HomeMy WebLinkAboutVolterra AZ-05-040 CUP-05-041 PP-05-039 PP-05-040
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LA WAND
DECISION & ORDER
RECEIVED
DEÇ 1 2 2005
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In the Matter of Annexation and Zoning of 312.67 Acres to C-G (35.19 Acres), L-O (19.27
Acres), and R-4 (258.21 Acres) AND Conditional Use Permit Approval for a Mixed-Use
Planned Development Including Commercial, Office and Residential Uses and Amenities
Including Tot Lot Play Areas, Pathways, and Useable Open Space AND Preliminary Plat
Approval for 613 Lots Including 540 Detached Single-Family Lots, 9 Commercial Lots, 11
Office Lots and 51 Common Lots on 232.32 acres AND Preliminary Plat Approval 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, for Volterra
Subdivision and Volterra Subdivision South, by Primeland Development.
Case No(s). AZ-05-040, CUP-05-041,PP-05-039 and PP-05-040
For the City Council Hearing Date of: November 9, 2005
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 9,2005
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 9, 2005
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
November 9, 2005 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of November 9,2005 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-040, CUP-O5-041 , PP-O5-039, PP-O5-040 - PAGE 1 of5
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public ifthe attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Site Plan, Volterra Preliminary
Plat, Volterra South Preliminary Plat, and the Conditions of Approval all in the attached
Staff Report for the hearing date of November 9,2005 incorporated by reference. The
conditions are concluded to be reasonable and the applicant shall meet such requirements
as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated July 21, 2005 is hereby conditionally approved;
2. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated July 13, 2005 is hereby conditionally approved;
3. The applicant's Site Plan as evidenced by having submitted the Site Plan dated June 27,
2005 is hereby conditionally approved; and,
4. The following modifications to site specific conditions were made at the City Council
hearing:
a.
Conditions 1.1.9 and 1.1.8.B in Exhibit B of the Staff Report were modified
to allow 4-foot solid fencing, with 2-feet of lattice on top, to be constructed
adjacent to internal common lots and micro-paths.
b. Condition 1.1.3B in Exhibit B of the Staff Report was modified to require a
pedestrian connection, not a vehicular connection, into this site fi-om Upriver
Drive in Drawbridge Subdivision.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-040, CUP-O5-041, PP-O5-039, PP-O5-040 - PAGE 2 of 5
c. Added Condition 1.1.13B to Exhibit B of the Staff Report which requires the
applicant to provide a stub street to the 5-acre parcel (Parcel #S0434142354)
from Lesina Drive.
d. Condition 1.3.3, in Exhibit B of the Staff Report regarding open space, shall
be modified from the original proposal of 26-acres to reflect the new
calculations that the applicant provided at the hearing; 24.4 acres (13.9 acres
for Volterra North and 10.5 acres for Volterra South.)
e. Added Condition 1.3.5 to Exhibit B of the Staff Report which requires the
applicant to provide grass and other landscaping within the White Drain
easement, as allowed by Settlers' Irrigation District through a license
agreement.
5. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of November 9, 2005 incorporated by reference.
D. Notice of Applicable Time Limits
1. Notice of Eighteen (18) Month Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a
maximum period of eighteen (18) months unless otherwise approved by the City.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval,
and acquire building permits and commence construction of permanent footings or
structures on or in the ground. For conditions use permits that also require platting, the
final plat must be recorded within this eighteen (18) month period. For projects with
multiple phases, the eighteen (18) month deadline shall apply to the first phase. In the
event that the development is made in successive contiguous segments or multiple
phases, such phases shall be constructed within successive intervals of one (1) year
from the original date of approval. Ifthe successive phases are not submitted within the
one (1) year interval, the conditional approval of the future phases shall be null and
void. Upon written request and filed by the applicant prior to the tennination of the
period in accord with 11-5B-6.G.1, the Director may authorize a single extension of the
time to commence the use not to exceed one (1) eighteen (18) month period. Additional
time extensions up to eighteen (18) months as determined and approved by the
Commission may be granted. With all extensions, the Director or Commission may
require the conditional use comply with the current provisions of Meridian City Code
Title 11.
2.
Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval ofthe preliminary plat or one (1) year ofthe
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and confonns substantially to the approved preliminary plat, such segments, if
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-040, CUP-O5-041, PP-O5-039, PP-O5-040 - PAGE 3 of5
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the tennination of the period in accord with 11-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
detennined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
Title 11. Ifthe above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
Notice of Final Action and Right to Regulatory Takings Analysis
E.
I. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F.
Attached: Staff Report for the hearing date of November 9,2005
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-040, CUP-O5-041, PP-O5-039, PP-O5-040 - PAGE 4 of 5
1!0 action of the City Council at its regular meeting held on the it*'
\[f'ty'l beY , 2005.
day of
COUNCIL MEMBER SHAUN WARDLE
VOTED 11).a......
COUNCIL MEMBER CHRISTINE DONNELL
VOTED Jfusm l.. .
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED~
COUNCIL MEMBER KEITH BIRD
VOTED~
MAYOR TAMMY de WEERD
(TIE BREAKER)
VOTED
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Attest:
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William G. Berg, Jr., City lerk ~~. ~ - <p t
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Copy served upon Applicant, The Planning/Q~~~~,\~û13lic Works Department and City
Attorney.
By:
Dated:~, (f)
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-040, CUP-O5-041, PP-O5-039, PP-O5-040 - PAGE 5 of5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
STAFF REPORT
TO:
FROM:
Hearing Date: 11/9/2005
City Council
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Craig Hood, Associate City Planner
Meridian Planning Department
884-5533
SUBJECT:
V olterra Subdivision &
Volterra Subdivision South
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~05-04l - 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, ] 1 office lots and 51 common lots on 232.32
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 2] common lots on 80.36 acres.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is requesting
annexation and zoning of 312.67 acres ofland 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 and 4 office lots on 80.36 acres. The applicant has
also submitted a Conditional Use Pennit for a Planned Development (CUPIPD) 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 ofthe R.4 zone. The PD also requests that 17 percent
of the site be zoned for office and commercial uses, uses that are not nonnally 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 and the Planning & Zoning Commission are
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 the waste water treatment plant being completed.
The Meridian Planning and Zoning Commission heard the item on October 6, 2005. At the public
hearing they moved to recommend approval.
Volterra AZ-O5-039, CLJP-O5-041, PP-O5-039, PP-O5-040
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
a. Summary of Public Hearing:
i. In favor: Becky McKay (Applicant's representative)
ii. In opposition: Paul Poonnan, Gale Poonnan
iii. Commenting: Jeny Stevenson
iv. Staff presenting application: Craig Hood
v. Other staff commenting on application: Mike Cole, Brad Hawkins-Clark
b. Key Issues of Discussion by Commission:
i. - Fencing adjacent to: open spaces, streets, micropaths and canals;
ii. - Phasing of the project;
iii. - Design ofthe subdivision;
iv. - Traffic and upcoming roadway projects in this area;
v. - The Fire Department's requirement to paint curbing red where parking is
prohibited;
vi. - Public vs. private parks; and,
vii. -- Sewer availability.
c. Key Commission Changes to Staff Recommendation:
i. - Requiring 4-foot tall solid or 6-foot tall open-vision fencing adjacent to interior
open spaces and micropaths;
ii. - Requiring the applicant to provide new open space calculations (exclusive of
sand in the bottom of drainage areas) prior to City Council;
111. - Allowing the applicant to possibly gravity sewer some of the property; and,
iv. - Requiring the multi-use pathway to be constructed in coordination with the
Parks Department's staff.
d. Outstanding Issue(s) for City Council:
i. - As of the print deadline for this staff report, the applicant had not provided new
open space calculations, as required by the Planning & Zoning Commission (see
Conditions 1.2.2 and 1.2.2B). Staff has spoken with the applicant and the revised
open space calculations should be available for the City Council public hearing.
Staff recommends that Condition 1.3.3, regarding open space, be modified from
the original proposal of 26-acres to reflect the new calculations that the applicant
provides at the hearing.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: McMillan Road and Ten Mile Road / SW and NW comers ofN. Ten
Mile and McMillan Roads within 4Nl W27
b. Owners
Mary Floyd and
E.L. & Shirley Bews
Bews Family Limited Trust
5204 Sorrento Circle
Boise, Idaho 83704
c. Applicant:
Primeland Development
660 E. Franklin Rd. Suite 110
Meridian, Idaho, 83642
Volterra AZ-O5-039, CUP-O5-04l , PP-O5-039, PP-O5-040
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
d. Representative:
e. Present Zoning:
Becky McKay, Engineering Solutions
RUT (Ada County)
f. Present Comprehensive Plan Designation:
Residential
g. Description of Applicant's Request: Annexation and zoning of312.67 acres for a mixed
use development consisting of attached and detached single-family lots, conunerciallots
and office lots.
Medium Density Residential and Low Density
]. 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 oflandscape 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
proj ect.
4. PROCESS FACTS
5. LAND USE
a.
The subject application will in fact constitute an annexation and zoning as detennined by
City Ordinance. By reason ofthe provisions of the Meridian City Code Title 11 Chapter
16, a public hearing is required before the City Council on this matter.
The subject applications will in fact constitute preliminary plats as detennined by City
Ordinance. By reason of the provisions ofthe Meridian City Code Title 12 Chapter 3, a
public hearing is required before the City Council on this matter.
The subject application will in fact constitute a planned development as detennined 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.
The subject application will in fact constitute a conditional use as detennined 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.
Newspaper notifications published on: September 19 and October 3, 2005 (for Planning
& Zoning Commission) and October 24 and 31, 2005 (for City Council).
Radius notices mailed to properties within 300 feet on: September 9, 2005 (for Planning
& Zoning Commission) and October 21,2005 (for City Council).
Applicant posted notice on site by: September 26,2005 (for Planning & Zoning
Commission) and October 30, 2005 (for City Council).
b.
c.
d.
e.
f.
g.
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
Volterra AZ-O5-039, CUP-O5-041, PP-O5-039, PP-O5-040
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
agricultural purposes. All of the properties adjacent to the westem boundary of this project are
currently zoned RUT in Ada County. There are some single~family homes on large lots
located on the northeast comer 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 on5-acres. The City's Waste Water Treatment Plant is
approximately ~ 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 ofTen 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 CoG and R-4
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. 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 concems: 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.
2. Vegetation: There are some existing trees on this site that should be protected or
mitigated for. The rest ofthe 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.
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 Infonnation (includes Volterra and Volterra South):
1. Residential Lots: 728
2. Non-residential Lots: 37
Volterra AZ-O5-039, CUP-O5-04l , PP-O5-039, PP-O5-040
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
3. Total Building Lots:
4. Common/Other Lots:
765
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 l2-13~1O-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 lO-foot wide street buffer is required along all commercial (local) roads. The
landscape plan depicts the required street buffer adjacent to PaTIna 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 ofbuffer(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:
buffers.
4. Other landscaping standards: The landscape buffers along the arterial streets
should be constructed in accordance withMCC 12-13-10. 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).
8.5% (26.4 acres) excluding required street
h. Conditional Use Infonnation:
1. 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
square feet for a clubhouse.
2. Proposed building height:
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.
Per requested zone at the time of building pennit
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
Volterra AZ-O5-039, CUP-O5-041 , PP-O5-039, PP-O5-040
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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 ACHD
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, Fauna 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.
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
Volten-a AZ-O5-039, CUP-O5-04l, PP-O5-039, PP-O5-040
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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 and conunercial areas, the
overall net density is 3.56 dwelling units per acre (2.8 d.u.lacre is gross density).
Staff finds the following Comprehensive Plan policies to be applicable to tIlls 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 thefollowing 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 Sher(ffs
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 #2. 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 sanitarv sewer and water service will be extended to the
project at this time. It mav be wars before service is available to this provertv.
.
.
.
.
.
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.
.
.
The applicant is proposing to zone and develop 19 acres of the property for office use, and 35
acres of the property is planned for commercial use. Although staflbelieves that North
Meridian is nearing capacity for properties zoned non-residential (see the North Meridian
Market Analysis prepared by Thornton, Oliver, Keller Commercial Real Estate, 2005, this is
an appropriate locationfor, and an appropriate amount of, non-residential property.
Chapter VII, Goal I: Ensure a variety and balance of land uses to support the Meridian
hnpact.
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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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
designatedfor 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 accessfrom the adjoining residential lots to the commercial areasfrom
micropaths, sidewalks and shared streets. Staffbelieves that the commercial areas proposed
compliment the existing and planned residential areas in the vicinity.
.
Chapter VII, Goal N, Objective D: Encourage appropriate land uses along transportation
corridors.
Stajfbelieves that the proposed land uses are appropriate along the adjoining transportation
corridors (Ten Mile Road, McMillan Road and Black Cat Road).
.
Chapter VII, Goal Y: 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 jor 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, Obj ective 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 N, Goal II, Objective A, Action 6: Pennit new residential, commercial, or industrial
developments only where urban services can be reasonably provided at the time of final
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 sen>ices 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 ofTen Mile Road and McMillan Road currently has an acceptable level of
sen>ice (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
.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
Mile Road interchange, staf/believes that this intersection and others in the area could have
decreased levels of service in the nearfuture. Exceptfor 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 aU new
development to link subdivisions together to promote neighborhood cOlmectivity as part of a
community pathway system.
The applicant is proposing to extend the multi-use pathwayfrom 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. Stal/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. Staflis 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 traffìc flow, Upriver
Avenue should be extended into the site from the south.
.
.
Chapter VI, 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 andfìnds that the proposed stub street locations
are ideal forfuture connections.
.
Chapter VI, Goal II, 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 hnpact 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
half-mile lines within the undeveloped sections of Meridian's Area ofImpact. 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
cumulative impacts of Volterra Subdivision and Volterra Subdivision South. A summary of
the submitted traffìc impact study is as follows:
1. The proposed residential/commercial development is projected to generate an average
daily traffic (ADT) of9, 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 ofTen Mile may increase by 4,855 trips per day. Traffic
on McMillan Road east ofTen 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 identifiedfor the Black Cat Road and McMillan Road
intersection for the background and build out conditions.
4. The intersection ofTen Mile Road and McMillan Road currently is controlled by afour-
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 identifiedfor the Ten Mile Road and McMillan Road intersectionfor 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 ofTen Mile Road and McMillan Road intersection marginally meets the
peak hour signal warrantfor 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
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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
left turn bay has been identified as a necessary improvementfor 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
le.fi turn bay and right turn bay have been identified as necesswy improvementsfor 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 improvementsfor 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 (RlRO) intersection only. The intersection is predicted to
operate well "under capacity" at LOS B of better throughout the development period. No
improvements have been ident~fìedfor 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 (RlRO) intersection only. The intersection is predicted to
operate well "under capacity" at LOS B of better throughout the development period. No
improvements have been identifiedfor 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 le.ft 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.
J 5. The northern commercial site approach intersection with Ten Mile Road is a right-in and
right-out (RlRO) 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 improvementfor 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 (RlRO) intersection only. The intersection is predicted to operate well "under
capacity" at LOS A qf 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 le.fi turn bay
and right turn
J 8. All or the internal streets withfront 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. ACHD is requiring turn bays and other roadway improvements as part qf
their approval.
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CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
.
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 ACHD.
.
Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation colTidor (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 I, 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 clartfy 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 continuousfrom Saguaro
Canyon near Meridian Road to Black Cat Road (eventually the pathway will traverse the
entire city east to west, north of McMillan Road.
.
Chapter VI, Goal II: Facilitate the movement of people and products to and from the
Meridian Impact Area.
Staff finds that the proposed street layout will fàcilitate 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
pennitted uses in the R-4 zoning district, commerciaVretail uses are generally pennitted in the
C-G district, and office type uses are generally pennitted 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
public and private parks shall be permitted and no conditional uses shall be permitted except
for planned developments. The purpose of the RA 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 ofthe
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 and requires 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 pennanent
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 pennit 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 11-6-7 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
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
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Section 5~7-517, when services are available from the City of Meridian. Wells may be
used for non~domestic pwposes 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 oftraffic, noise, smoke, fumes, glare or odors.
MCC 11-16-4 provides the P&Z Coill11Ússion 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 coill11Útment for all future uses. Due to the
close proximity of existine: and future residential uses. and the requirement that each
building within the L-O and C-G zoned areas obtain detailed CUP approval. staff
believes that a Development A!ITeement is necessary to ensure that this property is
developed in a fashion that is consistent with the comprehensive plan desÜz:nation and
does not neg:ativelv impact nearbv 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 [mally 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 350th 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 hannonious throughout the
development. Further, City Code requires each non-residential phase of a plaIUled
development to obtain approval through a new CUP application, fee and public
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 Coill11Ússion at each CUP public hearing.
2. PP Application (Volterra, PP-O5-039): The proposed preliminary
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
plat
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CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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 Pathwav: 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 ftom 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.
Micropaths: 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 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 on the plat
along the L-O zoned lots that abut the single-family lots. Said buffer shall contain
materials in accordance with MCC 12.13-12-3 and not include impervious surfaces
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
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 lO-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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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 ofthe final plat.
Ditches. Laterals. and Canals: There are several ilTigation laterals that bisect this
parcel. Per MCC 12.4-13, all iITi.gation ditches, laterals or canals, exclusive of natmal
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 iITigation
facilities on the north side of McMillan Road. See Exhibit B below.
Pressure IrrÜ!:ation: The City of Meridian requires that pressmized ilTigation systems
be supplied by a year-round somce 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, pressmized ilTigation 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 12-4-10.F.3). Ifpermanent 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.
Existin~ ResidenceslBuildings: The site culTently 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. hlstead 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
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 (VoltelTa South, PP-05-040): The proposed preliminary plat
substantially complies with the CUlTent 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.
Volterra AZ-05-039, CUP-05-041, PP-O5-039, PP-05-040
PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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 II 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 ACHD a public
pedestrian easement for this detached sidewalk. 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 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.
Commercial Streets: MCC 12-13-10-4 requires a lO~foot wide street buffer along
commercial roadways. On the submitted landscape plan, the applicant is proposing to
construct a lO-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 lO-foot wide street buffer easements along
Sangro Way and Parma Drive on the face of the [mal 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
oflandscaping 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
Volterra AZ-O5-039, CUP-05-041, PP-O5-039, PP-05-040
PAGEl?
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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 offi.ce 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 12-13-12-3 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
watelWays, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled. The applicant is proposing to relocate and leave 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 reconunends 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 Irri!!ation: 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 conunon 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.
Fencin!!: 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
proposing to leave both of these waterways open (see Ditches, Laterals, and Canals
above). To provide for both protection of the watelWays and citizens, staff
reconunends 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 [mal plat (MCC 12-4-
1O.F.3). If pennanent 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 pennit. All fencing should be
installed in accordance with City Code. See Exhibit B below.
Existing: ResidenceslBuildings: 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 ofthe
final plat by the City Engineer. See Exhibit B below.
Volten-a AZ-05-039, CUP-O5-041, PP-05-039, PP-O5-040
PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, ZO05
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 2-17, Block 5, are all planned for attached lots. Staff is support ofthis proposal.
A note should be placed on the final plat that references CUP-05-041 and the
allowance for a O-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:
Requested 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 O-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 cUlTently 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
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 % ofthe site); only 5% open space is
required. Other amenities include a 1 0.2-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 lO-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
Volterra AZ-05-039, CUP-O5-041 , PP-05-039, PP-O5-040
PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
submitted for buildings within a PD. Staff recommends that the applicant bring
elevations to the Plannimr & Zoning Commission hearing. 10 copies of sample
elevations for the attached and detached homes be submitted to the Citv Clerks
office. See Exhibit B below.
b. Staff Recommendation: Staff recommends aDDroval of AZ-05-040. PP-05-039. PP-05-
040. and CUP-05-041 for Volterra Subdivision and Volterra South Subdivision.
based on the Findine:s of Fact as listed in Exhibit D and subject to the conditions
of aDDroval as listed in Exhibit B as attached to this reDort.
c. Other: The Comprehensive Plan designates a future school site within this section. It is
staff s 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
Approve
I move to approval File Numbers AZ-OS-040, PP-05-039, PP~05-040 and CUP-OS-04l as
presented in staff report for the hearing date of November 9, 2005 and the preliminary plats dated
July 13, 200S and July 21, 200S, the site plan dated June 27,2005 with the following
modifications to the conditions of approval: (add any proposed modifications)
Deny
I move to deny File Numbers AZ-OS-040, PP-OS.039, PP/05-040, and CUP~OS-041 for the
following reasons: (you should state specific reasons for denial ofthe annexation; you must state
specific reasons for denial of the CUP and preliminary plates). They should address how the
applicant might re-do the application to gain your recommendation for approval.)
11. EXHmITS
A. Drawings
1. Volterra Preliminary Plat (dated: 07/21/0S)
2. Volterra South Preliminary Plat (dated: 07/13/0S)
3. CUP Site Plan (dated: 06/27/0S)
4. Landscape Plan (dated: 06/21/0S)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
Volterra AZ-05-039, CUP-05-041, PP-05-039, PP-05-040
PAGE 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
7. Ada County Highway District
8. Settlers' Irrigation District
C. Legal Description
D. Required Findings from Zoning Ordinance
1. Annexation
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3. PrelimiñàiyJ?lat (Volterra South)
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5. Planned Development
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Volterra AZ-05-039, CUP-05-041, PP-05-039, PP-05-040
PAGE 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
A. Drawings
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Exhibit A - Page 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
B. Conditions of Approval
1. Planning Department
1.1
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
1.1.9
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (VOLTERRA, PP-05-039)
The preliminary plat labeled as Sheets 1, 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 Pennit (CUP-05-04l)
applications shaH also be considered conditions of the Preliminary Plat (PP-05-039).
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 II
trees.
Construct a lO-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).
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 oflandscaping on each side of the pavement.
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.
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.
The landscape plan prepared by Harvest Design, P.C, labeled Sheets LS-O, LS-l, 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.
Maintenance of all common areas shall be the responsibility of the Volterra Subdivision
Homeowners' or Business' Owners Association(s).
.
The feeeiag requirements for miero paths aNd iNterior opeR spaecs (Not liReat' opeR spaees) shall
be limited te either 4 f08t tall solid or () feat tall opefl visiofl. Four-foot taU solid fendo!!. with
two-feet of lattice on too. may be constructed adjacent to interior ODen soaces and micro-
oaths.
1.1.10 Prior to the City Engineer's signature of the [mal plat, all existing structures shall be removed
from the site.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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.
1.1.12 Other than the accesses approved by ACHD, 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
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
1.2.7
LIB
GENERAL REQUIREMENTS-PRELIMINARY PLAT
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater 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 pennitted 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 stonnwater 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 ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If pennanent 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.
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.
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.
Staff's failure to cite specific ordinance provisions or tenus of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (VOLTERRA SOUTH, PP-05-
040)
1.1.lB 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
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
1.1.2B
accompanying Annexation and Zoning (AZ-05~040) and Conditional Use Pennit (CUP-05-04l)
applications shall also be considered conditions of the Preliminary Plat (PP-05-040).
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 II trees.
In addition to the grub stroets prøpesed, ØJ(tood Provide a pedestrian connection into this site
fi:.2m.Upriver Drive H:em in Drawbridge Subdivision iato this site from the south.
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 surtàces such as parking areas or driveways.
Depict, on the face ofthe 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 lO-foot wide landscape
buffer easement adj acent 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 LwO and C-G zoned lots.
1.1.3B
l.1.4B
1.1.5B
1.1.6B
The landscape plan prepared by Harvest Design, P.c., labeled Sheets LS-O, LS-l, LS-2, LS-3,
LS-4, LS-5, and LSw6, 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 oflandscaping 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.
Maintenance of all common areas shall be the responsibility of the Volterra South Subdivision
Homeowners' or Business' Owners Association(s).
1.1.7B
The applie8:øt shall eoflstmet a 6 feet tall opoo vi3iofl, nOB elimhable fooeø aloflg hoth sides of
the 'Nà.ite DraÌ:B 8:fld along the 88mh side efthe Settlers Caæl. Four-foot taU solid fencinl!. with
two-feet of lattice on toP. may be constructed adjacent to interior open spaces and micro-
paths.
1.1.9B Prior to the City Engineer's signature of the fmal plat, all existing structures shall be removed
from the site.
1.1.8B
1. 1. lOB 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 ACHD, 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
Exhibit B - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
district, or lateral users association (ditch owners), with written approval or non-approval
submitted to the Public Works Department. If lateral users association approval cannot be
obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat
signature.
lo1.B.B Provide a stub street to the 5-acre parcel to the south (Parcel #80434142354) from Lesina
~
l.2.B GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.2.1 B Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to MCC 12-13-10-8.
1.2.2B
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stonnwater 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 pennitted 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 stonnwater 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 ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If pennanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building pennit. All fencing
should be installed in accordance with City Code.
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.
Staffs failure to cite specific ordinance provisions or tenus of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.3B
l.2.4B
1.2.5B
1.2.6B 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-05-04l)
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 Pennit (CUP-05-04l).
1.3.2
The project shall confonn to the R-4 dimensional standards, except as follows:
.
Lot Size -
5,000 sq. ft. (minimum)(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)
Exhibit B - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE IŒARING DATE OF NOVEMBER 9, 2005
1.3.3
1.3.4
1.3.5
2.1
2.2
2.3
2.4
2.5
.
House Size -1,200 sq. ft. (minimum)(attached patio home)
.
Residential Building Setbacks - The following lots may have a O-foot side setback on
one side: Lots 6-19 & 21-32, B]ock 3, Lots 2-13, Block 4, and Lots 2-17, B]ock 5.
As amenities for the subject planned development, construct: a lO-foot wide asphalt pathway
from Black Cat Road to Ten Mile Road; set aside 2,6 24.4 acres 03.9 acres in Volterra North
and 10.5 acres in Volterra South) 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, B]ock 21; and a 2.97 -acre private park with a tot lot
and plaza area on the south side of McMillan Road.
Construction within Volterra Subdivision and Volterra South Subdivision shall substantially
comply with the elevations submitted by the applicant at the Planning & Zoning Commission
meeting. 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.
Provide e:rass and other landscaoine: within the White Drain easement. as allowed bv
Settlers' Irrieation District throueh a license ae:reement.
2. Public Works Department
Site Specific Comments for Volterra Subdivision
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. The applicant shall be able to gravity the portion of land shown to be
sewered by the master sewer plan from the Ten Mile Trunk. Any land that can gravity passed that
line shall be modeled at the developer's expense and, then, may be sewered only at the Public
Work's director's discretion. No substandard grades shall be allowed, nor artificial fill designed to
. .
mcrease sewer expanslOn.
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 fonTIS
of easement for any mains that are required to provide service.
No "temporary" or "interim" lift stations shall be allowed in this development.
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.
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
Exhibit B - Page 5
2.7
2.8
2.9
2.10
2.11
2.12
2.13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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 ofthe 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.
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.
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.
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.
No large landscaping shall be allowed within 5-feet of a meter tile, per City of Meridian Standard
Specification 7.07(w) note 3.
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 uruess 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.
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.
Vacate any recorded existing drainage or irrigation easement of facilities that are being relocated
or abandoned. This includes but is not limited to the McMullen. If they are proscriptive, they
need not be vacated. However, ifthey are a recorded easement, the applicant will agree to vacate
them.
Exhibit B - Page 6
2.14
2.15
2.16
2.17
2.18
2.19
2.20
2.21
2.22
2.23
2.24
2.25
2.26
2B.1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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 or maintain
them as per state law.
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.
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 pennits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized iuigation, sanitary sewer, water, etc., prior to
signature on the final plat.
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.
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.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
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.
Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
All grading of the site shall be performed in conformance with MCC 11-12-3H.
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.
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 craw I spaces of homes is at least I-foot above.
Site Specific Comments Volterra South Subdivision
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
Exhibit B - Page 7
2B.2
2B.3
2BA
2B.5
2B.6
2B.7
2B.8
2B.9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
early 2008. If this development is approved, it shall be subject to the North Black Cat sewer
system being available. The applicant shall be able to gravity the portion of land shown to be
sewered by the master sewer plan from the Ten Mile Trunk. Any land that can gravity passed that
line shall be modeled at the developer's expense and, then, may be sewered only at the Public
Work's director's discretion. No substandard grades shall be allowed, nor artificial fill designed to
. .
mcrease sewer expanSiOn.
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.
No "temporary" or "interim" lift stations shall be allowed in this development.
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 [mal copy to be submitted prior to signature on the [mal
plat of the last phase by the City Engineer.
The City of Meridian requires that pressurized inigation 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.
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 fonus of easements for any mains that are required to provide service.
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.
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.
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.IO 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. Stonu water treatment and disposal shall be designed in
Exhibit B - Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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.
2B.ll
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 recorded 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 lO-feet of free and clear easement beyond the three-feet of
sidewalk that encroaches out of the right-of-way.
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 pennits.
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.
2B.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.17 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.
2B.20 Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
2B.21 Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny COIpS of Engineers.
2B.22 All grading of the site shall be perfonned in conformance with MCC 11-12-3H.
2B.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.
Exhibit B - Page 9
3.4
3.5
3.6
3.7
3.8
3.9
3.10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
2B.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 l~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.
3.1
3. Meridian Fire Department
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
Acceptance of the water supply for fIfe protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
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 W' 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, as clarified by the Fire Department.
e. Fire Hydrants shall be placed on comers when spacing pennits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3.2
3.3
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.
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.
All entrance and intemal roads shall have a turning radius of 28' inside and 48' outside radius.
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.
For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane", as clarified by
the Fire DepartmentInsure that all yet undeveloped parcels are maintained free of combustible
vegetation.
Operational fIfe hydrants, temporary or pennanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
Building setbacks shall be per the International Building Code for one and two story construction.
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.
Exhibit B - Page 10
3.13
3.14
3.15
3.16
3.17
3.18
3.19
3.20
4.1
4.2
4.3
5.1
5.2
5.3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
3.11
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.
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.
Maintain a separation of 5' ITom the building to the dumpster enclosure.
Provide a Knoxbox entry system for the complex prior to occupancy.
The first digit of the Apartment/Office Suite shall correspond to the floor level.
All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
Provide exterior egress lighting as required by the International Building & Fire Codes.
3.]2
Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) ITom 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).
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 D1O5.
Pool chemicals shall be stored in compliance with the International Fire Code.
4. Police Department
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.
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.
Any interior fencing shall allow visibility ITom the street or shall not exceed four feet in height if
solid fencing is used.
5. Parks Department
Pathway and Trail standards: Pathways and trails to be constructed as directed by the Parks
Department.
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.
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
Exhibit B - Page 11
7.6
7.7
7.8
7.9
7.10
7.11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
6.1
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
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
Volterra Subdivision
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.
Construct a 36-foot wide (maximum) curb return type driveway (full access) that intersects
McMillan Road approximately 380-feet west ofTen Mile Road and aligns with a driveway that is
proposed with the Volterra Subdivision South application, as proposed.
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 ofTen Mile Road.
7.1
7.2
7.3
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.
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.
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.
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 ofthe right-of-way, as proposed.
Construct a main entrance roadway (West Gondola Drive) that intersects Black Cat Road
approximately 40-feet south of the north property line, as proposed.
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.
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.
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)
7.5
Exhibit B - Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
7.12
7.13
7.14
7.15
7.16
7.17
7.18
7.19
7.20
7.21
7.22
7.23
7.24
7.25
7.26
concrete sidewalks within 54.feet of right-of-way. Comply with the District's Tree Planter Width
Interim Policy.
Construct a stub street (West Wapoot Street) to the west property line approximately 1,100-feet
north of McMillan Road. h1stall a sign at the tenninus of the roadway that states, "this roadway
will be extended in the future."
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 tenninus of the roadway that states, "this roadway
will be extended in the future."
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."
Extend five stub streets from the north property line into the site from Bainbridge Subdivision, as
proposed.
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.
Construct three cul-de-sac turnarounds within the subdivision (two with center islands), as
proposed. Construct the turnarounds to provide a minimum oftuming 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.
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.
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 2l-foot street section on
either side of the island.
Construct a northbound left-turn bay on Ten Mile Road at the West Malta Drive/Ten Mile Road
intersection.
Construct a northbound left-turn bay on Ten Mile Road at the Milano Drive/Ten Mile Road
intersection.
Construct a southbound right-turn bay on Ten Mile Road at the West Milano Drive/Ten Mile
Road intersection.
Construct a southbound right-turn bay on Ten Mile Road for the commercial driveway that
intersects Ten Mile Road.
Construct an eastbound left.turn bay on McMillan Road at the North San Vito Way/ McMillan
Road intersection.
Construct an eastbound left-turn bay on McMillan Road at the North Sangoro AvenuelMcMillan
Road intersection.
Construct a southbound left-turn bay on Black Cat Road at the West Gondola Drive/Black Cat
Road Intersection.
Exhibit B - Page 13
7.30
7.31
7.32
7.33
7.34
7.35
7.36
7.37
7.38
7.39
7.1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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.
Comply with all Standard Conditions of Approval.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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.
7.28
7.29
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.
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 UIÙess specifically waived herein. An engineer registered in the
State ofIdaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other required pennits), which incorporates any required design changes.
Construction, use and property development shall be in confonnance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
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.
It is the responsibility ofthe 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.
No change in the tenns 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 confinnation of any change from the Ada County Highway District.
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.
VolterTa South Subdivision
For the first 175-feet, dedicate by donation a total of37-feet from the centerline of McMillan
Road (an additional12~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
Exhibit B - Page 14
7.8
7.9
7.10
7.11
7.12
7.13
7.14
7.15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
7.2
Road. At 175-feet west ofTen Mile Road, taper the right~of-way at a 10 to 1 ratio to 25-feet of
right-of-way from the centerline of McMillan Road.
Construct a main entrance roadway (North Sanoro Way) that intersects McMillan Road
approximately 830-feet west ofTen Mile Road and aligns with the main entrance roadway that is
proposed to be constructed with VoIterra Subdivision, as proposed.
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 VoIterra Subdivision, as proposed.
Construct a 36~foot wide curb return type driveway (full access) that intersects McMillan Road
approximately 380-feet west ofTen Mile Road to align with a driveway that is proposed with
VoIterra Subdivision.
7.3
7.4
7.5
For the first l75-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 I ratio to 38-feet of right-of-way
from the centerline ofTen Mile Road.
Construct a main entrance roadway (East PaTIna Drive) that intersects Ten Mile Road
approximately 350-feet north of the south property line, as proposed.
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.
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.
Construct North San Vito Avenue as standard residential collector with 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.
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.
Construct a stub street (North Girasolo Avenue) to the south property line approximately 450-feet
east of the west property line, as proposed.
Construct a stub street (East Pescara Street) to the west property line approximately 900-feet
north of the south property line, as proposed.
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 ITom any street intersection.
7.6
7.7
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
ill area.
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.
Exhibit B - Page IS
7.17
7.18
7.19
7.20
7.21
7.22
7.23
7.24
7.25
7.26
7.27
7.28
7.29
7.30
7.31
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
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.
Construct a westbound left-turn bay on McMillan Road at the North San Vito Way/ McMillan
Road intersection.
Construct a westbound left-turn bay on McMillan Road at the North Sangoro Avenue/McMillan
Road intersection.
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.
Comply with all Standard Conditions of Approval.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
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.
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.
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 ofIdaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other required pennits), which incorporates any required design changes.
Construction, use and property development shall be in confonnance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
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.
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.
No change in the tenus 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 confinnation of any change from the Ada County Highway District.
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
Exhibit B - Page 16
8.4
8.5
8.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
8.1
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
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.
A Land Use Change Application must be on file prior to any approvals.
A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
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.
8.2
8.3
All stonn drainage must be retained on-site.
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.
Exhibit B - Page 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
C. Legal Description
June 21.2005
VOL TERRA SUBDIVISION
A parcel of land located in the N X of the NE X of Section 34 and the S ~ of Section
27, T. 4N., R. 1W., B.M.. Ada County, Idaho. more particularly described as fa/loWs:
Commencing at the comer common to Sections 26, 35, and the said Sections 27 &
34, from which the X corner common to said Sections 27 and 34 bears North 88°55'55"
West, 2654.57 teet, 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,
1315.58 feet to the southeast comer of the N 14 of said NE Yc;
Thence along the south line of said N Xi: of the NE X North 89"05'sa" West. 2651.08
feet to the southeast comer of said N Y2 of the NE Y..;
Thence along the west line of said N Y2 of the NE "h North 00.44'17" East, 1323.35
feet to the X comer common to said Sections 34 and 27;
Thence along the west line of the SE X of said Section 27 North 00°29'09" East,
644.81 feet to the southeast comer of Lot 7, Block 2 of Black Cat Estates No.2 Subdivision,
as same 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 00.20'12" East, 660.00 feet to the
northeast comer of said Black Cat Estates 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;
Tnenoe North 88"10'44" West, 896.71 feet;
Thence North 50"51'04" West, 89.06 feet;
s~!W~~~~-~-----!~.,
AUlJ ( .I :W{I:;
Thence North 34"20'48" West, 79.64 feet;
Thence North 19°35'01" West, 111.55 feet;
ME~IDtI\N PUBLIC
WORKS DEPT.
27;
Thence North 89"34'24" West, 291.92 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 1/4 corner of
said Section 27;
Thence along the East-West mid-section line of said Section 27 South 89"19'43" East.
2649.84 feet to the Center of said Section 27;
..JO402/40402-pre.des.doc
Exhibit C - Page 1
CITY OF MERJDIAN PLANNJNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
Thence South 89020'38" E
ast, 2650.99 feet to the East 1t4 ,'.
T COrner of sard Seclion 27-
hence South 00021'48" W '
Containing 312_67 acres, more or :~~644.37 feet to the POINT OF BEGINNING.
40402/40402.pre.dtli.doc
Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
~ AuO o. 2ao. 10, .OAM, 'no, n.."n. Solution.
208 g38 OS,,)
1". )
June 21, 2005
PROPOSED l-o ZONE
VOLTERRA SUBDfYISlON
Parcels of land lOCated In the NE ~ of the NE ~ of Sectton 34 and1he SE X of the SE
'.4. of Section 27, T. 4N.. R. 1W., 8.M.. Ada County, Idaho, more particularly desCribed as
follows:
PARCEL A
A parcel of land located In tl')e NE ~ of the NE y. of said Section 34. more part/eLderly
descrîbed a8 follows: .
Commencing at the comer COmmon to Sections 26. 35, and the saId Sections 27 & 34.
from which the % comer common to said Sections 27 and 34 bears North 8a.55'55- West,
2654.57 feet. thence i1Ilong the east Une of said Section 34 South 00853'19" West. 920.35 feet
to the REAL POINT OF BEGINNING;
Thence continuing along saId east line South 00"53'19" West, 395.23 feet to the
southeast comer of the NE 14 of the NE Y. of said Section 34;
feet;
Thence along the south line ,of said NE X of the NE y" North 89"05'58" West. 482.58
Thence North 00"52'09" East. 403.38 feet to a point on 8 curve;
Thence 90.48 feet along the arc of a non-tangent curve to the left, said curve having a
radius of 500.00 feet, a delta angle of 10"22'06', and a long chonj bearing South 83"55'02"
East. 90.36 feet to a point of tangency;
Thence South 89"06'05- East. 392.73 feet 10 the POINT OF BEGINNING. Containing
4.38acrea. mal'lil or Jess.
PARCEL B
A parcel of land located In the SE ~ of the SE 14 of said Section 27. more particularly
dB9Cl1bed as follows:
Commencing at the comer COmmon to Sections 26. 35, and the saId Sections 27 & 34,
from Which the % comer COmmon to said Sections 27 and 34 bears North 88"55'55" West,
2654.57 teet. thence along the 8Oultt line of said Section 27 North 88"55'55" West, 891.32
føet to the REAL POINT OF BEGINNING;
Tlhlnce çonünulng along said sol./th line North 88"55'55" West. 324.99 feet;
Thence North 01"05'10" East, 841.20 feet:
4 :J402/40402-LO.dos.doc
,.-. '-'.__.m-.o
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
nuc 06 2006 10:50AM"" EnCinOl!!I!!,.inr; Sclutio,,5
208 938 0941
p.2
Thence North 44"47'17- East, 93.29 feet;
Thence North 52"55'21" Enl, 466.72 feet;
Thence North 63"01'16" Easl, 62.60 feet:
Thenœ North 75°18'10' East, 54.B6 feet;
Thenœ North 82"23'09" East, 52.00 feat;
Thence South 89°38'12" Ea$t, 609.47 feet to a point on the east line of the BE % of
said SectIon 27;
Thence along said east line South 00"21 '48" Weat. 351.02 feet;
Thence North 89"38'12" West, 485.14 feet to a point of curvature;
Thence 623.40 feet along the arc of a curve to the left. said curve having a radius of
400.00 feet, a delta angle of 89"17'44", and B long chord bearing South 45°42'56"
West, 562,20 feet to a point of tangency;
Thence South 01 "'04'04" West, 499.13 feet to the POINT OF BEGINNING. Containing
14.89 acres, more or less.
4 04IJ2f40402-LO. IIIIII.do<:
Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
nUl: 05 2005 IO.50AN, Enr::inepr1n t SOlut10n'"
2Q9 838 0941
"..3
JUne 21,2005
PROPOSED R~ ZONE
VOLTERRA SUBDIVISION
A parcel of land located in the N Xi of the NE 14 of Section 34 and theS X of Section
27, T. 4N., R. 1W.. 8.M.. Ada Counrv, Idaho, more partIcularly descrIbed as follows:
Commencing at the comer COmmon to Sections 26. 35, and the said SlIctJonS 27 &
34, from which the ~ come... common t<l ~aid Sections 27 and 34 bears North 88~55'55.
West, 2854.57 feet, the"ce along the south fine of said Section 27 North 88"55'55" West,
891 ,32 feet to the ReAL POINT OF BEGINNING;
Thence South 01"04'04" West, 421.51 feet to 8 point of curvature;
Thence 696.40 feet along the arc of I,!I curve to the left. said curve having a radius of
500,00 feet, a delta angle of 79848'04". and a long chord bearing South 36°49'57" East,
641 ;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 % of said Section 34;
Thence alOng said sooth line North 89005'58" West, 2168.50 feet to the southeast corner of
said N % of the NE %:
Thence along the wast line of said N % of the NE ~ North 00"44'17" East, 1323.35
feet fo the %eomer common to said Sections 34 and 27;
Theoce along the west line of the SE ~ of said Section 27 North 00"29'09" East,
644.81 fBet to the southeast corner of lot 7, Block 2 of Black Cat Estates No.2 Subdivision.
as same Is recorded in Book 32 of plats at Page 1945, records of Ada County, Idaho:
Thence along the esst line of said Lot 7 North 00"20'12" East, 660.00 feet to the
northeElst comer of said Black Cat Estates No.2 SUbdMslon:
Thence along the north line of said Black Cat Estates No.2 Subdivision, North
69.17'29. West, 1261.91 feet;
Thence North 12"47'25. West. 206.21 feet;
Thence North 88"10'44" West, 896,71 feet,
Thence North 50"51'04" West, 89.06 feet;
Thence North 34"20'48" Waat, 79.64 feet;
Thence North 19"35'01" West, 111.55 feet;
4 O4O2I40<t02.Jl4 .deeI.dœ
---"",' '~-,~.."
Exhibit C - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
Ave as 2005 lO:50AM
E"c¡ne.~J"C Solutions
20B 938 09<1'1
p.4
Thence North 89"34'24. West, 291.92 feel to a point on the Weslline of the S X of
said Sedlon 27;
Thence along said west line North 00.31'40. East, 877.06 feet to the northwest comer
of said S y, of Section 27;
Thence along the north boundary of said S X. of Section 27 South 89"19'43" East,
2649.84 feet to the Center X comer of said SBCUon 27;
Thence contInuing said north boundary South 89"20'38~ East, 2650.99 feet to the
n°f'theøtt comer of said S Mt of Section 27;
feet;
Thence along the east line of IBid S ~ of Section 27 South 00"21'48" West, 1387.61
Thence North 89"38'12" West, 609.47 feet;
Thence South 62"23'09" West, 52.00 feet;
Thence South 75"18'10' West, 54,86 feet;
Thence South 63"01'16" West. 62.80 feet;
Thence South 52"55'27" West, 466,72 teet;
Thence South 44"47'17" West, 93,29 feet;
Thence South 01"05'10' West. 841.20 feet to a point on the south line otthe S 14 of
said Section 27;
Thence along said south line South 88"56'55" East, 324.99 feet to the POINT OF
BEGINNING. ContaIning 258.21 acres. more or less.
4IJ.4U214C41U-R4.dä.doc
----.- --------
Exhibit C - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
Au~ o~ 2005 10,SOnH_. En~ine.ring Solutions
208 9~'JB 0941
,..5
June 21, 2005
PROPOSED CG ZONE
VOLTERRA SUBDIVISION
A parcel of land located in the NE X of the NE X of Section 34 and the SE Yo of the BE
% of Section 27, T. 4N., R. 1W., 8,M., Ada County. Idaho. more particularly described as
roU0W8:
Commencing at the comer common to Sections 26, 35, and the said Sections 27 &
34, from which the Yo corner cammon to said Sections 27 and 34 bears North 88"55'55-
West, 2654~57 feet, said point being the REAL POINT OF BEGINNING;
Thence along the ea8t line of1l1e NE X of 8<iid Section 34 South 00"53'19" Wast,
920,35 feet:
Thence North 89"06'05" West, 392.73 feet fa a point of curvature:
Thence 788.88 feet along the arc of a curve to the light. said curve having a radius of
500.00 feet, a delta angle of 00"'10'10". and a long chord bearing North 44"01'01" West,
708.15 feet to a point of tangency;
Thence North 01"04'04" East" 421.51 feet to a point on the north lìne of said NE y. of
Section 34;
Thence continuing NoJ1h 01 °04'04" East, 499.73 feet to a point of curvature;
Thenc:e 623.40 feet along the arc of a curve to the right, $lId curve having 8 nadlus of
400.00 feet, II delta angle of 8g"'17'44", and a long chord bearIng North 45'42'56- East,
562.20 feet to a point of 1angency;
Thance South 690>36"2" East, 485.14 feet to a point on the east line of the SE X of
said Sedjon 27;
Thence along said east line South 00"21'48" West, 905.74 feet to the POINT OF
BEGINNING. Containing 35.19 acres, mol'8 or less.
"~02/40402.CG"deIMc
Exhibit C - Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of NOVEMBER 9, 2005
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 hannonious 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. City Council fmds 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, City Council 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 proj ect 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 pennitted in the area. The applicant is requesting L-O and C-G zoning for
approximately 54 of the 312 acres (17%). m 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. City Council 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 pennit for a planned development that proposes
single-family, commercial and office lots on the subject site (PP-O5-039, PP-05.040 &
CUP-05-041). City Council 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 pennits;
City Council finds that the single-family homes would be allowed (pennitted) within the
requested R-4 zone, (if the accompanying Conditional Use Pennit for a Planned
Development is also approved). However, because the applicant has not submitted a
detailed conditional use pennit 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
Exhibit D - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
construction. City Council recommends that tlns requirement should be included in the
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 VoItelTa Subdivision. Bainbridge Subdivision is not currently being
developed because sewer service is not available to that site. The subject property is
generally sulTounded by rural residential acreages. City Council does not find that there
has been a change in the area that dictates that this property should be rezoned. The
Commission and Council rely on staffs analysis, public testimony received and any
comments submitted ITom 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
hannonious 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, City Council believes that the design of the dwelling units will be
compatible with the adjoining uses. City Council finds that the proposed development
will change the existing character of the area, which is still largely rural. However, the
proposed development is generally hannonious with the intended character envisioned by
the Comprehensive Plan. City Council 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
detennine whether or not the proposed use will be disturbing or hazardous to the existing
or future neighboring uses. City Council 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, City Council 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 fITe 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
Exhibit D - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
construction. If this development is approved, it shall be subject to the North Black Cat
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. City Council finds
that the subject site is proposed for development in a fàshion 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,
City Council 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;
I.
If approved, the developer will be fmancing the extension of sewer, water, local street
infrastructure, utilities and irrigation services to serve the proj ect. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
City Council 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.
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;
City Council 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 sulTounding area.
City Council recognizes the fact that traffic and noise will increase with the approval of
this subdivision; however, City Council does not believe that the amount generated will
be detrimental to the general welfare of the public. City Council 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. ACHD is supportive of the proposed streets
and driveway locations. If is designed and constructed as required by the ACHD and the
City, City Council 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 ofmajor
importance; and
Exhibit 0 - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
The Settlers Canal and the South Slough both bisect this property. City staff considers
both of these features scenic in nature. City Council recommends that these features be
protected 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. City Council 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.
The Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed development may destroy or damage a natural or
scenic feature( s) of maj or importance.
L. Is the proposed zoning amendment in the best interest of the city.
In accordance with the findings listed above. Citv Council finds that the annexation and
zonin,? of this propertv. as proposed bv the applicant. would be in the best interest of the
Citv (see Analvsis section in the Staff Revort).
2. Preliminary Plat Findings:
In detennining the acceptance of a proposed subdivision, the Commission shall consider the
objectives ofthis Title and at least the following:
A. The confonnance 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 ofthe 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.
City Council is not aware of any health, safety or environmental problems associated
with the development of this subdivision that should be brought to the Councilor
Commission's attention. ACHD considers road safety issues in their analysis. The
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems.
3. CUP Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in tenus of the following, and may approve a conditional use pennit
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;
Exhibit D - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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. City Council finds that the subject property is large
enough to 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 hannonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
City Council finds that the proposed subdivision is generally hannonious 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 ofthe approval imposed, will not
adversely affect other property in the vicinity;
City Council finds that if the applicant complies with all of the conditions of approval,
this development will not have an adverse impact on other properties. 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 L
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;
Exhibit D - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
Please see Annexation and Zoning Findings J. The Commission and Council should
review any comments received from the ACHD regarding this project when detennining
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.
Please see Annexation and Zoning Findings K.
4. Plamled Development Findings:
Upon recommendation ofthe 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 pennitted 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
pennitted by the exception will relate to adjacent single-family homes. The applicant is
proposing to provide both buffers between the land uses and vehicular and pedestrian
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 pennitted by the exception. The percentage of use exception allowed will be
detennined by the commission and council based upon the size ofthe 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. City Council finds that the percentage of the use exception
proposed is appropriate in this location.
C. The development will be phased so that construction ofthe 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, City Council 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 pennitted 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.
Exhibit D - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
City Council 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
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 hmmonious throughout the
development.
City Council 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. City Council further recommends
that the applicant. at the Dublic hearill!:!. state how they Dlan to integrate the look of the
commercial buildinlls and lots with the residences (sDecific features on the buildings),
E. The use(s) pennitted 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.
City Council 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.
Exhibit D - Page 7