be constructed in this development. A detailed fencing plan should be submitted upon application of the final plat (MCC 1.2-4-101.3). If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. See Exhibit B below. Existing Residences/Buildings- The site currently contains multiple buildings. Because the existing structures span across proposed lot lines and/or are not allowed in the proposed zone, all existing buildings shall be removed prior to signature of the final plat by the City Engineer. See Exhibit B below. Cross -access: There are some commercial lots that do not have frontage on a public street. Instead the applicant is proposing to provide cross -access easements to the lots that do not have public street frontage. Because several of the proposed lots do not have frontage on a public street, the applicant should provide a cross parking/cross access agreement for all of the lots within the office and commercial portion of the subdivision to use the driveways and parking aisles. Maintenance of the drive aisles Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 and parking areas should be provided for in a note on the face of the final plat, AND/OR in a document such as CCRs. See Exhibit B below. 3. PP Application (Volterra South, PP -05-040): The proposed preliminary plat substantially complies with the current Zoning Ordinance. Special Considerations: Stub Streets: The applicant is proposing one stub street to the west and one stub street to the south. Staff is supportive of the location and design of the proposed stub streets. However, there is an existing stub street to this property that was required with Drawbridge Subdivision to the south. The applicant is not proposing to extend this stub street into the site. To promote connectivity between the adjacent properties, the applicant should be required to extend Upriver Drive into this site from the south. Up River Drive should connect with the proposed Lesina Drive. See Exhibit B below. Cross -access: There are some commercial lots that do not have frontage on a public street. Instead the applicant is proposing to provide cross -access easements so the lots without frontage can access the public street system. Because several of the proposed lots do not have frontage on a public street, the applicant should provide a cross parking/cross access agreement(s) for all of the lots within the office and commercial portions of the subdivision to use the driveways and parking aisles. Maintenance of the drive aisles and parking areas should be provided for in a note on the face of the final plat, AND/OR in a document such as CCRs. See Exhibit B below. Detached Sidewalks Internal Streets: The applicant is proposing to construct 5 -foot wide detached sidewalks on some of the internal streets. The sidewalks are detached from the curb with a 5 -foot wide landscape strip. However, the proposed landscape strips do not include trees, only grass. The applicant is proposing to plant trees on the back side of the sidewalks, but staff believes that the trees should be planted between the curb and the sidewalk to provide the pedestrians with cover and to make the streetscape more attractive. In accordance with the recently passed ACHD planter width standards, the width of the planter strip between the sidewalk and the curb should be increased to a minimum of 8 -feet wide and include Class 1I trees. See Landscape Street Buffers and Exhibit B below. McMillan Road: The applicant is proposing to construct detached sidewalks on the south side of McMillan Road. The proposed sidewalk is separated from McMillan Road by the Settlers Canal. This design is similar to those previously approved by the City and ACHD on the south side of McMillan Road, adjacent to the Settlers Canal (Bridgetower, Caymus Cove). The applicant will be required to grant ACRD a public pedestrian easement for this detached sidewalk. See Exhibit B below. Landsca e Street Buffers .Arterials: MCC 12-13-10-4 requires a 25 -foot wide street buffer along classified arterial roadways. On the submitted landscape plan, the applicant is proposing to construct a landscape buffer along the south side of McMillan Road that is 95 -feet wide and includes a 50 -foot wide easement for the Settlers Canal. The applicant should be required to depict the required street buffer easements/lots on the face of the final plat, including adjacent to the office and commercial lots, which is currently not shown on the plat. See Exhibit B below. Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Commercial Streets: MCC 12-13-10-4 requires a 10 -foot wide street buffer along commercial roadways. On the submitted landscape plan, the applicant is proposing to construct a 10 -foot wide street buffer along both sides of Sangro Way and Parma Drive. However, the street buffer easements are not labeled on the plat. The applicant should be required to depict the required 10 -foot wide street buffer easements along Sangro Way and .Parma Drive on the face of the final plat. Micropaths: The applicant is proposing to construct two micropaths with this plat. Staff is supportive of the pedestrian connections between the different neighborhood "pods." All proposed micropaths shall be constructed at least 5 -feet wide, with 5 feet of landscaping on each side of the path (MCC 12-13-15-3). See Exhibit B below. Land Use Buffers. MCC 12-13-12 requires landscape buffers between different land uses. Per MCC 12-13-12-4, a 20 -foot wide landscape buffer is required between single-family homes (Class 1) and L -O zoned property (Class III). Meridian City Code 12-13-12-2 requires the land use buffer to be provided by the higher intensity use and to be located on the building site of the higher intensity use, unless the adjacent and higher intensity use has not provided the buffer. The applicant is showing a 20 -foot wide buffer between the single-family homes and the office lots on the landscape plan, but the buffer is not shown on the preliminary plat. The applicant should be required to graphically depict a 20 -foot wide landscape buffer along the west side of the L -O zoned lots that abut the single-family lots. Said buffer shall contain materials in accordance with MCC 12-13-1.2-3 and not include impervious surfaces such as parking areas or driveways. See Exhibit B below. Ditches, Laterals, and Canals: There are several irrigation laterals that bisect this parcel. Per MCC 12-4-13, 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. The applicant is proposing to relocate andleave open the White Drain, between Ten Mile Road and McMillan Road, as well as the Settlers Canal, which runs along the south side of McMillan Road. Staff has talked with Nathan Draper at Settlers Irrigation District and it is preferable to them that the applicant leave the White Drain open so that groundwater can get to the facility. Also, the City Council has regularly granted waivers of the requirement to tile the Settlers Canal. The Settlers Canal is a major facility, and it would at least take a 48 - inch pipe to contain it. For the reasons listed above, staff recommends that, except for the White Drain and the Settlers Canal, all irrigation ditches, laterals and canals be tiled. See Fencing and Exhibit B below. Pressure Irrigation: 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 used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with MCC 12-13-8 and MCC 9-1-28. See Site Exhibit B below. Fencing The applicant is not showing any fencing on any of the submitted plans. Staff recommends that the applicant clarify, at the public hearing, how fencing is going to be constructed in this development. Staff is particularly concerned with fencing adjacent to the White Drain and the Settlers Canal, as the applicant is Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 17 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS'? CALL (208) 884-5533 proposing to leave both of these waterways open (see Ditches, Laterals, and Canals above). To provide for both protection of the waterways and citizens, staff recommends that a 6 -foot tall see-through, non -climbable fence be installed along both sides of the White Drain and along the south side of the Settlers Canal (between the sidewalk and the top of bank). This requirement will allow the future residents to enjoy the water features, yet discourage them from entering into them. A detailed fencing plan should be submitted upon application of the final plat (MCC 12-4- 101.3). if permanent fencing is not provided around the perimeter of the development, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. See Exhibit B below. Existing Residences/Buildings: The site currently contains multiple buildings. Because the existing structures span across proposed lot lines and/or are not allowed in the proposed zone, all existing buildings shall be removed prior to signature of the final plat by the City Engineer. See Exhibit B below. Patio Home Lots: The applicant is proposing 54 patio home (zero lot line) lots within Volterra South Subdivision. Lots 6-19 & 21-32, Block 3, Lots 2-13, Block 4, and Lots 2-1.7, Block 5, are all planned for attached lots. Staff is support of this proposal. A note should be placed on the final plat that references CUP -05-041 and the allowance for a 0 -foot side setback on the attached patio home lots. 4. CUP Application (CUP -05-041): The proposed preliminary plat substantially complies with the current Zoning Ordinance. Special Considerations: Re nested Modifications: The applicant is requesting, through the Planned Development Ordinance, several modifications to the standard requirements of Meridian City Code and the R-4 zone. The most significant and uncommon modification being requested has to do with the use exception request. The applicant is requesting to zone over 17% of the site for non-residential uses. The applicant is proposing to zone 19.3 acres to L -O (Limited Office) for office uses and 35.2 acres for general retail and service commercial uses (C -G zoning). Staff is supportive of this use exception request as the non-residential and residential. land uses are integrated well and the application generally complies with the Zoning Ordinance and the Comprehensive Plan (see Exhibit D for detailed analysis). The applicant is also requesting approval to modify the minimum lot size in this development from the 8,000 square -feet typically required to 5,000 square -feet. There are 144 lots (20%) that are proposed below the 8,000 square -foot minimum requirement. The applicant is also requesting a modification to the minimum house size of the R-4 zone, from 1,400 square -feet to 1,200 square feet for the patio homes (the detached homes will meet the 1,400 square -foot minimum). The applicant is also requesting a 0 -foot side setback for the attached patio homes. There are 54 patio homes/lots being proposed on Lots 6-19 & 21-32, Block 3, Lots 2-13, Block 4, and Lots 2-17, Block 5. The applicant is seeking a modification to the standard frontage requirement of the R-4 zone, which is 80 feet. There are several lots that have less than 80 -feet of frontage; the applicant is requesting that frontage be reduced to 41 - feet (straight-aways) and 35 -feet (measured on a chord) for cul-de-sac lots and lots on a curve. The applicant is also requesting a modification to the maximum block length, which is currently 1,000 feet. Staff is supportive of all the requested modifications as they allow for variety in the lot sizes and housing types within the Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 18 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 development. See Exhibit B below. Amenities: The applicant is proposing several amenities for this development. The applicant is proposing to set aside 39 acres for open space (including street buffers). The useable open space is 25 acres (8.5 % of the site); only 5% open space is required. Other amenities include a 10.2 -acre park (to be owned and maintained by the HOA and not the City) centrally located in the development. The park includes a swimming pool and restrooms, a tot lot area, and a water feature. The applicant is also proposing to construct a 10 -foot wide multi -use pathway throughout the development and micropaths that link the different blocks to each other. A 3 -acre park is proposed on the south side of McMillan Road that also includes a tot lot area and a plaza space. See Exhibit B below. Elevations: The applicant has not submitted any elevations for the single-family detached or attached homes. The applicant does state that the home elevations will be similar to those in Bridgetower Crossing Subdivision. As part of the application submittal, the City requires that elevations and a construction materials list be submitted for buildings within a PD. Staff recommends that the applicant brin elevations to the Planning & Zoning Commission hearing, 10 copies of saml2le elevations for the attached and detached homes be submitted to the CLty Clerks office. See Exhibit B below. b. Staff Recommendation: Staff recommends approval of AZ -05-040 PP -05-039 PP -05- 040 and CUP -05-041 for Volterra Subdivision and Volterra South Subdivision based on the Findings of Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached to this report. c. Other: The Comprehensive Plan designates a future school site within this section. It is staffs understanding that the Meridian School District has plans for an elementary and middle school to share a campus in this section. The applicant has indicated on the application that the School District has not specified the need for a school in this area. However, as of the print deadline for this report the Meridian School District had not acquired a school site in this section. The available land for a school site is rapidly disappearing in this area. Staff recommends that the Commission and Council rely on any comments received from the Meridian School District regarding approval of the subject development without a school site, when determining if the proposed development is in the best interest of the City. 10. PROPOSED MOTION Recommend Approval (All applications) I move to recommend approval to the City Council of File Numbers AZ -05-040, PP -05-039, PP - 05 -040 and CUP -05-041 as presented in staff report for the hearing date of October 6, 2005 and the preliminary plats dated July 13, 2005 and July 21, 2005, the site plan dated June 27, 2005 with the following modifications to the conditions of approval: (add any proposed modifications) Recommend Denial (Annexation and CUP) I move to recommend denial to the City Council of File Numbers AZ -05-040 and CUP -05-041 as for the following reasons: (you must state specific reasons for denial of the CUP. They should address how the applicant might re -do the application to gain your recommendation for approval.) Deny (Plat) I move to deny PP -05-039 and/or PP -05-040 for the following reasons: (you should state specific reasons for denial. They should address how the applicant might re -do the application to gain Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 19 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 your recommendation for approval.) 11. EXHII3ITS A. Drawings 1. Volterra Preliminary Plat (dated: 07/21/05) 2. Volterra South Preliminary Plat (dated: 07/13/05) 3. CUP Site Plan (dated: 06/27/05) 4. Landscape Plan (dated: 06/21/05) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District 8. Settlers' Irrigation District C. Legal Description D. Required Findings from Zoning Ordinance 1. Annexation 2. Preliminary Plat (Volterra) 3. Preliminary Plat (Volterra South) 4. Conditional Use Permit 5. Planned Development Volterra AZ -05-039, CUP -05-041, PP -05-039, PP -05-040 PAGE 20 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 A. Drawings Img fill., g 4 1 3 VOLTNUA SUBDIVISION . ............ Auji k- - il—II A . . ...... —21 ........... ........ . .. ................ . ...... ............... ... . ... ....... . CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 A . . . .. . ........ ...... . ...... ....................— I......... . . . ........... .. ........ OR Yw . . .......... ... .. . . .... . .. . . . . ............ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 .............. ...... . . ...... . .. . ..... tRA MORMON ENOINEERING 1 PLIjW*AH4 FLAT 9p . . @.... ... . . ....... . . .. ...... ..... ... ........... . ..... .... a . .... .. . ....... ............. . ...... . .. tRA MORMON ENOINEERING 1 PLIjW*AH4 FLAT . . @.... ... . . ....... . . .. ...... ..... ... ........... . ..... .... CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208).884-5533 2. Volterra South (dated: 07/13/05) . . . . . . ...... ....... .... ................ 21k&t ,er, I Z., _11AUvT NOISLU(Igas H1308 VUH3.110A yea JS i -;)--j A—, ....... ..... i"■ ,.•W4.,_A� .. t ...�jlAd :�r,,.� 0 '7p 4, 4 OR 1RiRj; �0 4inA"'_.*WGkj ux''a, Lo i6 m . i X11 �z 4 A-& Z'. I. j 71 L ...... A jv ..... . . . . . . . .. ... .... ... .. .... ..... . .. .... . . . . .. . . . . . ....... . .. .. ............ ........ . ......... .......................... . ......... . . ............. ........... . .. . .. ............ . .... ............. .. ..... . ................... . ............. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 3. CUP Site Plan (dated: 06/27/05) .............. . ... ..... . . . . ..... ......... ..... ............ ...... . .... .......... j ......... ... ri Jf, jig '71 cv� ,fir T `u M � r � �.. i ' �._„ � �, � -J�j 1 .. . . .... . .... .tit 1..-.._........_... .... BAT z go ok 4 A .... . ..... VOLMRA SUBmum ENGIZ w.NEERING �l Tlrkr p�p u� �Wtw . . . ....... .. -u.... .... . .............. . .... . . ..... .. . . . ............ . . . . . .. . .. ...... . ...... ................ .............. . .. . J ..... . ............. .......... ..... . . . . ..... ------ .............. . . ... .... . . ... ... CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 nil ,1-6111 N .......... - . . .... . . . ... . . . ....... ........... . . .. ........... .. "ILA 7'I-,' '1 1 ,74f. I r. � — Fi �'�A 6 • . ........ . .... ............... ... . . . . . . . . . . . . . . .- ........ .... nr lv '71f ................. 1VOLTERKA SuRolmlos i s 90 ._�`: .a. -a... 1sNkkH:('� LAI N (� FLhi, 11.i f ""' ... ........... .. ......... . ........ . ... ......... CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 1 Jf# I ! 8 ti 1 I . . MVISION17P R TOLTL�liPC� 61NEff kll � a 1. k_ ItMt CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 ' r'h.lvexWMb :aY� %+r*0f� kwerl,r �u•"N�«a Ew w,.fae� ae''�.'. ,: ".r: �"}.^^ i'.Pryr••�•�'" •.•--•• i ••, n ralne w.'1.1 J'r ,n�l'n••' 1 cN�w" ��w�+� � ,�•�. ..�..Y His VENT1 ".` { " .NOi91AI�110A : � q S�l�fll�117Q .: f R I: nwl,,.r �f,'M.� • ....ate;.. .. �-.. . I w f 9 I firm- WCO;w- k...: ,•� i Ion I. jig. . �. Lu I i gr 'a." lit +P : I -, ifes.. Jx 4 E Y� wAP I •i, I Y.. �V._ "!r. •�k IYy ��f µ�.Ii;f�� r ��' .... IL r I 9 ' a T. ji k - �ip II..,.N _ e , I . 1, �:•^ -.g S" y ..."r...,"I «d ..-.-•.".�.k /M..+w.l_..�I p+7{ jr-.--i b E 1 % � •�� n1�.I.hTEiLi I 1 f7 I FN; iT �E i CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 4. Landscape Plan (dated: 06/21/05) A�. .. �.. —. r`S7 � "'r,"•�' JN3Wsi�'1'i''.3^J' i7'v"7l-_l.-a?Irl I •��� ,. .{ L1 ..,.,A., ; :i?IGtJ �.vi...is ".. �. ! u u` .A • w,1 k li t7fj {� 1 {{[[3aJ a' J� �"R* ' ..i J ' J- L....._..._,1 y.y.�.�ee�:a,�1 i 't y � Tlk^U aF JIE i C71 � �...w '% • ....__ �=��r r a.41! �ItN s.a...r: �:rr..r..w.�.�� ���,ir.A.ar �.a,a rawer aa.r,.r ,. :i?IGtJ �.vi...is 1, w+xxnl reaaia�$R �. 1 {{[[3aJ a' J� �"R* ' ..i y.y.�.�ee�:a,�1 i 't y � Tlk^U JIE i C71 � �...w ,. ..• roeµ• � CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 q^�:_N. 'i a. .. ..w., i•!'kl .) sel a'. _3 o{l" . 4L��P.7=`r,."�.L,tYi_,�e",w.y� .r � t�jl dl'I �4°..%A�ie!^k:•iwrid.� [.�w.��a' is rT syr ..l ...ww.."'.."...'�M .; ww,.—rw=wa Y. ` HH 5iP' "�1J Lin l6'JA �'�..:.•...�': .. i� jig' .. i.l �.! ���✓�3 a �.....— �,-.�....�.......... .•................. ....... {{ ,r i....,,....... .,.�...v... a.: r ��....Ss..: h ..l ...ww.."'.."...'�M .; ww,.—rw=wa ....... — 1 II. r t. 4 i i.• r r w T 1 , i E' Mr• r r r F t i) i..... ......... .._. .... ......1 a ........... p ti �i F I a; ,fir; ^F' � °�' � •. ='. F" x�r � ;�„;,,.: i NIS' � t: .......... r i °5 J .. ,. ��•� Ate. ....: - ............ ��........... ...... ��•.�... ..fix. -... •-_ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 �r1,YJ",�?,��,"w•I 1 '•rl., �y;.,;y 17�... ate'-no.�u: �1 rMWW •eR... Y -r! WW.-wrwr r.T lrr W,rvxrw w '• L-"�'W",'..��'�"!'1"J^Ih ___ .. Ii` L i. . t i,}}r' ;yy �., f qq,I El ........... I ■ M...............I,, h, r.... 1 'Iw , w� i l I N✓N i , —. j .......... ... .......( i , I' F ,e , i SC< f 3 , .. — pp 1 n, i - .......... = _._.�-l.,. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 _ - .........-...... _.... ...... ..a •� .....,..k. � wry .—...._...... ... ......... .. T _ { � 7.., .��«..• � ,.....n;;a�4 ,,es E•�; � :+l't'd �44�.1-Jt]l��^ r,7'.� '$J�lf rte I p�-•'.. v ; — ;.�,,•',;di �� C"} .1i^Tali .i;{_„I..�...,:,.....„,...,............,._..:,....-..I - r _ 7 in j j _. f l _ A i i _ A oil ly, .JI is i 1,e it . III"k..,� ✓J,Y � iIds.. ��: �•! � ar 1 �/� � ." e.�C 'Y .�,: � w� ���� .: ° Y , x�ru .nw .�"w r.�r.w ., w.. ..rno a�k.:...+.�.. y...wr*ew ... ...e �r,':iC:..r.... w�a. ^ir ��r�w. ..��... w...... �': /•,•�'��•i ��.''4.+,* A��i .s . �:,� CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 . ..... Jill - _r r . . ... .. .... . .. 7.f al k .. . . ...... . . ......... . . ........ ........... . . .. ....... ..... ... ... . ..... . ........ . ....... ........ ... . . . . ... ..... . . . ....... .. ..... IF) . .......... .... . ..... All .fir} �( ...1�...'�i..'� I .... . .... . . ...... . ... . . . d­��",DID AWI,�I. . ..... Jill - _r r . . ... .. .... . .. 7.f al k .. . . ...... . . ......... . . ........ ........... . . .. ....... ..... ... ... . ..... . ........ . ....... ........ ... . . . . ... ..... . . . ....... .. ..... IF) . .......... .... . ..... All .fir} �( ...1�...'�i..'� I .... . .... . . ...... . ... . . . ----------- ............................. . . . . . . . . . . . . . . . . n ........ ..... . . ... ... .... ... f.. .......... . ....... ...... . ...... ...... . ..... ....... . .. ... .... j jl Al q . . . ......... . ..... 7' ...... . CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 ............... t,.......,,Fy -,.. .....................�..............,..:...,a; 'a(trr ��_y.t.4 •irvtG'.� — - — �..... p � i a ;$t 4; .. ...... ....... a . , I , __ ry. A: ���� '•y f 111.,ti� r .. .. ,.,�,.'..��, .....�;:».�'Gp' Iy(A.�I,;�.:.Y^,—'._'.?i � -- _j ■ ,,, t �! fes, RI r..�'�T 51 _...—....... � i t. _' �` •.. 4 r NAR F. 1 N' ��� .."'{ r"}I },':fir,..... ■ A �''� 111 ■ r ! I — s NY i. i , N', :.t• ' . I '��' � ",: � � tri. �' ..r ,:� � �-. f• .waw`"• _ �� �,��� ,i ■ t 1' ....�----'. W ,A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 B. Conditions of Approval 1. Planning Department 1.1 SITE SPECIFIC REQUIREMENTS --PRELIMINARY PLAT (VOLTERRA, PP -05-039) 1.1.1 The preliminary plat labeled as Sheets l., 2 and 3 prepared by Engineering Solutions, LLP, dated July 21, 2005, is approved, with the conditions listed herein. All comments/conditions of the accompanying Annexation and Zoning (AZ -05-040) and Conditional Use Permit (CUP -05-041) applications shall also be considered conditions of the Preliminary Plat (PP -05-039). 1.1.2 The planter strip between the curb and the near edge of the sidewalk, or multi -use pathway, along all the internal streets with detached walks shall be a minimum of 8 -feet wide and include Class TI trees. 1.1.3 Construct a 10 -foot wide multi -use pathway along Malta Drive and Gondola Drive, from Ten Mile Road to Black Cat Road, as proposed. Class II street trees shall be placed between the multi- use pathway and the curb of the adjacent street (see Conditions 1. 1.2 above). 1.1.4 In addition to the pedestrian connections proposed, construct a micropath in Block 37, generally between Lots 11 and 12. All micropaths shall be constructed at least 5 -feet wide and include 5 - feet of landscaping on each side of the pavement. 1.1.5 Graphically depict a 20 -foot wide landscape buffer easement along the L -O zoned lots that abut single-family lots. Said buffer area shall contain materials in accordance with MCC 12-13-12-3 and not include impervious surfaces such as parking areas or driveways. 1.1.6 Depict, on the face of the plat, at least a 25 -foot wide landscape buffer along Black Cat Road, Ten Mile Road, and McMillan Road. Depict on the face of the final plat a 10 -foot wide landscape buffer along both sides of Sangro Way, Milano Drive, and Gondola Drive (from Sangro Way to Divide Creek Drive). Said landscape buffers shall be in a common lot within the R-4 zones and may be in either a common lot or an easement adjacent to the L -O and C -G zoned lots. 1.1.7 The landscape plan prepared by Harvest Design, P.C., labeled Sheets LS -0, LS -1, LS -2, LS -3, LS -4, LS -5, and LS -6, is approved with the following change(s): • Construct the required trees along McMillan Road, that are currently proposed within the McMullen Later Easement, to be outside of the irrigation district's easement. • Only Class II tress shall be allowed within the planter strips between the sidewalk and the curb along the internal streets with detached sidewalks. With the final plat application, submitted revised copies of the landscape plan with the changes listed above. Other than the changes listed herein, the approved landscape plan is not to be altered without prior written approval of the Planning Department. 1.1.8 Maintenance of all common areas shall be the responsibility of the Volterra Subdivision Homeowners' or Business' Owners Association(s). 1.1.9 The applicant shall clarify, at the public hearing, any proposed fencing for this development. 1.1.10 Prior to the City Engineer's signature of the final plat, all existing structures shall be removed from this site. 1.1.11 Provide cross access/cross parking agreement(s) for all of the L -O and C -G lots to use the ACHD approved driveways and parking aisles as access to the public street system. Maintenance of the aisle and parking areas shall be provided for in a note on the face of the final plat, AND/OR in a document such as CCR's. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 1.1.12 Other than the accesses approved by ACRD, access to Ten Mile Road, McMillan Road and Black Cat Road is prohibited. A note shall be placed on the final plat restricting access to Ten Mile Road, McMillan Road and Black Cat Road. 1.2 GENERAL REQUIREMENTS—PRELIMINARY PLAT 1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 1.2.2 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 MCC 12- 13-14 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 MCC 12-13- 14. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of MCC 12-13-14, 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. 1.2.3 The applicant shall submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. 1.2.4 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 mitigated. 1.2.5 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 MCC 12-4-13, unless otherwise approved by the Irrigation District(s). 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. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. 1.2.6 Staff's failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 1.2.7 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 1.113 SITE SPECIFIC REQUIREMENTS—PRELIMINARY PLAT (VOLTERRA SOUTH, PP -05- 040) 1.1.1E The preliminary plat labeled as Sheet 1 prepared by Engineering Solutions, LLP, dated July 13, 2005, is approved, with the conditions listed herein. All comments/conditions of the accompanying Annexation and Zoning (AZ -05-040) and Conditional Use Permit (CUP -05-041) applications shall also be considered conditions of the Preliminary Plat (PP -05-040). 1.1..2B The planter strip between the curb and the near edge of the sidewalk along all the internal streets with detached walks shall be a minimum of 8 -feet wide and include Class 11 trees. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 1. 1.313 In addition to the stub streets proposed, extend Upriver Drive from Drawbridge Subdivision into this site from the south. 1.1 AB Graphically depict a 20 -foot wide landscape buffer easement along the west side of the L -O zoned lots that abut single-family lots. Said buffer area shall contain materials in accordance with MCC 12-13-12-3 and not include impervious surfaces such as parking areas or driveways. 1.1.5E Depict, on the face of the plat, at least a 25 -foot wide landscape buffer easement or lot along Ten Mile Road and McMillan Road. Depict on the face of the final plat a 10 -foot wide landscape buffer easement adjacent to the commercial portions of Sangro Way and Parma Drive. Said landscape buffers shall be in a common lot within the R-4 zones and may be in either a common lot or an easement adjacent to the L -O and C -G zoned lots. 1.1.6B The landscape plan prepared by Harvest Design, P.C., labeled Sheets LS -0, LS -1, LS -2, LS -3, LS -4, LS -5, and LS -6, is approved with the following change(s): • Construct the sidewalk on McMillan Road on the south side of the Settlers Canal. Comply with ACHD's requirements for construction and easements. • Only Class II tress shall be allowed within the planter strips between the sidewalk and the curb along the internal streets with detached sidewalks. • All micropaths shall be constructed at least 5 -feet wide and include 5 -feet of landscaping on each side of the pavement. With the final plat application, submitted revised copies of the landscape plan with the changes listed above. Other than the changes listed herein, the approved landscape plan is not to be altered without prior written approval of the Planning & Zoning Department. 1.1.7B Maintenance of all common areas shall be the responsibility of the Volterra South Subdivision Homeowners' or Business' Owners Association(s). 1.1..8B The applicant shall clarify, at the public hearing, any proposed fencing for this development. The applicant shall construct a 6 -foot tall open -vision, non -climbable fence along both sides of the White Drain and along the south side of the Settlers Canal (between the sidewalk and the top of bank). 1.1.913 Prior to the City Engineer's signature of the final plat, all existing structures shall be removed from this site. 1.1.10B Provide cross access/cross parking agreement(s) for all of the L -O and C -G lots to use the ACHD approved driveways and parking aisles as access to the public street system. Maintenance of the aisle and parking areas shall be provided for in a note on the face of the final plat, AND/OR in a document such as CCR's. 1.1.11B Other than the accesses approved by ACRD, access to Ten Mile Road and McMillan Road is prohibited. A note shall be placed on the final plat restricting access to Ten Mile Road and McMillan Road. 1.1.12B All irrigation ditches, laterals or canals, exclusive of natural waterways, the White Drain and the Settlers Canal, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless otherwise approved by the City and the Irrigation District(s). 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. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 1.2.13 GENERAL REQUIREMENTS—PRELIMINARY PLAT 1.2.113 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to MCC 12-13-10-8. 1.2.213 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 MCC 12- 13-14 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 MCC 12-13- 14. Where the applicant has submitted a preliminary landscape plan and where staff bas reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of MCC 12-13-14, 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. 1.2.313 The applicant shall submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. 1.2.4B 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 mitigated. 1.2.5B Staff's failure to cite specific ordinance provisions or ten -ns of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 1.2.613 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 1.3 SITE SPECIFIC REQUIREMENTS—CONDITIONAL USE PERMIT (CUP -05-041) 1.3.1 The site plan prepared by Engineering Solutions, LLP, dated June 27, 2005, is approved, with the conditions listed herein. Applicant shall meet all of the requirements of the Annexation and Zoning (AZ -05-040) and Preliminary Plats (PP -05-039 and PP -05-040) as a condition of the Conditional Use Permit (CUP -05-041). 1.3.2 The project shall conform to the R-4 dimensional standards, except as follows: • Lot Size - 5,000 sq. ft. (minilnum)(attached) 7,000 sq. ft.(minimum)(detached) • Lot Frontage - 41 feet (minimum)(on straight-away) 35 feet (minimum)(chord length on a cul-de-sac or curve) • . House Size – 1,200 sq. ft. (minimum)(attached patio home) • Residential Building Setbacks – The following lots may have a 0 -foot side setback on one side: Lots 6-19 & 21-32, Block 3, Lots 2-13, Block 4, and Lots 2-17, Block 5. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 1.3.3 As amenities for the subject planned development, construct: a 10 -foot wide asphalt pathway from Black Cat Road to Ten Mile Road; set aside 26 acres for common useable open space (39 acres including street buffers); construct a pool with restrooms and changing areas, a water feature, and tot -lot play area within the 10.2 -acre private park on Lot 11, Block 21; and a 2.97 - acre private park with a tot lot and plaza area on the south side of McMillan Road. 1.3.4 Provide sample elevations for the detached and patio homes proposed at the Planning & Zoning Commission meeting. Construction within Volterra Subdivision and Volterra South Subdivision shall substantially comply with the elevations submitted by the applicant. Construction materials used on the structures shall be approved by the City of Meridian Building Department and in accordance with the most recent Building Code. 2. Public Works Department Site Specific Comments for Volterra Subdivision 2.1 A majority of this development is not currently serviceable by the City of Meridian's sewer system. This area is master planned to drain to the yet to be built "North Black Cat Lift Station". The "North Black Lift Station" is under design at this time, however it will not be allowed to be activated until the upgrades to the treatment plant are completed, projected completion date is early 2008. If this development is approved, it shall be subject to the North Black Cat sewer system being available. 2.2 At such time as this development is serviceable by the City of Meridian's sewer system, the applicant will be responsible to construct mains to and through this development, coordinate main size and routing with the Public Works Department. The applicant shall execute standard forms of easement for any mains that are required to provide service. 2.3 No "temporary" or "interim" lift stations shall be allowed in this development. 2.4 Any existing domestic well and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non- domestic purposes such as landscape irrigation with approval for Idaho Department of Water Resources. 2.5 Meridian City Code 12-5-2-N requires that any new development shall provide pressurized irrigation. The applicant has indicated it is to be a private system owned and maintained by the Homeowners Association, a draft copy of the operations and maintenance manual shall be submitted prior to plan approval, with a final copy to be submitted prior to signature on the final plat of the last phase by the City Engineer. 2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single -point connection to the municipal water system shall be required. If a single -point connection is used, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat. 2.7 Water service to this site is being proposed via extension of existing mains in Ten Mile Road. The applicant shall be responsible to install mains to and through this proposed development, coordinate main size and routing with the Public Works Department. Applicant to execute City of Meridian standard forms of easements for any mains that are required to provide service. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF 'REPORT. QUESTIONS? CALL (208) 884-5533 2.8 This development is on the west side of Ten Mile Road which will be a future boundary for a water pressure zone. The applicant shall be responsible for the installation of any Pressure Reducing Vault's that are necessary to protect this boundary. Each Pressure Reducing Vault shall be designed to include communication capabilities that are consistent with the City of Meridian's Scada system. Coordinate location and number with Len Grady at the Public Works Department. 2.9 Provide a 20' easement for all public water/sewer main outside of public right of way (include all water services and hydrants). The description shall be consistent with the graphically depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal description, 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. 2.10 No large landscaping shall be allowed within 5 -feet of a meter tile, per City of Meridian Standard Specification 7.07(w) note 3. 2.11 As each commercial and office lot develop a drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Stonn water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 2.12 The preliminary plat depicts drainage ponds being constructed on buildable lots. The applicant shall move all off street drainage ponds into common lots/non-buildable lots, or submit written approval from ACRD that they accept the location. This shall be done prior to signature of the City Engineer on the final plat. 2.13 Vacate any existing drainage or irrigation easements of facilities that are being relocated or abandoned. This includes but is not limited to the McMullen. 2.14 Verify that the unnamed ditches that are shown as being abandoned, do not serve any downstream users. If these ditches are still being used, the applicant shall pipe these facilities, with downstream user approval. It shall be the responsibility of the applicant to ensure no downstream users will be affected. 2.15 Dedicate additional width to the Public Utilities, Drainage, and Irrigation easement along the collector streets. There needs to be 10 -feet of free and clear easement beyond the three -feet of sidewalk that encroaches out of the right-of-way. 2.16 Street signs are to be in place, water system shall be approved and activated, fencing shall be installed, drainage lots constructed, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.17 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 2.18 All development improvements, including but not limited to sewer, fencing, micro -paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.19 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 2.20 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 2.21 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.22 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.23 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.24 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.25 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. 2.26 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. Site Specific Comments Volterra South Subdivision 2B.1 A majority of this development is not currently serviceable by the City of Meridian's sewer system. This area is master planned to drain to the yet to be built "North Black Cat Lift Station". The "North Black Lift Station" is under design at this time, however it will not be allowed to be activated until the upgrades to the treatment plant are completed, projected completion date is early 2008. If this development is approved, it shall be subject to the North Black Cat sewer system being available. 2B.2 At such time as this development is serviceable by the City of Meridian's sewer system, the applicant will be responsible to construct mains to and through this development, coordinate main size and routing with the Public Works Department. The applicant shall execute standard forms of easement for any mains that are required to provide service. 2B.3 No "temporary" or "interim" lift stations shall be allowed in this development. 2B.4 Meridian City Code 12-5-2-N requires that any new development shall provide pressurized irrigation. The applicant has indicated it is to be a private system owned and maintained by the Homeowners Association, a draft copy of the operations and maintenance manual shall be submitted prior to plan approval, with a final copy to be submitted prior to signature on the final plat of the last phase by the City Engineer. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 2B.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a creek or well source is not available, a single -point connection to the municipal water system shall be required. If a single -point connection is used, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat. 2B.6 Water service to this site is being proposed via extension of existing mains in Ten Mile Road. The applicant shall be responsible to install mains to and through this proposed development, coordinate main size and routing with the Public Works Department. Applicant to execute City of Meridian standard forms of easements for any mains that are required to provide service. 2B.7 This development is on the west side of Ten Mile Road which will be a future boundary for a water pressure zone. The applicant shall be responsible for the installation of any Pressure Reducing Vault's that are necessary to protect this boundary. Each Pressure Reducing Vault shall be designed to include communication capabilities that are consistent with the City of Meridian's Scada system. Coordinate location and number with Len Grady at the Public Works Department. 2B.8 Provide a 20' easement for all public water/sewer main outside of public right of way (include all water services and hydrants). The description shall be consistent with the graphically depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x I I" 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. 213.9 No large landscaping shall be allowed within 5 -feet of a meter tile, per City of Meridian Standard Specification 7.07(w) note 3. 2B.10 As each commercial and office lot develop a drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into a surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 213.11 The preliminary plat depicts drainage ponds being constructed on buildable lots. The applicant shall move all off street drainage ponds into common lots/non-buildable lots, or submit written approval from ACHD that they accept the location. This shall be done prior to signature of the City Engineer on the final plat. 2B.12 Vacate any existing drainage or irrigation easements of facilities that are being relocated or abandoned. This includes but is not limited to the White Drain. 2B.13 Dedicate additional width to the Public Utilities, Drainage, and Irrigation easement along the collector streets. There needs to be 10 -feet of free and clear easement beyond the three -feet of sidewalk that encroaches out of the right-of-way. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 2B.14 Street signs are to be in place, water system shall be approved and activated, fencing shall be installed, drainage lots constructed, and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2B.15 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 213.16 All development improvements, including but not limited to sewer, fencing, micro -paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2B.1.7 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. 2B.18 Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 2B.19 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 213.20 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 213.21 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 25.22 All grading of the site shall be performed in conformance with MCC 11.-12-3H. 213.23 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. 213.24 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. 2B.25 Any existing domestic well and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non- domestic purposes such as landscape irrigation with approval for Idaho Department of Water Resources. 3. Fire Department 3.1 One and two family dwellings will require a fire -flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500' apart. International Fire Code Appendix C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire ,Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department (see Comment I in Section 3). a. Fire Hydrants shall have the 4 1/2" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on corners when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. 3.4 The phasing plan may require that any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. 3.5 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 3.6 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide. 3.7 For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane". 3.8 Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 3.9 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.10 Building setbacks shall be per the International Building Code for one and two story construction.. 3.1.1 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the face of curb dimension. 3.12 Commercial and office occupancies will require a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.13 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. 3.14 Maintain a separation of 5' from the building to the dumpster enclosure. 3.15 Provide a Knoxbox entry system for the complex prior to occupancy. 3.16 The first digit of the Apartment/Office Suite shall correspond to the floor level. 3.17 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 3.18 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.19 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). 3.20 For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). Buildings over 30' in height are required to have access roads in accordance with Appendix D Section D1.05. 3.21 Pool chemicals shall be stored in compliance with the International Fire Code. 4. Police Department 4.1 The proposed plat and/or site design encourages high-speed, cut -through traffic. The applicant shall work with the Ada County Highway District to provide traffic calming design to decrease travel speeds on Gondola and Malta. 4.2 The pedestrian access to the proposed clubhouse is not well-defined. The applicant shall submit a revised landscape plan that uses walkway paving materials and landscaping to alert motorists to the pedestrian traffic. 4.3 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if solid fencing is used. 5. Parks Department 5.1 Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C. 5.2 Standard for City to assume Maintenance of a section of Pathway: The pathway must connect from one major arterial to another, and either an easement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. 5.3 Minimum acreage standard for City Park: The City is willing to develop and maintain Community Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be reviewed on a case-by-case basis. The City may choose to maintain neighborhood parks at an acreage of seven acres or larger. It will be the responsibility of private homeowner groups or associations to develop and maintain the smaller mini parks and some Neighborhood Parks in their subdivision that the City does not maintain. It the applicant intends for the City to operate and maintain the 10 acre park, then the design standards of the City must be met. 6. Sanitary Service Company 6.1 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. 7. Ada County Highway District CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Volterra Subdivision 7.1 Do not dedicate any additional right-of-way on McMillan Road, but construct a 5 -foot wide (minimum) concrete sidewalk within the landscape buffer (with an easement granted to the District) along McMillan Road. 7.2 Construct a 36 -foot wide (maximum) curb return type driveway (full access) that intersects McMillan Road approximately 380 -feet west of Ten Mile Road and aligns with a driveway that is proposed with the Volterra Subdivision South application, as proposed. 7.3 for the first 175 -feet, dedicate by donation a total of 50 -feet of right-of-way from the centerline along TenM.ile Road, and construct a 5 -foot wide (minimum) concrete sidewalk within the landscape buffer (with an easement granted to the District) along Ten Mile Road. At 175 -feet north of McMillan Road, taper the right-of-way at a 10 to 1 ratio to 38 -feet of right -of. --way from the centerline of Ten Mile Road. 7.4 Construct a main entrance roadway (West Milano Drive) to intersect Ten Mile Road approximately 830 -feet north of McMillan Road to align with the main entrance roadway to Verona Subdivision, as proposed. 7.5 Construct a main entrance roadway (West Malta Drive) to intersect Ten Mile Road approximately 140 -feet south of the north property line to align with the main entrance roadway to Verona Subdivision, as proposed. 7.6 Construct a 36 -foot wide (maximum) curb return type driveway (full access) that intersects Ten Mile Road approximately 430 -feet north of McMillan Road to align with a driveway that was previously approved with Bridgetower Subdivision, as proposed. 7.7 Dedicate by donation a total of 48 -feet of right-of-way along Black Cat Road, and construct a minimum 5 -foot wide concrete sidewalk along Black Cat Road, located a minimum of 41 -feet from the centerline of the right-of-way, as proposed. 7.8 Construct a main entrance roadway (West Gondola Drive) that intersects Black Cat Road approximately 40 -feet south of the north property line, as proposed. 7.9 Construct the internal streets as 36 -foot street sections with rolled curb, gutter and 5 -foot attached concrete sidewalks within 50 -feet of right-of-way, as proposed. 7.10 Construct North San Vito Way, West Gondola Drive and West Malta Drive as standard residential collectors with 36 -foot street sections that include vertical curb, gutter and 5 -foot detached concrete sidewalks within 50 -feet of right-of-way, as proposed. Comply with the District's Tree Planter Width Interim Policy. 7.11 Construct West Milano Drive and North Sanoro Way (from Milano Drive to West Divide Creek Drive) as 40 -foot street sections with vertical curb, gutter and 5 -foot attached (or detached) concrete sidewalks within 54 -feet of right -of. -way. Comply with the District's Tree Planter Width Interim Policy. 7.12 Construct a stub street (West Wapoot Street) to the west property line approximately 1,100 -feet north of McMillan Road. Install a sign at the terminus of the roadway that states, "this roadway will be extended in the future." 7.13 Construct a stub street (North Napoli Avenue) to the south property line approximately 1,750 -feet east of Black Cat Road. Install a sign at the terminus of the roadway that states, "this roadway will be extended in the future." CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 7.14 Construct a stub street to the north property line approximately 330 -feet east of Black Cat Road. Install a sign at the terminus of the roadway that states, "this roadway will be extended in the future." 7.15 Extend five stub streets from the north property line into the site from Bainbridge Subdivision, as proposed. 7.16 When the commercial and office lots develop in the future, construct the driveways to be a maximum of 36 -feet in width and be located a minimum of 50 -feet from any street intersection. 7.1.7 Construct three cul-de-sac turnarounds within the subdivision (two with center islands), as proposed. Construct the turnarounds to provide a minimum of turning radius of 45 -feet and to provide a minimum street section of 29 -feet on either side of the islands (if an island is proposed within the turnaround). Construct the islands within the turnaround to be a minimum of 4 -feet in width and be a minimum of 100 -square feet in area. 7.18 Construct one knuckle with a center island within the subdivision, as proposed. Construct the knuckle to provide a minimum street section of 29 -feet on either side of the islands and to be 4 - feet in width and be a minimum of 100 -square feet in area. 7.19 Construct center islands within West Milano Drive, North Colonne Way, West Divide Creek Drive, West Malta Drive, North San Marco Way, North Girosolo Avenue, West Gondola Drive and North Buzzini Avenue, as proposed. Construct the islands to be a minimum of 4 -feet wide with a minimum area of 100 -square feet and to maintain a minimum of a 21 -foot street section on either side of the island. 7.20 Construct a northbound left -turn bay on Ten Mile Road at the West Malta Drive/Ten Mile Road intersection. 7.21 Construct a northbound left -turn bay on Ten Mile Road at the Milano Drive/Ten Mile Road intersection. 7.22 Construct a southbound right -turn bay on Ten Mile Road at the West Milano Drive/Ten Mile Road intersection. 7.23 Construct a southbound right -turn bay on Ten Mile Road for the commercial driveway that intersects Ten Mile Road. 7.24 Construct an eastbound left -turn bay on McMillan Road at the North San Vito Way/ McMillan Road intersection. 7.25 Construct an eastbound left -turn bay on McMillan Road at the North Sangoro Avenue/McMillan Road intersection. 7.26 Construct a southbound left -turn bay on Black Cat Road at the West Gondola Drive/Black Cat Road Intersection. 7.27 Other than the access points that have specifically been approved with this application, direct lot access to Ten Mile ,Road, Black Cat Road and McMillan Road is prohibited. A note will be required on the final plat stating the access restrictions. 7.28 Comply with all Standard Conditions of Approval. 7.29 Any existing irrigation facilities shall be relocated outside of the right-of-way. 7.30 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 7.31 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. 7.32 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.33 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. 7.34 The applicant shall submit revised plans for staff approval, prior to issuance of building pen -nit (or other required permits), which incorporates any required design changes. 7.35 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. 7.36 Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance 9200, also known as Ada County Highway District Impact Fee Ordinance. 7.37 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACRD 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. 7.38 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or 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. 7.39 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. Volterra South Subdivision 7.1 For the first 175 -feet, dedicate by donation a total of 37 -feet from the centerline of McMillan Road (an additional 12 -feet of right-of-way), and construct a 5 -foot wide (minimum) concrete sidewalk within the landscape buffer (with an easement granted to the District) along McMillan Road. At 175 -feet west of Ten Mile Road, taper the right-of-way at a 10 to l ratio to 25 -feet of right-of-way from the centerline of McMillan Road. 7.2 Construct a main entrance roadway (North Sanoro Way) that intersects McMillan Road approximately 830 -feet west of Ten Mile Road and aligns with the main entrance roadway that is proposed to be constructed with Volterra Subdivision, as proposed. 7.3 Construct a main entrance roadway (North San Vito Way) that intersects McMillan Road approximately 750 -feet east of the west property line and aligns with the main entrance roadway that is proposed to be constructed with Volterra Subdivision, as proposed. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 7.4 Construct a 36 -foot wide curb return type driveway (full access) that intersects McMillan Road approximately 380 -feet west of Ten Mile Road to align with a driveway that is proposed with Volterra Subdivision. 7.5 For the first 175 -feet, dedicate by donation a total of 48 -feet of right-of-way along McMillan Road, and construct a minimum 5 -foot wide concrete sidewalk along Ten Mile Road, located a within the landscape buffer (with an easement provided to the District for the sidewalk). At 175 - feet south of McMillan Road, taper the right-of-way at a 10 to 1 ratio to 38 -feet of right-of-way from the centerline of Ten Mile Road. 7.6 Construct a main entrance roadway (East Parma Drive) that intersects Ten Mile Road approximately 350 -feet north of the south property line, as proposed. 7.7 Construct a 36 -foot wide curb return type driveway (full access) that intersects Ten Mile Road approximately 430 -feet south of McMillan Road and aligns with West Quintale Drive, as proposed. 7.8 Construct the internal residential streets as 36 -foot street sections with rolled curb, gutter and 5 - foot attached concrete sidewalks within 50 -feet of right-of-way, as proposed. 7.9 Construct North San Vito Avenue as standard residential collector witb vertical curb, gutter and 5 -foot detached concrete sidewalks within 50 -feet of right-of-way. Parking will be prohibited and no access will be provided to this street. Comply with the District's Tree Planter Width Interim Policy, 7.10 Construct North Sanoro Way as a 40 -foot street section with vertical curb, gutter and 5 -foot attached (or detached) concrete sidewalks within 54 -feet of right-of-way. Comply with the District's Tree Planter Width Interim Policy. 7.11 Construct a stub street (North Girasolo Avenue) to the south property line approximately 450 -feet east of the west property line, as proposed. 7.12 Construct a stub street (East Pescara Street) to the west property line approximately 900 -feet north of the south property line, as proposed. 7.13 When the commercial and office lots develop in the future, construct the driveways to be a maximum of 36 -feet in width and be located a minimum of 50 -feet from any street intersection. 7.14 Construct one cul-de-sac turnaround with a center island within the subdivision, as proposed. Construct the turnaround to provide a minimum of turning radius of 45 -feet and provide a minimum street section of 29 -feet on either side of the islands. Design the island within the turnaround to be constructed a minimum of 4 -feet in width and be a minimum of 100 -square feet in area. 7.15 Construct three knuckles with center islands within the subdivision, as proposed. Design the knuckles to provide a minimum street section of 29 -feet on either side of the islands and to be a minimum of 4 -feet in width and be a minimum of 100 -square feet in area. 7.16 Construct islands within North San Vito Avenue and North Sanoro Way, as proposed. Construct the islands to be a minimum of 4 -feet wide with a minimum area of 100 -square feet and maintain a minimum of a 21 -foot street section on either side of the island. 7.17 Construct a westbound left -turn bay on McMillan Road at the North San Vito Way/ McMillan Road intersection. 7.18 Construct a westbound left -turn bay on McMillan Road at the North Sangoro Avenue/McMillan Road intersection. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 7.19 Other than the access points that have specifically been approved with this application, direct lot access to Ten Mile Road and McMillan Road is prohibited. 7.20 Comply with all Standard Conditions of Approval. 7.21 Any existing irrigation facilities shall be relocated outside of the right-of-way. 7.22 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.23 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. 7.24 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.25 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. 7.26 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. 7.27 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. 7.28 Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance 4200, also known as Ada County Highway District Impact Fee Ordinance. 7.29 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. 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 ACRD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.30 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or 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. 7.31 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. 8. Settlers' Irrigation District 8.1 All irrigation/drainage facilities along with their easements must be protected and continue to function. The facilities involved are Settlers Canal (50' easement), White Drain (60' easement), Coleman ,Lateral (30' easement), Scrivner Lateral (20' easement), and the Beach Lateral (20' easement). Contact SID for additional requirements. 8.2 A Land Use Change Application must be on file prior to any approvals. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 8.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or within its easements. 8.4 Any Change to the existing irrigation system such as relocation, water delivery, tiling, and landscaping must be approved by Settlers Irrigation District's Board of Directors. 8.5 All storm drainage must be retained on-site. 8.6 The development must supply pressure irrigation access to all lots within the above-mentioned subdivision from the current delivery point. If the developer wishes to have SID own, operate, and maintain the pressure irrigation system an agreement must be in place prior to the pre - construction meeting. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 C. Legal Description June 21, 2005 VOLTERRA SUBDIVISION A parcel of land located in the N % of the NE % of Section 34 and the S X1, of Section Z7, T, 4N., R. 1W., B.M., Ada County, Idaho, more particularly describedas follows, Commencing at the comer common to Sections 25, 35, and the said sections 27 & 34, from which thy:'/ corner common to said Sections 27 and 34 bears North 8855'55^ West, 26K57 feet, said print being tura REAL POINT OF BEGINNING; . Thence .along the east line of the NE Y of said Section 34 South 00.53'19" West, 1.3.15.58 feet to the southeast corner of the Ni %Z of said NE 114; Thence along the scauth line of said N Y2 of the NE 1/ North 89°05"58° West., 2651..08 feet to the southeast corner of said N % of the NE Thence along.the west line of said N '/: of the NE '% North. 00044'17' East, 1323.35 feet to the "/a.0omer common to said Sections 34 and 27, - Thence -along 7; Thence.along the west line of the SE '/, of said Section 27 North 0029'09"East, 644.81 feet to the southeast comer of Lot 7,.Block.2 of Black Cat Estates No. 2 Subdivision, assame is. recorded in Book 32 of plats at Page 1945, records of Ada County, Idaho; Thence along the east line of said Lot 7 North 00°2012" East, .660.00. feet to the northeast comer of said Black Cat Estates No. 2 Subdivision; Thence along the north line of said.Slack Cat .Estates No. 2 Subdivision, North 89"17'29" West,, 1:261,91 feet; Thence North 1204725' West, 206,21 feet; Thence North 8810'44', West, 895.71 feet; rw A 'V sr . Thence North 50°51'04" West, 89.06 feet Thence North 34'20'48" West, 79.64 feet; MEi vucr��cs RK5 r up��c aGPT. Thence North 19x35'01" West, 1'11.55 feet; 27, Thence North 893424" West,. Z91.92 feet to a point on the West line of said Section Thence along said line North 00.31'40" East, 877.06 feet to the West 114 corner of ,,aid Section 27; Thence along .the East-West mid-section line of said Section 27 South 8W 19'43" East, 2649.84 feet to the Center of said Section 27; � r1..�dtw B }i14��.}�e.des.disG C - I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Thence South 89"20'38" East, 2650.99 feet to the East 114 oomer of said Section 27; Thence. South.00°21'48" West, 2644.37 feet to the POINT OF BEGINNING. Containing 312.67 acres, more or less. C-2 Irc 4431 YF CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 i R -r, 05 ZOOS lo-safll`1 ..... Engineering Solutions 205 93E1 0941 �Ya June 21,:2005 PROPOSED L -t] ZONE VOLTERRA SUBDIVISION Parcels of land located in the NE'/ of the NE.'/. of Section 34 and the SE 1/. of the SE. Ys of Section 27, T. 4N., R. 1W., B.M., Adan County, Idaho, more particularly described as fbllowso PARCEL A A parcel of land located In tale NE'f of the NE'/. of said Section 34, more particularly described as follows: Commencing at the corner common to Sections 26, 35, and the said Sections, 27 8 34, from which the'/ comer common to said Sections 27 and 34 bears North 88"55'55" West, 2654.57feet, thence along the east line of Bald Section 34 South (70953'19° West,. 920.35 feat to the REAL POINT OF BEGINNING; Thence continuingalong maid east line South 00°53'19" Weat, 395.23 feet to the southeast comer of the NE'/, of the NE% of said Section 34; fret; Thence along the south line of said NE Y. of the NE'/. North 89"05'58' West, 482 Z8 Thence North 00.52-09" East, 403.38 feet to a point on a curve; Thence 90.48 feet along the arc of non -tangent curve to the left, said curve hming a radius of 600.00 feet,.a delta angle Of 10'22'06'. and a long curd bearing South 83"55'02" East, 9©.�sa feet to a point of tangency; Thence South 89606'05" East, 392.73 fest to the POINT OF BEGINNING;. Containing 4.38 acres,, Mara or less. PARCEL. B A paxel of land located In the SE'/. of the SE 1/. of said Section 27, more particularly descrIbed as follows: Commencing at the comer common to Sections 26, 35, and the said Sections .27 8 34, fro, M which the .'/. comer common to said Sections 27 and 34 bears North t3Ww56" :Mast, 2654.57 feet, thence along the south line of said Section 27 North 68'55'55' West, 891.32 feet to the REAL POINT OF BEGINNING; Thence continuing along said south line North 88"55'55" West, 324.99 feet; Thence North 0100511011 East, 841.20 feet; .q 402?4G4A2-L0,des.doc C-3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 T1"9 C15 .200.5 10'50nM,,.., .E.ngineor^ine: Solutions 208 336 084] p." Thence North 44447'17" feast, 83.29 feet.-, Thence North 52-15627" East. 468.72 feat; Thence North 63°01'16" East, 62:8,0 feet; Thence North 75618'10" East, 54,86 feet; Thence .North 82"23'09' East,. 52.00 feet: Thence South 99°38'12" East, 808.47 feet to a point on the past line of the SE 1/4 of said Section 27; Thence along said east line South 00021`48" West, 351.02 feet; Thence North 89" 38'12" West, 485..14 feet to a paint of curvatures; Thence 623.40 feet along the arc of a curve to the left, said curve having a radius of 4U0,-00 feet; a delta angle of 89°1744", and a long chard. bearing South 45'42'56'. West, 562.20 feet to a point of tangency; Thence South 01 °04'04" West, 499.73 feet to the POINT OF BEGINNING. Containing 14.89 nacres; more or less. C-4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 r1„ .nS �[3C)5 1C7;SDriM Cn.C"IllinC Solution% cp'e B.,1B 4941 .lune 21, 2005 PROPOSED R-4. ZONE VOLTERRA SUBDIVISION A parcel of iand.located in the N Yz of the NE V of Section 34 and the S % of Section 27, T. 4N, R1 1W„ BW-Ada.County, Idaho, more particularly described as follows: Commencing at the comer common to Sections 26, 35, and the said Sections 27 & 34, from which the 1/4 corner common to said Sections 27 and 34 bears North 68°55'55" West, 2654.57 feet, thence along the south line of said Section 27'North .88"55'55"' West, 5.91.32 feet to the REAL POINT OF BEGINNING; Thence.Soutn 01 "04'04" W08t, 421.51 feet to a point of curvature; Thence 696.40 feet along the arc of a curve to the left, said curvehawing a radius of 500,00 feet, a delta angle of 79'48'04'. and a long chord -bearing South 3B°49'57' East, 541.46 feet to a point; Thence South 00°52'09' West., 403:38 feet to a point on the. south line of the N % of the NE. 3. of said Section 34; Thence along said 20uth line North 8906'68" West,'2168.50 feet to the southeast comer of said N'r5 of the NE %; Thence along the west line of said N'A of the NE "/ North 00044'17" East, 1323.35 feet to the %. corner common tD said Sections 34 and 27 Thence along the wast line of the SE. "/,of said Section 27 North 00.-,29"09•' East, 644.61 feet to the southeast corner of Lot 7,1 lock 2 of Black Cat Estates No,: 2 Subdivision,. as same is reacrded in Book 32 of plats at page 1945. records of Acta County, Idaho; Thence along the east line of said. Lot 7 North 00"20'12" East, 660.00 feet to the northeast comer of said Black Cat Eala lea.No. 2 Subdivision; Thence along the north line of said Black Cat Estates No. 2 Subdivision, North 89'17'29" West, 1261.91 feet; Thence North 12°47'25' West. 206.21 feet; Thence North 88°10'4.4" West, 896.71 feet; Thence North 50051'04" West, 99.06 feet; Thenr8 North 34020'48" Wast, 79.64 feet Thence North 19°35'01' West, 111.55 feet; 41A01144402 -RAI dnAue. C-5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 r1uE 05i 200S 1.0tSoF1M En,gineer.ine solutiens 200 938 0041 P-4 Thence North 89034'24" West, 291.92 feet to said Section .27; a point on the wersk Nine of the S '✓x of Thence along said west line North 00031',40" East, 877,06 feet to the northwest corner Of said S % of Section 27; .. Thence along the north boundary of sald S'A of Section 27 South 89"19'43" East, 2649.84 feet to the Center Y4 comer of said Section.27; Thence continuing said north boundary South 89°20'38" northeast corner of said S 'r4 of Section 27; East, 2650.99 feet to the feet; Thence along the east line of said S % of Section 27 South 00621'45" West, 1387.61 Thence North 89"38"12' West, 509.47 feet; Thence South 82'23'09'" West, 52.00 feet; Thence South 75'16'10" West, 54.85 feet; Theme South 63"01'18" West, 62.80 feet; Thence South 52°55'27' West, 456.72 feet; Thence South 44"47'17" West, 93.291 feet; Thence South 01 00510' West, 841.20 foul to a point on the south tine of the S % of said. Section 27; Thence along said south line South.88°55'55" East. 324.89 feet to the POINT OF BEGINNING.. Containing 258.21 acnes, rriq.re or less. 404; i2; 40402-R4-d,s.duc C -C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 (lug Cly PGOS 10:5 (1M...... Engine►�ring Sol(,t ons 2[]� na8 p841 ,lune 21, 2005 PROPOSED CG ZONE VOLTERRA SUBDIVISION A parcel of land located in the NE V of the N8 % of Section 34 and the SE 'Y of the Sty of Section 27, T. 4N., Ri 1W„ H..M., Ada County, Idaho, more particularly described as f�aliows: Commencing a1 the comer cornmori to Sections 26, 35. and the said Sections 27 & 34, from which the I/. corner common to said Sections 27 and 34 gears North 88°55'55" West, 2654.57 feet, said point being the REAL POINT OF BEGINNING; Thence along the east line of the NE'X of said Section 34 South 00°53'19' West, 920.35 feet: Thence North 89'06'05" West, 392.73 feet to a point of curvatura; Thence 786.88 feet along the arc of a curve to the right, said curve f aving a radius of 500.00 feet, a delta angle of 90"10'10" and a long chord bearing North 44801'01' Wvut, 708.15 feet to a pioint of tangency; Thence North 01 "04'04" East, 421.51 feet to a point on the north line of said NE % of Section 34; Thence continuing North .01°04'04` East. 499-73 feet to a point of curvature; Thence 623.40 feet along the arc of a curve to the right. said curve having, a. redlus of 400.00 feet; a. delta angle of 89-17'44', ,and a long chord bearing North 45°42'56" East, 562.20 feet to a point of tangency: Thence South 89938012" East, 486.14 feet to a point on the east: line. of the SE Y of sant Section 27; Thence along said east line South 00°21'48" West, 905.74 feet to the POINT OF 13EGINNIMS, Containing 35,19 acres, more or less. C-7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 C-8 go. �U-- V!0 4r'.-D'y1v ISN n Jam' C-8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 D. Required Findings from Zoning Ordinance 1. Annexation Findings: The commission and council shall review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment: A. Will the new zoning be harmonious with and in accordance with the comprehensive plan and, if not, has there been an application for a comprehensive plan amendment; In Chapter VII of the Comprehensive Plan, `medium density' is defined as areas including single-family homes at densities of three to eight dwelling units per acre; `low density' consist of single-family homes at densities of three dwelling units or less per acre. Staff finds that the requested residential zoning designation, R-4, is harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the 80 acres adjacent to Black, Cat Road to be "Low Density Residential", and "Medium Density Residential" adjacent to Ten Mile Road and McMillan Road. Some of the larger lots in the development are within the area designated for low density residential. Although the applicant has not submitted calculations, staff believes that this area contains less than 3.0 dwelling units per acre. Excluding the office and commercial areas, the overall net density of the project is 3.56 dwelling units per acre (2.8 d.u./acre is gross density). The density proposed with the preliminary plats are consistent with previous Commission and Council actions and generally conforms to the goals, objectives, and action items contained in the Comprehensive Plan for these low and medium density areas. The Zoning Ordinance allows up to 20 percent of a site to be approved for uses not normally permitted in the area. The applicant is requesting L -O and C -G zoning for approximately 54 of the 312 acres (17%). In addition, in the applicant's undated cover letter, several Comprehensive Plan policies are listed, all of which support the annexation and proposed residential use of the property. Staff finds that the proposed zoning is in general conformance with the comprehensive plan (please see Section 7 of the Staff Report for detailed analysis of specific comprehensive plan action items that apply to this development). B. Is the area included in the zoning amendment intended to be rezoned in the future; Concurrent with the annexation and zoning application, the applicant has submitted two preliminary plats and a conditional use permit for a planned development that proposes single-family, commercial and office lots on the subject site (PP -05-039, PP -05-040 & CUP -05-041). Staff does not anticipate that the applicant plans to rezone the subject property in the future if the accompanying CUP/PD and PP applications are approved. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning - for example, a residential area turning into commercial area by means of conditional use permits; Staff finds that the single-family homes would be allowed (permitted) within the requested R-4 zone, (if the accompanying Conditional Use Permit for a Planned Development is also approved). However, because the applicant has not submitted a detailed conditional use permit application for the commercial and office portions of the development, all buildings within the L -O and C -G zone will need CUP approval prior to construction. Staff recommends that this requirement should be included in the CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Development Agreement for this property. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; There have been no recent street improvements in the area. None of the abutting roadways, Ten Mile Road, McMillan Road, and Black Cat Road, are within ACHD's Five Year Work Program or CIP (20 -year plan) for road widening. Bainbridge Subdivision to the north has been tentatively approved for development similar to what is being proposed with Volterra Subdivision. Bainbridge Subdivision is not currently being developed because sewer service is not available to that site. The subject property is generally surrounded by rural residential acreages. Staff does not find that there has been a change in the area that dictates that this property should be rezoned. Staff recommends that the Commission and Council rely on staff's analysis, public testimony received and any comments submitted from any other agencies or departments regarding whether this property should be annexed. E. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; The applicant has not submitted elevations for the proposed dwelling units or commercial buildings. The applicant has stated in their submittal packet that the home elevations will be similar to those in the Bridgetower Crossing Subdivisions. if constructed similarly to those in Bridgetower, staff believes that the design of the dwelling units will be compatible with the adjoining uses. Staff finds that the proposed development will change the existing character of the area, which is still largely rural. However, the proposed development is generally harmonious with the intended character envisioned by the Comprehensive Plan. Staff does ,not find that the proposed zoning/uses will adversely change the essential character of area. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony (oral and written) to determine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed uses will be disturbing to future or existing neighbors, as long as landscaping, fencing and other recommended conditions are exercised. Further, staff does not anticipate that the proposed uses will be hazardous as long as the applicant complies with the conditions contained in Exhibit B and all City Code provisions. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer; or will the person responsible for the establishment of the proposed zoning amendment be able to provide adequately any of such services; The applicant will be responsible for the extension of all utilities necessary to serve this proposed development. This development is currently not serviceable by the City of Meridian's sanitary sewer system. Sewer service for this development will be via the future North Black Cat lift station. At this point in time, the Meridian City Council has approved funding for the design; however no funding has been approved for the construction. If this development is approved, it shall be subject to the North Black Cat CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOR'r. QUESTIONS? CALL (208) 884-5533 sewer system being available. Other urban services, such as water, are near to this site and the applicant should be able to extend such services to the site. Staff finds that the subject site is proposed for development in a fashion similar to other properties in the area. The applicant and/or future property owners will be required to pay park and highway impact fees. ACHD has submitted a staff report with site specific and standard conditions as attached in Exhibit B7. On September 16, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. Based on the joint agency/department meeting and other comments received from agencies/departments, staff finds that except for sanitary sewer, the public services listed above can be made available to accommodate the proposed development. The Commission and Council should reference any written and/or verbal testimony submitted by any public service provider, regarding their ability to adequately service this project. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If approved, the developer will be financing the extension of sewer, water, local street infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future residents will be fire, police and school facilities and services. Staff finds there will not be excessive additional requirements at public cost and that the proposed zoning and subsequent development will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed annexation and the development of this site will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare, or odors. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; The applicant is proposing to construct eight public street accesses and four driveway accesses to the existing public street system. ACRD is supportive of the proposed streets and driveway locations. If is designed and constructed as required by the ACHD and the City, staff does not believe that the subdivision will create interference with traffic on the surrounding public streets. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and The Settlers Canal and the South Slough both bisect this property. Staff would consider both of these features scenic in nature. Staff recommends that these features be protected CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533 and enhanced by the applicant. There are some mature trees on this property. Any existing trees larger than 4" caliper that are removed should be mitigated for, per the Landscape Ordinance. Staff finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance if developed under these conditions, Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. L. Is the proposed zoning amendment in the best interest of the city. In accordance with the findings listed above sLaff finds that the annexationlzoninjz of this property,propeLty, as proposed by the a licant would be in the best interest of the Ci see Analysis section in the Sta Re ort . 2. Preliminary Plat Findings: In determining the acceptance of a proposed subdivision, the Commission shall consider the objectives of this Title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; Please see Annexation Findings Item A above. B. The availability of public services to accommodate the proposed development; Please see Annexation Findings Items G and H above. C. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, the subdivision will not require the expenditure of capital improvement funds. D. The public financial capability of supporting services for the proposed development; Please see Exhibit B for comments and conditions from other agencies and departments. E. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 3. CUP Findings: The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish: A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this title; As part of the Planned Development (PD) the applicant is requesting relief from the standard street frontage, lot size, house size, side setback and maximum block length requirements of the R-4 zone. Staff finds that the subject property is large enough to CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUES'T'IONS'? CALL (208) 884-5533 accommodate the requested use and all other required ordinance features. Although the site is large enough to accommodate all of the features required by ordinance, the applicant has asked, through the Planned Development, to modify specific development standards. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; Staff finds that the proposed subdivision is generally harmonious with and in accordance with the 2002 Comprehensive Plan and Future Land Use Map, which designates the land to be "Medium Density Residential" and "Low Density Residential' (provided the Commission and Council grant the requested planned development and use exception). Please see Annexation Findings A. C. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Please see Annexation Findings E. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; Staff finds that if the applicant complies with all of the conditions of approval, this development will not have an adverse impact on other properties. Staff recommends that the Commission and Council rely upon public testimony, staff s analysis, and other agency comments when determining if the proposed uses will adversely affect other properties in the vicinity. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Please see Annexation Findings G and H, the conditions in Exhibit B, and any comments that may be submitted to the City Clerk regarding this project. F. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; Please see Annexation Findings H. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Please see Annexation Findings I. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Please see Annexation and Zoning Findings J. The Commission and Council should review any comments received from the ACHD regarding this project when determining this finding. I. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. CITY OF MERIDIANPLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533 Please see Annexation and Zoning Findings K. 4. Planned Development Findings: Upon recommendation of the commission, the council may authorize specific uses not normally permitted by the use regulations of the zone in which the development is located. In granting such authorization, the commission and council shall make the following findings: A. The uses permitted by the exception are strongly related to the principal use of the development, and have the purpose of providing services or facilities useful or complementary to the primary use. Although no specific uses are being proposed at this time, it is anticipated that the uses permitted by the exception will relate to adjacent single-family homes. The applicant is proposing to provide both buffers between the land uses and vehicular andpedestrian connections so that the commercial uses will not be intrusive on the residential development, but the residents will still be able to access the businesses located in their neighborhood. Staff and the Commission should further evaluate the relationship of the proposed uses in the L -O and C -G zones with the single-family homes when CUP applications are submitted for buildings in the future. B. No more than twenty percent (20%) of the total area of the project shall be devoted to the uses permitted by the exception. The percentage of use exception allowed will be determined by the commission and council based upon the size of the project and intensity of the use exceptions. The applicant is proposing that over 17% of the total area of the project be devoted to non-residential zoning. Staff finds that the percentage of the use exception proposed is appropriate in this location. C. The development will be phased so that construction of the excepted use or uses will be justified by construction of all or a proportionate amount of the principal or primary use or uses. The applicant has not committed to a phasing plan. At full build out, staff finds that the construction of the non-residential uses will be in good proportion to the amount of residential area being constructed in the area. D. The uses permitted by the exception are integrated into the overall project by: 1. Being located in proximity to and within convenient walking distance of the primary uses. See Planned Development Findings "A" above. 2. Utilizing one or more of the main vehicular accesses to the primary use site as the main access to the exception site or interconnection through a system of private roadways and/or pathways. On the south side of McMillan Road, the applicant is proposing to construct a public street with commercial uses on one side and residential uses on the other. The applicant is also proposing pedestrian connections between the residential and non-residential areas. Staff. finds that the uses are adequately interconnected. 3. Providing pedestrian and bicycle pathway connections with the primary use site. See Planned Development Findings "A" above. 4. Orienting buildings on the exception site to facilitate vehicular and/or pedestrian CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL, (208) 884-5533 access from the primary use site. No specific buildings are being proposed at this time on the commercial and office lots. When CUP applications are submitted for the buildings in the future, staff and the Commission will evaluate the building orientations to ensure that vehicular and pedestrian access is facilitated. 5. Continuing architecture, landscaping, and building bulk concepts from the primary use into the use of the exception site so they are consistent and harmonious throughout the development. Staff recommends that the Development Agreement include a provision that requires all non-residential buildings to contain architectural features and bulk building concepts that are similar to the residential buildings. Staff further recommends that the applicant, at the public hearing, state how the plan to integrate the look of the commercial buildings and lots with the residences (specific features on the buildings). E. The use(s) permitted by the exception are neighborhood- or community -serving in size and character and not regional, and are not detrimental to adjacent neighborhoods in location and character. Staff finds that the size and character of the non-residential zones proposed are appropriate to serve the community and should not be detrimental to adjacent neighborhoods. E!eijvEEfi1NG SbLUTIONS.p INVITATION August 31, 2005 Dear Property Owner: RECEIVED SEP -1 2005 City of Meridian City Clerk Office 150 East Aikens Street, Suite B Eagle, ID 83616 .Phone: (208) 938-0980 Fax: (208) 938-0941 E-mail: es-beckym@gwest.net Meridian City Code §11-15-5.A.3. encourages an applicant to provide an opportunity for a meeting between the applicant of the proposal and the property owners within 300 feet. This is an invitation to a neighborhood meeting concerning the property located at the northwest and southwest comers of Ten Mile Road and McMillan Road. A map is enclosed that shows the location of the property. The neighborhood meeting will be held: WHEN: Wednesday, September 7, 2005, at 6:30 p.m. WHERE: Meridian City Council Chambers Meridian City Hall 33 East Idaho Meridian, ID 83642 The applicant, Primeland Development Company, LLP, is requesting annexation, preliminary plat and planned development approval for the Volterra Subdivisions. If you cannot attend the meeting and have questions concerning the application referenced above, please feel free to call me at 938-0980. Sincerely,. Engineering Solutions, LLP BM -ss Attachment Sep 28 2005 2:31PM Engineering Solutions AFFIDAVIT OF POSTING STATE OF IDAHO ) COUNTY OF ADA ) 208 938 0941 P. 1 1, Shari Stiles, Engineering Solutions, LLP, 150 E. Aikens Street, Suite B, Eagle, Idaho, 83616, being duly sworn, upon oath, depose and say: I did personally post the subject property on the 24th day of September 2005 with the hearing signs. This is in compliance with the ten (10) day posting as required by the City of Meridian for public hearings. Signs were posted for annexation and zoning, preliminary plat and planned development for Volterra and Volterra South Subdivisions. Dated this _ 281h day of sCDtCMher , 2005. (Signature) SUBSCRIBED AND SWORN to before me the day and year first above wxitten. CADocumants and Settings120041044404021AFFIDPOSTI NG.doc Notary Public for Idaho Residing at Boise, Idaho r , kOT,q�r Ore rpm ft imI G My Commission Expires: // 2 7 — 2--o,, OP 1 SEP 28 '05 15:18 208 938 0941 PAGE.01 A TRANSMITTALS TO AGENCIES FOR COMMENTS ON IDAHO c): DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN :Zti rRF,u�R� v,�,LL�' o insure that your comments and recommendations will be considered by I,g49 the Meridian Pla ' d Tari my de IJUeez d -'Tr CoUl ICEL IJITFivIBERS f'eith Bird Christine' Donnell Charles 1\1 Rountree Sl-�auz-i -is�ardle CITY DEPAR'TTvfEI TT5 Pi{ e 540 E. Franldin Road 888-1234 / fax 895-0390 Parks 8_• Recreation 11 W. Bower Street 888-3579 / fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533 / fax 888-6844 Police 14!01 E. Watertower Lane 888-6678 / 846-7366 Put'lic Works 660 E. Watertower Lane Suite 200 898-5500 / fax 898-9551 Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 Wastewater 3401 N, Ten Mile road 888-2191 /fax 884-0744 Water 2235 N.W. 8th Street 888-5242 / fax 884-1159 nning an Zoning Commission please submit your comments and recommendations to Meridian City Hall Attn: Will Berg, City clerk, by: September 29, 2005 Transmittal Date: August 24, 2005 File No.: AZ 05-040 Hearing Date: October 6, 2005 Request: Public Hearing - Request for Annexation and Zoning of 312.67 acres from RUT to C -G, L -O and R-4 zones for Volterra Subdivision By: Primeland Developme t Location of Property orrPraject:., ' southwest and northwest corners of North Ten Mile, Abad and McMillan Read David Zaremb# (no FP) V_ David Moe (no FP) Wendy Newton- F Michael Roh ^ FP). - Keith Borup Tammy de We ,ay Charlie Rountree, %C Christine Donnell, C/C Keith Bird, C/C Shaun Wardle, C/C er Department Sewer Department Sanitary Services(No vAR, vAc, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department Your Concise Remarks: Meridian School District (No FP) Meridian Post Office(Fp/PP only) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrig- District Idaho Power Co. (FP,Pp,cuP) Qwest (FP/PP only) Intermountain Gas (FP/Pponto Bureau of Reclamation (FP/PP only) Idaho Transportation Dept. (No FP) Ada County Ass. Land Records Meridian Development Corp. Historical Preservation Comm. 29 August, 2005 William G. Berg Jr., City Clerk City of Meridian _ — -- —• - . -. - _ -�_.� � Easf IdaTio eve. Meridian, ID 83642 RE: AZ 05-040/Volterra Subdivision RECEIVE . city of Meridian City Clerk Office 2)&&&t 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-x395 FAX # 208-A63-0092 Phones: Area Code 208 OFFICE: Nampa A66-7861 SHOP: Nampa A66-0663 Dear Will: Nampa & Meridian Irrigation District has no comment on the above referenced request for Annexation and Zoning of 312.67 acres from RUT to C -G, L -O and R-4 zones for Volterra Subdivision. Sincerely, ,� we're Bill Henson Asst. Water Saperintcndent Nampa & Meridian Irrigation District BH/dbg C: Crew Foreman File - Office/Shop APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - A0,000 CHD September 28, 2005 To: Primeland Development 660 East Franklin Road Suite 110 Meridian Idaho 83642 Subject: Volterra Subdivision NWC Ten Mile Road and McMillan Road 540 -Lot Subdivision John S. Franden, President Sherry R. Huber, 1st Vice President David Bivens, 2nd Vice President Carol A. McKee, Commissioner Rebecca W. Arnold, Commissioner DECEIVE City of Meridian City Clerk Office On September 28, 2005, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you ha)"y questions, please feel free to contact me at 208-387-6177. Sinorely c Andrea N. Tuning L� Planner III Right-of-way & Development Services, Planning Division CC: Project file, Construction Services, Utilities City of Meridian Engineering Solutions 150 East Aikens Street Suite B Eagle Idaho 83616 Ada County Highway Disbict - 3775 Adams Street - Garden City, ID - 83714 - PH 208-387-6100 - FX 345-7650 - www.achd.ada.id.us Right -of -Way & Development Services Planning Review Division CHD This application requires Commission action due to the size of the development. This item is scheduled to be on the consent agenda on Wednesday September 28, 2005 at 6:30 pm. Tech Review for this item was held with the applicant on Thursday September 1, 2005. Please refer to the attachment for request for reconsideration guidelines. Staff contact: Andrea N. Tuning, 208 -387 -6177 -phone, 208 -387 -6393 -fax, atuning(5-acted. ada.id. us File Numbers: Volterra Subdivision Site address: NWC Ten Mile Road and McMillan Road Owner: E L and Shirley Bews 5204 North Sorrento Circle Boise Idaho 83704 Applicant: Primeland Development 660 East Franklin Road Suite 110 Meridian Idaho 83642 Representative: Engineering Solutions 150 East Aikens Street Suite B Eagle Idaho 83616 Application Information: The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional use and preliminary plat approval to construct a 613 -lot mixed use subdivision on 232.32 -acres. The applicant is proposing to rezone the parcel from RUT to C -G, L -O and R-4. The subdivision is proposed to contain 540 -single-family residential lots, 9 -commercial lots, 11 -office lots and 53 -common lots. The site is located on the northwest corner of Ten Mile Road and McMillan Road. Acreage: 232.32 -acres Current Zoning: RUT Proposed Zoning: C -G, L -O and R-4 Buildable Lots: 613 -lots total 540 -single-family Common Lots: Vicinity Map • 9 -commercial 11 -office 53 -common lots A. Findings of Fact 1. Trip Generation: Volterra Subdivision and Volterra Subdivision South is estimated to generate 9,711 vehicle trips per day based on the submitted traffic impact study. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: A traffic impact study was required with this application. The applicant submitted a traffic impact study that was compiled by Washington Group International that addresses cumulative impacts of Volterra Subdivision and Volterra Subdivision South. A summary of the submitted traffic impact study is as follows: The proposed Volterra subdivision is a residential and commercial/office space development located on the north side of McMillan Road between Ten Mile and Black Cat Road, and on the south side McMillan Road west of Ten Mile Road in Meridian, Idaho. The project is expected to contain 728 residential homes, and 37 office and commercial lots. 1. The proposed residential/commercial development is projected to generate an average daily traffic (ADT) of 9,711 vehicles of which the p.m. peak hour traffic is 1,181 vehicles per hour. 2. As a result of the site build out, traffic on the vicinity roadways is expected to increase. Traffic on McMillan Road west of Ten Mile may increase by 4,855 trips per day. Traffic on McMillan Road east of Ten Mile may increase by 1,262 trips per day, and traffic on McMillan Road west of Black Cat Road may increase by 680 trips per day. Traffic on Ten Mile Road may increase by 2,428 trips per day north of McMillan Road and 2,408 trips per day south of McMillan Road. Traffic on Black Cat Road may increase by 1,942 trips per day north of McMillan Road and 971 trips per day south of McMillan Road. 3. The intersection of Black Cat Road and McMillan Road is currently controlled by a two-way stop along the east and west approaches. The Black Cat Road and McMillan Road intersection currently operates under capacity at Level of Service (LOS) B with the existing traffic volumes. For the background year 2010 condition (e.g. regional growth), the intersection is predicted to operate at LOS B in the p.m. peak hour. For the build out year 2010 condition, the intersection is predicted to operate at LOS B in the p.m. peak hour. No improvements have been identified for the Black Cat Road and McMillan Road intersection for the background and build out conditions. 4. The intersection of Ten Mile -Road and McMillan Road currently is controlled by a four-way stop. The Ten Mile Road and McMillan Road intersection currently operates under capacity at Level of Service (LOS) A with the existing traffic volumes. For the background year 2010 condition (e.g. regional growth), the intersection is predicted to operate at LOS A in the p.m. peak hour. For the build out year 2010 condition, the intersection is predicted to operate at LOS C in the p.m. peak hour. No improvements have been identified for the Ten Mile Road and McMillan Road intersection for the background and build out conditions based on the capacity alone. However, as discussed below, a signal is warranted in the build out year based on the peak hour traffic volumes. 5. The intersection of Ten Mile Road and McMillan Road it applications with atersection lsingle lane ameets the teach hour signal warrant for the build out year based on rural app approach. A signal warrant analysis for this intersection for the build out year using urban applications shows that a signal in not warranted. Approximately 51 % of the total traffic generated at the Ten Mile Road and McMillan Road intersection is from the proposed Volterra development. A detailed analysis will be needed when the projected traffic volumes are reached before installing a signal. This intersection project is eligible for the use of impact fees. 6. The northern site approach intersection with Black Cat Road is predicted to operate well "under capacity" at LOS A or better throughout the development period. A left turn bay approach right turn bay have been identified as necessary improvements for the northern app K intersection with Black Cat Road based on ACHD's nomographs, west approach intersection with McMillan Road based on ACHD's nomographs. 7. The north leg of the western approach intersection with McMillan Road is predicted to operate well "under capacity" at LOS B or better throughout the development period. A left turn bay and a right turn bay have been identified as necessary improvements for the north leg of the west approach intersection with McMillan Road based on ACHD's nomographs. 8. The south leg of the western approach intersection with McMillan Road is predicted to operate well "under capacity" at LOS B or better throughout the development period. A left turn bay has been identified as a necessary improvement for the south leg of the western approach intersection with McMillan Road based on ACHD's nomographs. 9. The north leg of the eastern approach intersection with McMillan Road is predicted to operate well "under capacity" at LOS B or better throughout the development period. A left turn bay and right turn bay have been identified as necessary improvements for the north leg of the eastern approach intersection with McMillan Road based on ACHD's nomographs. 10. The south leg of the eastern approach intersection with McMillan Road is predicted to operate well "under capacity" at LOS B or better throughout the development period. A left turn bay and right turn bay have been identified as necessary improvements for the south leg of the eastern approach intersection with McMillan Road based on ACHD's nomographs. 11. The north leg of the eastern commercial site approach intersection with McMillan Road is a right -in and right -out (RIRO) intersection only. The intersection is predicted to operate well "under capacity" at LOS B of better throughout the development period. No improvements have been identified for the north leg of the western commercial site approach and McMillan Road intersection. 12. The south leg of the western commercial site approach intersection with McMillan Road is a right -in and right -out (RIRO) intersection only. The intersection is predicted to operate well "under capacity" at LOS B of better throughout the development period. No improvements have been identified for the south leg of the western commercial site approach and McMillan Road intersection. 13. The northern site approach intersection with Ten Mile Road is predicted to operate "under capacity" at LOS C or better throughout the development period. A left turn bay and right turn bay have been identified as necessary improvements for the northern approach intersection with Ten Mile Road based on ACHD's nomographs. 14. The mid site approach intersection with Ten Mile Road is predicted to operate "under capacity" at LOS C or better throughout the development period. A left turn bay and right turn bay have been identified as necessary improvements for the mid approach intersection with Ten Mile Road based on ACHD's nomographs. 15. The northern commercial site approach intersection with Ten Mile Road is a right -in and right - out (RIRO) intersection only. The intersection is predicted to operate well "under capacity" at LOS B of better throughout the development period. A right turn bay has been identified as a necessary improvement for the northern commercial site approach and Ten Mile Road intersection. 16. The southern commercial site approach intersection with Ten Mlle Road is a right -in and right - out (RIRO) intersection only. The intersection is predicted to operate well "under capacity" at LOS A of better throughout the development period. A right turn bay has been identified as a necessary improvement for the southern commercial site approach and Ten Mile Road intersection. 17. The south site approach intersection with Ten Mile Road is predicted to operate well "under capacity" at LOS B or better throughout the development period. A left turn bay and right turn 18. All or the internal streets with front on housing have daily traffic projections lower than 1000 vpd. 19. The project site will generate impact fee revenues of $1,969,528.00 (Ordinance 200). The following are transportation -related improvements needed to accommodate the traffic volumes generated by the Volterra Subdivision development: 3 The following are transportation -related improvements needed to accommodate the traffic volumes generated by the Volterra Subdivision development: 1. A southbound left -turn bay is warranted at the northern site approach with Black Cat Road based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. A northbound right -turn bay is warranted at the northern site approach intersection with Black Cat Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 2. An eastbound left -turn bay is warranted at the north leg of the western site approach intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. A westbound right -turn bay is warranted at the north leg of the western site approach intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 3. A westbound left -turn bay is warranted at the south leg of the western site approach intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 4. An eastbound left -turn bay is warranted at the north leg of the eastern site approach intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. A westbound right -turn bay is warranted at the north leg of the eastern site approach intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 5. A westbound left -turn bay is warranted at the south leg of the eastern site approach intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. An eastbound right -turn bay is warranted at the south leg of the eastern site approach intersection with McMillan Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 6. A northbound left -turn bay is warranted at the northern site approach intersection with Ten Mile Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. A southbound right -turn bay is warranted at the northern site approach intersection with Ten Mile Road. Based on the HCS analysis, the predicated 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 7. A northbound left -turn bay is warranted at the mid site approach intersection with Ten Mile Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. A southbound right - turn bay is warranted mid site approach intersection with Ten Mile Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 8. A southbound right -turn bay is warranted at the northern commercial site approach intersection with Ten Mile Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 9. A southbound right -turn bay is warranted at the southern commercial site approach intersection with Ten Mile Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 0 10. A northbound left -turn bay is warranted at the southern site approach intersection with Ten Mile Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. A southbound right -turn bay is warranted southern site approach intersection with Ten Mile Road. Based on the HCS analysis, the predicted 95% vehicle queue length averages less than one vehicle; ACHD's minimum storage length should be adequate. 11. No other traffic -related improvements have been identified with this analysis. 4. Site Information: The site has one existing single-family dwelling. 5. Description of Adjacent Surrounding Area: a. North: 44.889 -acres, 48.101 -acres, 20.046 -acres, 20.028 -acres and 36 -94 -acres zoned RUT b. South: McMillan Road and 80 -acres that is proposed to be Volterra Subdivision South c. East: 15.293 -acres zoned C -G and Verona Subdivision zoned R-8 d. West: Black Cat Road and 40 -acres and 7.47 -acres zoned RUT and Black Cat Estates Subdivision zoned RUT 6. Impacted Roadways Ten Mile Road: Frontage: Functional Street Classification: Traffic count: Level of Service: Speed limit: An acceptable Level of Service COMPASS Planning Thresholds McMillan Road: Frontage: Functional Street Classification: Traffic count: 1,316 -feet Minor Arterial North of Ustick Road was 3,925 on 9-10-03 South of Chinden Boulevard was 3,000 on 7-28-04 Better than LOS C 50 MPH for this segment of roadway is a Level of Service D based on Level of Service: Speed limit: An acceptable Level of Service for COMPASS Planning Thresholds Black Cat Road: Frontage: Functional Street Classification: Traffic count: Speed limit: An acceptable Level of Service COMPASS Planning Thresholds 2,654 -feet Minor Arterial West of Ten Mile Road was 1501 on 7-28-04 West of Black Cat Road was 783 on 7-20-02 Better than LOS C 50 MPH this segment of roadway is a Level of Service D based on 877 -feet Minor Arterial South of Chinden Boulevard was Level of Service: 50 MPH for this segment of roadway is a 1,478 on 9-30-04 Better than LOS C Level of Service D based on 7. Roadway Improvements Adjacent To and Near the Site Ten Mile Road has 2 -traffic lanes with no curb, gutter or sidewalk abutting the site. McMillan Road has 2 -traffic lanes with no curb, gutter or sidewalk abutting the site. Black Cat Road has 2 -traffic lanes with no curb, gutter or sidewalk abutting the site. 8. Existing Right -of -Way Ten Mile Road has a total of 50 -feet of right-of-way (25 -feet from centerline). McMillan Road has a total of 50 -feet of right-of-way (25 -feet from centerline). 5 Black Cat Road has a total of 50 -feet of right-of-way (25 -feet from centerline). 9. Site History The District has not previously reviewed a development application on this site. 10. Capital Improvements Plan/Five Year Work Program There are no roadways within this area that are included in the District's Five Year Work Program and/or Capital Improvements Plan. B. Findings for Consideration McMillan Road Right -of -Way and Improvements District policy requires 70 -feet of right-of-way on 3 -lane arterial roadways (Figure 72-F1 B). This right- of-way width allows for the construction of a 3 -lane roadway with curb, gutter, 5 -foot wide detached sidewalks and bike lanes. The applicant is proposing to dedicate 48 -feet of right-of-way (an additional 23 -feet) on McMillan Road and is proposing to construct the sidewalk within an easement in the landscape buffer on McMillan Road abutting the site. The District is planning a 4 -lane roadway on McMillan Road at the intersection of McMillan Road and Ten Mile Road that will taper down to a 3 -lane roadway (except where a free right-hand turn lane will be required at the site entrances in which it will be 4 -lanes). McMillan Road is not listed as a proposed project in the District's currently adopted Five -Year Work Program or in the currently adopted 20 -year Capital Improvements Plan. To accommodate for the 4 - lane street section at the intersection and the remaining 3 -lane street section, the applicant will not be required to dedicate any additional right-of-way, but will be required to construct a 5 -foot wide (minimum) concrete sidewalk within the landscape buffer (with an easement granted to the District) along McMillan Road. ***The District has compiled a very preliminary design of the McMillan Road and Ten Mile Road intersection. The preliminary design of this intersection shows McMillan Road being a total of 82 -feet of right-of-way from Ten Mile Road to approximately 175 -feet west of Ten Mile Road. The roadway is anticipated to contain 4 -traffic lanes. After 175 -feet, the roadway will then taper (at a 10 to 1 ratio) to a 70 -foot right-of-way. The 70 -foot right-of-way will accommodate for 3 -traffic lanes with vertical curb, gutter sidewalk and bike lanes. ***Due to the fact that the development warrants additional right hand turn lanes at the main entrance roadways, the right-of-way will widen to 4 -lanes at these locations. Roadway Offsets Intersecting McMillan Road District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct a main entrance roadway (North Sanoro Way) that intersects McMillan Road approximately 830 -feet west of Ten Mile Road and aligns with the main entrance roadway that is proposed to be constructed with Volterra Subdivision South. This roadway location meets District policy and should be approved with this application. The applicant is proposing to construct a main entrance roadway (North San Vito Way) that intersects McMillan Road approximately 750 -feet east of the west property line and aligns with the main entrance roadway that is proposed to be constructed with Volterra Subdivision South. This roadway location meets District policy and should be approved with this application. 1.1 Driveways Intersecting McMillan Road District policy 72-175, requires driveways located on collector or arterial roadways with a speed limit of 50 to align or offset a minimum of 255 -feet from any existing or proposed driveway. District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 36 -feet. Most commercial driveways will be constructed as curb -cut type facilities if located on local streets. Curb return type driveways with 15 -foot radii will be required for driveways accessing collector and arterial roadways. The applicant is proposing to construct a 40 -foot wide curb return type driveway (full access) that intersects McMillan Road approximately 380 -feet west of Ten Mile Road. This driveway is proposed to align with a driveway that is proposed with the Volterra Subdivision South application. Although the location and the design of the proposed driveway meet District policy, the width of the proposed driveway does not. The applicant should construct the driveway to be a maximum of 36 -feet in width to comply with District policy. 2. Ten Mile Road Right -of -Way and Improvements District policy requires 96 -feet of right-of-way on arterial roadways (f=igure 72-F1 B). This right-of-way allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks and bike lanes. Ten Mile Road is not listed as a proposed project in the District's currently adopted Five -Year Work Program or in the currently adopted 20 -year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated. right-of-way from available collected impact fees. For the first 175 -feet, the applicant shall dedicate by donation a total of 50 -feet of right-of-way from the centerline along Ten Mile Road, and construct a 5 -foot wide (minimum) concrete sidewalk within the landscape buffer (with an easement granted to the District) along Ten Mile Road. After 175 -feet, the applicant will be required to taper the right-of-way at a 10 to 1 ratio to 38 -feet of right-of-way from the centerline of Ten Mile Road. 'The District has compiled a very preliminary design of the McMillan Road and Ten Mile Road intersection. The preliminary design of this intersection shows Ten Mile Road being a total of 108 - feet of right-of-way from McMillan Road to approximately 175 -feet north and south of McMillan Road. The roadway is anticipated to taper on Ten Mile Road (at a 10 to 1 ratio) to a 96 -foot right-of-way. The 96 -foot right-of-way will accommodate for 5 -traffic lanes with vertical curb, gutter sidewalk and bike lanes. Roadway Offsets Intersecting Ten Mile Road District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct a main entrance roadway (West Milano Drive) to intersect Ten Mile Road approximately 830 -feet north of McMillan Road and aligns with the main entrance roadway to Verona Subdivision. This roadway location meets District policy and should be approved with this application. The applicant is proposing to construct a main entrance roadway (West Malta Drive) to intersect Ten Mile Road approximately 140 -feet south of the north property line and aligns with the main entrance roadway to Verona Subdivision. This roadway location meets District policy and should be approved with this application. Driveways Intersecting Ten Mile Road District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 50 to align or offset a minimum of 255 -feet from any existing or proposed driveway. i7 District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35 -feet. Most commercial driveways will be constructed as curb -cut type facilities if located on local streets. Curb return type driveways with 15 -foot radii will be required for driveways accessing collector and arterial roadways. The applicant is proposing to construct a 40 -foot wide curb return type driveway (full access) that intersects Ten Mile Road approximately 430 -feet north of McMillan Road. This driveway is proposed to align with a driveway that was previously approved with Bridgetower Subdivision. Although the location and the design of the proposed driveway meet District policy, the width of the proposed driveway does not. The applicant should construct the driveway to be a maximum of 36 -feet in width to comply with District policy. 3. Black Cat Road Right -of -Way and Improvements District policy requires 96 -feet of right-of-way on arterial roadways (f=igure 72-F1 B). This right-of-way allows for the construction of a 5 -lane roadway with curb, gutter, 5 -foot concrete detached sidewalks and bike lanes. Black Cat Road is not listed as a proposed project in the District's currently adopted Five -Year Work Program or in the currently adopted 20 -year Capital Improvements Plan. As such, the applicant cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The applicant shall dedicate by donation a total of 48 -feet of right-of-way along Black Cat Road, and construct a minimum 5 -foot wide concrete sidewalk along Black Cat Road, located a minimum of 41 - feet from the centerline of the right-of-way, as proposed. Roadway Offsets Intersecting Black Cat Road District policy 7204.11.6, requires local roadways to align or offset a minimum of 300 -feet from an arterial roadway (measured centerline to centerline). • The applicant is proposing to construct a main entrance roadway (West Gondola Drive) that intersects Black Cat Road approximately 40 -feet south of the north property line. This roadway location meets District policy and should be approved with this application. 4. Internal Roadway Offsets Local Streets Intersecting Local Streets District policy 7204.11.6, requires local roadways to align or offset a minimum of 125 -feet from another local roadway (measured centerline to centerline). Local Streets Intersecting Residential Collectors District policy 7204.11.6, requires local roadways to align or offset a minimum of 150 -feet from a residential collector roadway (measured centerline to centerline). • All of the internal roadways meet or exceed the minimum offsets that are required by District policy. 5. Internal Street Sections 36 -Foot Street Sections District policy 7204.4.2 states, "developments with any buildable lot that is less that 1 -acre in size will typically provide streets having a minimum pavement width of 32 -feet with curb, gutter and sidewalks. The total street width shall be 36 -feet from back -of -curb to back -of -curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5 -feet in width unless they are separated from the curb 5 -feet or more in which case the sidewalk shall be a minimum of 4 -feet in width. The applicant is proposing to construct the internal streets as 36 -foot street sections with rolled curb, gutter and 5 -foot concrete sidewalks within 50 -feet of right-of-way. This street section meets District policy and is approved with this application. Residential Collector Roadways District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as 36 -foot street sections with curb, gutter and 5 -foot wide concrete sidewalks with no front -on housing. The access restrictions for these street segments should be stated on the final plat. Unless otherwise noted, parking should be prohibited on these street segments. Coordinate the signage Program with District staff. • The applicant is proposing to construct North San Vito Way, West Gondola Drive and West Malta Drive as standard residential collectors with 36 -foot street sections that include vertical curb, gutter and 5 -foot detached concrete sidewalks within 50 -feet of right-of-way. This street section meets District policy and should be approved with this application. Commercial Streets District policy 7202.8 and 72-171A, requires roadways abutting commercial developments to be constructed as a 40 -foot street section with curb, gutter and 5 -foot concrete sidewalk within 54 -feet of right-of-way. The applicant is proposing to construct West Milano Drive and North Sanoro Way (from Milano Drive to West Divide Creek Drive) as 36 -foot street sections with vertical curb, gutter and 5 -foot sidewalks within 50 -feet of right-of-way. This street section is accepted for residential streets but is not approved abutting commercial sites. The applicant should construct West Milano Drive and North Sanoro Way (from Milano Drive to West Divide Creek Drive) as 40 -foot street sections with vertical curb, gutter and 5 -foot attached (or detached) concrete sidewalks within 54 -feet of right-of-way. 6. Stub Streets District policy 7203.5.1 states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, "non -continuous streets." District policy 7205.5 states that stub streets will be required to provide intra -neighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150 -feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. 2. The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. The applicant is proposing to construct a stub street (West Wapoot Street) to the west property line approximately 1,100 -feet north of McMillan Road. This stub street is anticipated to serve the 5.041 -acre site that is located to the west of this development. Staff is supportive of the location of the proposed stub street. The applicant is proposing to construct a stub street (North Napoli Avenue) to the south property line approximately 1,750 -feet east of Black Cat Road. This stub street is anticipated to serve the 4.82 -acre site that is located to the south of this development. Staff is supportive of the location of the proposed stub street. 9 • The applicant is proposing to construct a stub street to the north property line approximately 330 -feet east of Black Cat Road. This stub street is anticipated to serve the 7.47 -acre site that is located to the north of this development. Staff is supportive of the location of the proposed stub street. • The applicant is proposing to extend five stub streets from the north property line into the site. The five stub streets that the applicant is proposing to extend into the site have not been constructed but have been preliminarily approved with the preliminary plat application of Bainbridge Subdivision. Bainbridge Subdivision was reviewed and approved by the District on March 2, 2005 and were all anticipated to be extended with future development. Staff is supportive of the applicant's proposal to extend these stub streets into the site. 7. Driveways on the Commercial Street (North Sanoro Way and East Parma Drive) District policy 72-F4 (1) and 72-F4 (2), requires driveways located on commercial/industrial roadways to offset a controlled and/or uncontrolled intersection a minimum of 50 -feet (measured near edge to near edge). • The applicant has not proposed to construct any driveways on the commercial streets to access the commercial and office lots. When the commercial and office lots develop in the future, the applicant should construct the driveways to be a maximum of 36 -feet in width and be located a minimum of 50 -feet from any street intersection. 8. Cul -de -Sac Turnarounds District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of 45 -feet. The applicant should also be required to provide a minimum of a 29 -foot street section on either side of any proposed center islands within the turnarounds. The medians should be constructed a minimum of 4 -feet wide to total a minimum of a 100 -square foot area. The applicant is proposing to construct three cul-de-sac turnarounds within the subdivision. Two of the proposed cul-de-sac turnarounds are proposed to have center islands within them. The applicant should construct the turnarounds to provide a minimum of turning radius of 45 - feet. The applicant should also design the turnarounds to provide a minimum street section of 29 -feet on either side of the islands (if an island is proposed within the turnaround). The islands within the turnaround should be constructed a minimum of 4 -feet in width and be a minimum of 100 -square feet in area. 9. Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4 -feet wide with a minimum area of 100 -square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29 -foot street section. The design should be reviewed and approved by ACHD's Development staff. • The applicant is proposing to construct one knuckle with a center island within the subdivision. Staff is supportive of the location of the proposed knuckle. The applicant should also design the knuckle to provide a minimum street section of 29 -feet on either side of the islands. The island within the knuckle should be constructed a minimum of 4 -feet in width and be a minimum of 100 -square feet in area. 10. Islands/Medians District policy 7202.7 and 7207.5 require islands to be constructed a minimum of 4 -feet wide with a minimum area of 100 -square feet and designed to safely channel traffic. The roadway on either side of the traffic island should maintain a minimum of a 21 -foot street section. District policy also requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The design should be reviewed and approved by ACHD's Development staff. 10 • The applicant is proposing to construct islands within West Milano Drive, North Colonne Way, West Divide Creek Drive, West Malta Drive, North San Marco Way, North Girosolo Avenue, West Gondola Drive and North Buzzini Avenue. The applicant should construct the islands to be a minimum of 4 -feet wide with a minimum area of 100 -square feet and should maintain a minimum of a 21 -foot street section on either side of the island. 11. Planters The applicant should comply with the District's Tree Planter Width Interim Policy which prohibits all trees in planters less than 6 -feet in width. In addition to prohibiting trees in planters less than 6 -feet in width, the policy requires a minimum planter width of 6 -feet for class II tress with the installation of root barriers on both sides of the planter strip or a minimum planter width of 8 -feet without the installation of a root barrier. The policy also requires Class I and Class III trees to provide a minimum planter width of 10 -feet. 12. Turn Lanes District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn lane to be constructed to provide a minimum of 100 -feet of storage with shadow tapers for both the approach and departure directions. Coordinate the design of the turn lane with District staff. District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis contingent upon the posted speed limit. Coordinate the design of the taper with District staff. Ten Mile Road Based on the submitted traffic impact study, a northbound left -turn bay is warranted at the West Malta Drive/Ten Mile Road intersection. Based on the submitted traffic impact study, a northbound left -turn bay is warranted at the Milano Drive/Ten Mile Road intersection. Based on the submitted traffic impact study, a southbound right -turn bay is warranted at the West Milano Drive/Ten Mile Road intersection. Based on the submitted traffic impact study, a southbound right -turn bay is warranted at the commercial driveway that intersects Ten Mile Road. McMillan Road Based on the submitted traffic impact study, an eastbound left -turn bay is warranted at the north leg of the North San Vito Way/ McMillan Road intersection. Based on the submitted traffic impact study, an eastbound left -turn bay is warranted at the north leg of the North Sangoro Avenue/McMillan Road intersection. Black Cat Road Based on the submitted traffic impact study, a southbound left -turn bay is warranted at Black Cat Road/West Gondola Drive Intersection. 13. Ten Mile Road and McMillan Road Intersection According to the submitted traffic impact study, the Ten mile Road and McMillan Road intersection will require the installation of a traffic signal in the anticipated build out year of 2010. Typically the District will require proposed developments to contribute a road trust deposit for the proportionate share of the costs associated with the installation of the signal. Due to the fact that the applicant is proposing to dedicate the right-of-way on McMillan Road, Ten Mile Road and Black Cat Road without compensation, the District will not require a road trust deposit for the installation of the future signal 11 because the costs associated with the right-of-way dedication are anticipated to exceed the proportionate share of the signal. As such, in lieu of a road trust deposit for the future signal at McMillan Road and Ten Mile Road, the applicant will be required to dedicate the appropriate right-of- way on Ten Mile Road, McMillan Road and Black Cat Road without compensation, as proposed. 14. Other Access Ten Mile Road, Black Cat Road and McMillan Road are classified arterials. The District limits access to all arterial roadways. Other than the access points that have specifically been approved with this application, direct lot access to Ten Mile Road, Black Cat Road and McMillan Road is prohibited. C. Special Note to the Applicant and the City of Meridian The applicant has inquired about the use of the alternative street section which includes a swale as opposed to curb and gutter. On February 25, 2004, the ACHD Commission approved a policy for an alternative street section. The policy set forth criteria for using the alternative section and design details. If the applicant chooses to utilize the alternative street section, the applicant should coordinate with District staff to determine whether or not this site meets the criteria established for utilizing the alternative street section. If it is determined that this site does not meet the established criteria, the applicant will be required to construct the internal local roadways as standard 36 -foot street sections with curb, gutter, and 5 -foot concrete sidewalk. D. Site Specific Conditions of Approval Do not dedicate any additional right-of-way on McMillan Road, but construct a 5 -foot wide (minimum) concrete sidewalk within the landscape buffer (with an easement granted to the District) along McMillan Road. 2. Construct a 36 -foot wide (maximum) curb return type driveway (full access) that intersects McMillan Road approximately 380 -feet west of Ten Mile Road and aligns with a driveway that is proposed with the Volterra Subdivision South application, as proposed. 3. For the first 175 -feet, dedicate by donation a total of 50 -feet of right-of-way from the centerline along Ten Mile Road, and construct a 5 -foot wide (minimum) concrete sidewalk within the landscape buffer (with an easement granted to the District) along Ten Mile Road. At 175 -feet north of McMillan Road, taper the right-of-way at a 10 to 1 ratio to 38 -feet of right-of-way from the centerline of Ten Mile Road. 4. Construct a main entrance roadway (West Milano Drive) to intersect Ten Mile Road approximately 830 -feet north of McMillan Road to align with the main entrance roadway to Verona Subdivision, as proposed. 5. Construct a main entrance roadway (West Malta Drive) to intersect Ten Mile Road approximately 140 -feet south of the north property line to align with the main entrance roadway to Verona Subdivision, as proposed. 6. Construct a 36 -foot wide (maximum) curb return type driveway (full access) that intersects Ten Mile Road approximately 430 -feet north of McMillan Road to align with a driveway that was previously approved with Bridgetower Subdivision, as proposed. 7. Dedicate by donation a total of 48 -feet of right-of-way along Black Cat Road, and construct a minimum 5 -foot wide concrete sidewalk along Black Cat Road, located a minimum of 41 -feet from the centerline of the right-of-way, as proposed. 8. Construct a main entrance roadway (West Gondola Drive) that intersects Black Cat Road approximately 40 -feet south of the north property line, as proposed. 12 9. Construct the internal streets as 36 -foot street sections with rolled curb, gutter and 5 -foot attached concrete sidewalks within 50 -feet of right-of-way, as proposed. 10. Construct North San Vito Way, West Gondola Drive and West Malta Drive as standard residential collectors with 36 -foot street sections that include vertical curb, gutter and 5 -foot detached concrete sidewalks within 50 -feet of right-of-way, as proposed. Comply with the District's Tree Planter Width Interim Policy. 11. Construct West Milano Drive and North Sanoro Way (from Milano Drive to West Divide Creek Drive) as 40 -foot street sections with vertical curb, gutter and 5 -foot attached (or detached) concrete sidewalks within 54 -feet of right-of-way. Comply with the District's Tree Planter Width Interim Policy. 12. Construct a stub street (West Wapoot Street) to the west property line approximately 1,100 -feet north of McMillan Road. Install a sign at the terminus of the roadway that states, "this roadway will be extended in the future." 13. Construct a stub street (North Napoli Avenue) to the south property line approximately 1,750 -feet east of Black Cat Road. Install a sign at the terminus of the roadway that states, "this roadway will be extended in the future." 14. Construct a stub street to the north property line approximately 330 -feet east of Black Cat Road. Install a sign at the terminus of the roadway that states, "this roadway will be extended in the future." 15. Extend five stub streets from the north property line into the site from Bainbridge Subdivision, as proposed. 16. When the commercial and office lots develop in the future, construct the driveways to be a maximum of 36 -feet in width and be located a minimum of 50 -feet from any street intersection. 17. Construct three cul-de-sac turnarounds within the subdivision (two with center islands), as proposed. Construct the turnarounds to provide a minimum of turning radius of 45 -feet and to provide a minimum street section of 29 -feet on either side of the islands (if an island is proposed within the turnaround). Construct the islands within the turnaround to be a minimum of 4 -feet in width and be a minimum of 100 -square feet in area. 18. Construct one knuckle with a center island within the subdivision, as proposed. Construct the knuckle to provide a minimum street section of 29 -feet on either side of the islands and to be 4 -feet in width and be a minimum of 100 -square feet in area. 19. Construct center islands within West Milano Drive, North Colonne Way, West Divide Creek Drive, West Malta Drive, North San Marco Way, North Girosolo Avenue, West Gondola Drive and North Buzzini Avenue, as proposed. Construct the islands to be a minimum of 4 -feet wide with a minimum area of 100 -square feet and to maintain a minimum of a 21 -foot street section on either side of the island. 20. Construct a northbound left -turn bay on Ten Mile Road at the West Malta Drive/Ten Mile Road intersection. 21. Construct a northbound left -turn bay on Ten Mile Road at the Milano Drive/Ten Mile Road intersection. 22. Construct a southbound right -turn bay on Ten Mile Road at the West Milano Drive/Ten Mile Road intersection. 13 23. Construct a southbound right -turn bay on Ten Mile Road for the commercial driveway that intersects Ten Mile Road. 24. Construct an eastbound left -turn bay on McMillan Road at the North San Vito Way/ McMillan Road intersection. 25. Construct an eastbound left -turn bay on McMillan Road at the North Sangoro Avenue/McMillan Road intersection. 26. Construct a southbound left -turn bay on Black Cat Road at the West Gondola Drive/Black Cat Road Intersection. 27. Other than the access points that have specifically been approved with this application, direct lot access to Ten Mile Road, Black Cat Road and McMillan Road is prohibited. A note will be required on the final plat stating the access restrictions. 28. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 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 years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (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 are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. 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 or the applicant's authorized representative and an authorized representative 14 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. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Request for Reconsideration Guidelines 15 ..on Ski:W RD :r' iu 17 I 0 rx 18 I-M Request for Reconsideration of Commission Action Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. 19 Development Process Checklist ®Submit a development application to a City or to the County ®The City or the County will transmit the development application to ACHD ®The ACHD Planning Review Division will receive the development application to review ®The Planning Review Division will do one of the following: ❑Send a "No Review" letter to the applicant stating that there are no site specific requirements at this time. ❑Send a "Comply With" letter to the applicant stating that if the development is within a platted subdivision or part of a previous development application and that the site specific requirements from the previous development also apply to this development application. ❑Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. ®The Planning Review Division will hold a Technical Review meeting for all Staff and Commission Level reports. []For ALL development applications, including those receiving a "No Review" or "Comply With" letter: • The applicant should submit two (2) sets of engineered plans directly to ACHD for review by the Development Revie%i Division for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee calculation.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includinc but not limited to, driveway approaches, street improvements and utility cuts. ❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Zone) ❑ Driveway or Property Approach(s) • Submit a "Driveway Approach Request" form to Ada County Highway District (ACHD) Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. ❑ Working in the ACHD Right -of -Way Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to ACHD Construction — Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is X50' or you are placing X600 sf of concrete or asphalt. Construction (Subdivisions) ❑ Sediment & Erosion Submittal • At least one week prior to setting up a Pre -Con an Erosion & Sediment Control Narrative &Plat, done by a Certified Plan Designer, must be turned into ACHD Construction — Subdivision to be reviewed and approved by the ACHD Drainage Division. ❑ Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being scheduled. ❑ Final Approval from Development Services • ACHD Construction — Subdivision must have received approval from Development Seryices prior to scheduling aPre-Con. 20 E!GINEERING planning and engineering communities for the future S LUTIONSUP October 6, 2005 Planning & Zoning Commission City of Meridian 33 East Idaho Meridian, ID 83642 Re: Volterra and Volterra South Subdivisions Files Nos. AZ -05-040, CUP -05-041, PP -05-039, PP -05-040 Dear Commissioners: 150 East Aikens Street, Suite B Eagle, ID 83616 Phone: (208) 938-0980 Pax: (208) 938-0941 E-mail: es-beckym@gwest.net We have reviewed the staff and agency conditions of approval for the hearing date of October 6, 2005, and have the following responses: I. Planning Department. 1.1 SITE SPECIFIC CONDITIONS — PRELIMINARY PLAT OLTERRA 1.1.1 Noted. 1.1.2 The applicant will comply with the eight -foot -wide planting strip; however, past experience has shown us that, utilizing the roadside swales for drainage, the amount of irrigation water required to keep the grass green and healthy is drowning some of the trees. It would be our preference that the trees stay on the other side of the sidewalk. 1. 1.3 The applicant will comply (see 1. 1.2 above). 1.1.4 The applicant has reviewed the additional pedestrian pathway, and it appears to conflict with the site plan on the project north of the subject property. We respectfully request that this requirement be deleted. 1.1.5 The applicant will comply. 1. 1.6 The applicant will comply. C:\Documents and Settings\greent\Local SettingsUemporary Inteiliet Pi1es\0LK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 2 1.1.7 The applicant will comply. 1.1.8 Noted. 1.1.9 The applicant will install the same fencing as was used in the Bridgetower project. All open space lots will have a six -foot -high beige vinyl semi -privacy fence. Pedestrian paths will have a four -foot -high beige vinyl semi -privacy fence with a two -foot lattice top. The exterior fencing will be six -foot -high beige vinyl privacy fence. 1.1.10 The applicant will comply. 1.1.11 The applicant will comply. 1.1.12 The applicant will comply. 1.2 GENERAL RE UIREMENTS — PRELIMINARY PLAT OLTERRA 1.2.1 The applicant will comply with City Ordinance. 1.2.2 The applicant would like to reserve the right to install sand at the bottom of the drainage ponds. This method had to be utilized in Bridgetower and coordinated with ACHD and City staff. We have had problems with turf on the bottom of the existing ponds. 1.2.3 The applicant will comply. 1.2.4 The applicant will comply. The majority of the trees are poplars which will be removed. 1.2.5 The applicant is proposing to leave the Settlers' Canal and White Drain open and requests a waiver from the tiling requirement for these two facilities. 1.2.6 Noted. 1.2.7 Noted. LIB SITE SPECIFIC REQUIREMENTS — PRELIMINARY PLAT OLTERRA SOUT 1.1.1 B Noted. 1.1.2E The applicant will comply with the eight -foot -wide planting strip; however, past experience has shown us that, utilizing the roadside swales for drainage, the amount of irrigation water required to keep the grass green and healthy is CADocuments and Settings\greent\Local Settings\Temporary hitemet Files\0LK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 3 drowning some of the trees. It would be our preference that the trees stay on the other side of the sidewalk. L 1.3B The applicant will comply; however, the residents of Drawbridge voiced concern at the extension of the stub street into Volterra South. L IAB The applicant will comply. 1.1.5B The applicant will comply. 1.1.6B The applicant will comply. 1.1.7B Noted. 1.1.8B Fencing along the Settlers' Canal will be consistent with what we have installed at Bridgetower. There will be the canal, an access road, a three -foot -high vinyl fence, five -foot -wide sidewalk, landscaping, and a six -foot -high vinyl fence. The White Drain will have a vinyl semi -privacy fence (one inch gap between slats) along both sides of the White Drain. 1.1.9B The applicant will comply. 1.1.1 OB The applicant will comply. 1.1.11E The applicant will comply. 1.1.12B The applicant will comply. 1.2B GENERAL REQUIREMENTS -- PRELIMINARY PLAT OLTERRA SOUTH) 1.2.1B The applicant will comply with City Ordinance. 1.2.2E The applicant would like to reserve the right to install sand at the bottom of the drainage ponds. This method had to be utilized in Bridgetower and coordinated with ACHD and City staff. We have had problems with turf on the bottom of ponds. 1.2.3B The applicant will comply. 1.2.413 The applicant will comply. The majority of the trees are poplars which will be removed. 1.2.5B Noted. 1.2.6B Noted. C:\Documents and Settings\greenl\L.ocal Settings\Temporary Internet Fi1es\0LK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 4 1.3 SITE SPECIFIC REQUIREMENTS — CONDITIONAL USE PERMIT 1.3.1 The applicant will comply. 1.3.2 The applicant will comply. 1.3.3 The applicant will comply. 1.3.4 The applicant will provide sample elevations for the detached and patio homes at the Planning & Zoning Commission meeting. 2. Public Works Department. SITE SPECIFIC CONDITIONS — PRELIMINARY PLAT (VOLTERRA) 2.1 Noted. Some of the commercial area at the northwest and southwest corners may be able to gravity flow to Ten Mile Trunk. We would like to reserve the option to flow that area if the elevations work, with approval of the Public Works Director. 2.2 The applicant will comply. 2.3 Noted. 2.4 The applicant will comply. 2.5 The applicant will comply. 2.6 The applicant will comply. 2.7 The applicant will comply. 2.8 The applicant will provide the required pressure reducing valves. 2.9 The applicant will comply, with the exception that water services and hydrants will be included in the public utilities, irrigation and drainage easement to be depicted on the plat. 2.10 The applicant will comply. 2.11 The applicant will comply. 2.12 The applicant will comply. CADocuments and Settings\greent\Local Settings\Temporary Internet Files\0LK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 5 2.13 The existing drainage and irrigation easements are prescriptive in nature. As the easements are not included as part of a plat and are not recorded documents, vacation of the easements is not necessary. The appropriate license agreements will be entered into with the irrigation district. We respectfully request that this condition be deleted. 2.14 The applicant will comply. 2.15 The applicant has a concern about landscaping within the 20 -foot -wide collector common lot. Will the 10 -foot -wide easement preclude the installation of landscaping? 2.16 The applicant will comply. 2.17 The applicant will comply. 2.18 The applicant will comply. 2.19 The applicant will comply. 2.20 Noted. 2.21 Noted. 2.22 The applicant will comply. 2.23 The applicant will comply. 2.24 The applicant will comply. 2.25 The applicant will comply. 2.26 The applicant will comply. SITE SPECIFIC REQUIREMENTS — PRELIMINARY PLAT OLTERRA SOUTH) 2B.1 Noted. 2B.2 The applicant will comply. 2B.3 Noted. 213.4 The applicant will comply. 2B.5 The applicant will comply. CADocuments and Settings\greent\Local Settings\Temporary Intemet Files\0LK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 6 2B.6 The applicant will comply. 2B.7 The applicant will provide the required pressure reducing valves. 2B.8 The applicant will comply, with the exception that water services and hydrants will be included in the public utilities, irrigation and drainage easement to be depicted on the plat. 2B.9 The applicant will comply. 2B.10 The applicant will comply. 2B.11 The applicant will comply. 2B.12 The existing drainage and irrigation easements are prescriptive in nature. As the easements are not included as part of a plat and are not recorded documents, vacation of the easements is not necessary. The appropriate license agreements will be entered into with the irrigation district. We respectfully request that this condition be deleted. 2B.13 The applicant has a concern about landscaping within the 20 -foot -wide collector common lot. Will the 10 -foot -wide easement preclude the installation of landscaping? 2B.14 The applicant will comply. 2B.15 The applicant will comply. 2B.16 The applicant will comply. 2B.17 The applicant will comply. 2B.18 Noted. U-11 I L9 0 0 a ►I -II 2B.20 The applicant will comply. 2B.21 The applicant will comply. 2B.22 The applicant will comply. 2B.23 The applicant will comply. 2B.24 The applicant will comply. CADocuments and Settings\greentUcal SettingsUemporary Internet Files\0LK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 7 213.25 The applicant will comply. 3. Fire Department 3.1. The applicant will comply. 3.2 Noted. 3.3 The applicant will comply, with the exception of d; red curbing will not be provided in the residential portion of the development. 3.4 Noted. 3.5 The applicant will comply. 3.6 The applicant will comply. 3.7 The applicant will comply, except no red curbing will be provided in the residential portion of the development. 3.8 The applicant will comply. 3.9 The applicant will comply. 3.10 The applicant will comply, provided setbacks are consistent with those requested C:\Documents and Settings\greent\Local Settings\Temporary lntemet Files\0LK24\RecsResponse.doc as part of this application. 3.11 The applicant will comply. 3.12 The applicant will comply. 3.13 The applicant will comply. 3.14 The applicant will comply. 3.15 The applicant will comply. 3.16 The applicant will comply. 3.17 The applicant will comply. 3.18 The applicant will comply. 3.19 The applicant will comply. C:\Documents and Settings\greent\Local Settings\Temporary lntemet Files\0LK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 8 3.20 The applicant will comply. 3.21 The applicant will comply. 4. Police Department. 4.1 The Meridian Comprehensive Plan and ACHD Policy Manual promote continuous collectors to move traffic between arterials and contain traffic within the section. Cut -through traffic is not an issue on collectors that have no front- on housing. Traffic -calming is not necessary when a collector can handle 8,000 vehicle trips per day. We respectfully request that this condition be deleted. 4.2 The applicant will comply; however, we would reserve the right to utilize pedestrian crossing striping or pavers to facilitate safe crossing to the clubhouse. 4.3 We are concerned with this statement and what it may entail. If interior fencing includes fencing on individual homeowners' lots at the front setback and interior side, of course this is not acceptable. We respectfully request that the same fencing that currently exists in the Bridgetower Crossing development be continued in this project. 5. Parks Department. 5.1 We respectfully request that the trail standards be coordinated with the Parks Department in lieu of the written standards, as they exceed those of public streets. 5.2 Noted. 5.3 The 10 -acre park will be owned and maintained by the Homeowners' Association. 6. Sanitary Service Company. 6.1 The applicant will comply. 7. Ada County Highway District. VOLTERRA SUBDIVISION 7.1 The applicant will comply. 7.2 The applicant will comply. 7.3 The applicant will comply. 7.4 The applicant will comply. 7.5 The applicant will comply. CADocuments and Settings\greent\Local Settingffemporary Internet Files\OLK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 9 7.6 The applicant will comply. 7.7 The applicant will comply. 7.8 The applicant will comply. 7.9 The applicant will comply. 7.10 The applicant will comply. 7.11 The applicant will comply. 7.12 The applicant will comply 7.13 The applicant will comply. 7.14 The applicant will comply. 7.15 The applicant will comply. 7.16 The applicant will comply. 7.17 The applicant will comply. 7.18 The applicant will comply. 7.19 The applicant will comply. 7.20 The applicant will comply. 7.21 The applicant will comply. 7.22 The applicant will comply. 7.23 The applicant will comply. 7.24 The applicant will comply. 7.25 The applicant will comply. 7.26 The applicant will comply. 7.27 The applicant will comply. 7.28 The applicant will comply. C:\Documents and Settings\greent\Local Settings\Temporary Internet Files\0LK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 10 7.29 The applicant will comply. 7.30 The applicant will comply. 7.31 The applicant will comply. 7.32 The applicant will comply. 7.33 The applicant will comply. 7.34 The applicant will comply. 7.35 The applicant will comply. 7.36 The applicant will comply. 7.37 The applicant will comply. 7.38 The applicant will comply. 7.39 The applicant will comply. 7B. Ada County Highway District — Volterra South Subdivision. (B's added to the numbers to differentiate from Volterra North comments). 7B.1 The applicant will comply. 7B.2 The applicant will comply. 7B.3 The applicant will comply. 7B.4 The applicant will comply. 7B.5 The applicant will comply (Line 1 of this item should say Ten Mile instead of McMillan) 7B.6 The applicant will comply. 7B.7 The applicant will comply. 7B.8 The applicant will comply. 7B.9 The applicant will comply. 7B.10 The applicant will comply. CADocuinents and Settings\greent\Local Settings\Temporary Internet Files\OLK24\RecsResponse.doc Planning & Zoning Commission October 6, 2005 Page 11 7B.11 The applicant will comply. 7B.12 The applicant will comply. 7B.13 The applicant will comply. 7B.14 The applicant will comply. 7B.15 The applicant will comply. 7B.16 The applicant will comply. 7B.17 The applicant will comply. 7B.18 The applicant will comply. 7B.19 The applicant will comply. 7B.20 The applicant will comply. 7B.21 The Settlers' Canal may encroach upon the right-of-way in some areas, but this cannot be helped. The canal is too large to pipe and/or remove entirely out of the right-of-way. ACHD intends to widen McMillan in the future, to the north. 7B.22 The applicant will comply. 7B.23 The applicant will comply. 7B.24 The applicant will comply. 7B.25 The applicant will comply. 7B.26 The applicant will comply. 7B.27 The applicant will comply. 7B.28 The applicant will comply. 7B.29 The applicant will comply. 713.30 The applicant will comply. 7B.31 The applicant will comply. C:\Documents and Settings\greent\Local Settings\Temporary Internet Piles\OLK24\RecsResponse.doe Plaiming & Zoning Commission October 6, 2005 Page 12 8. Settlers' Irrigation District. 8.1 The applicant will comply. 8.2 The applicant will comply. 8.3 The applicant will comply. 8.4 The applicant will comply. 8.5 The applicant will comply. 8.6 The applicant will comply. We believe this letter addresses all staff concerns. We appreciate staffs thoughtful review of our development. Please feel free to call me if you have additional comments or questions. Sincerely, Engineering Solutions, LLP Becky McKay, Partner Project Manager BM:ss cc: Frank Varriale CADocuments and Settings\greent\Local Settings\Teinporary Internet Fi1es\0LK24\KecsResponse.doc DATE CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET October 6, 2005 ITEM # PROJECT NUMBER PROJECT NAME NAME (PLEASE PRIN "L_ D OO fL Fl AZ 05-040 Volterra Subdivision 11 FOR I AGAINSTI NEUTRAL