HomeMy WebLinkAboutVolterra Subdivision
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
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, S4 Attached Single-Family Lots, 13
Commercial Lots, 4 Office Lots and 2l Common Lots on 80.36 Acres, for Volterra
Subdivision and Volterra Subdivision South, by Primeland Development.
Case No(s). AZ-O5-040, CUPwOS-O41, ,PP-O5-039 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 UIÚfied 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 (LC. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and aU current zoning maps thereof. The City of
Meridian has, by ordinance, established the hnpact Area and the Amended
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ.OS.O40, CUP-OS-O41, PP.O5-039, PP-O5-040 - PAGE] of5
Comprehensive Plan of the City of Meridian, which Was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shan be reviewable by the City CouncjI pursuant to Meridian City Code §
11-5A.
4. Due consideration has been given to the comment(s) received trom 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, Volten-a 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 horn Upriver
Drive in Drawbridge Subdivision.
CITY OF MERJDIAN FINDINGS OF FACT, CONCLLfSlONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-040, CUP-O5-04 t, 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 #80434142354)
from Lesina Drive.
d. Condition 1.3.3, in Exhibit B of the Staff Report regarding open space, shall
be modified trom 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 Voltena North and 10.5 acres for VoltetTa 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' lITigation 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 Pemùt 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 groWld. 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 termination of the
period in accord with 11-5B-6.G.l, 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 of the preliminary plat or one (1) year of the
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 malUler,
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~O40. CUP-O5-041 , PP-O5-039, PP-O5-04Q - PAGE 3 of 5
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 oftime 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. If the 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.
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use pennit 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-OS.O40, CUP-O5-041 , PP-O5-039, PP-O5-040 - PAGE 4 ofs
--
1ro action of the City Council at its regular meeting held on the it*'
\ffmbev ,2005.
day of
COUNCIL MEMBER SHAUN WARDLE
VOTED ~
COUNCIL MEMBER CHRISTINE DONNELL
VOTED~l..,
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED ~
COUNCIL MEMBER KEITH BIRD
VOTED~
MAYORTAMMYdeWEERD
(TIE BREAKER)
VOTED
-
Attest:
Attorney.
By:
Dated:---1J:1.d..D)
CITY Of MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-O5-040. CUP-O5-041, PP.OS-O39. PP-OS-O40 - PAGE 5 of 5
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
Craig Hood, Associate City Planner
Meridian Planning Department
884-5533
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SUBJECT:
Volterra Subdivision &
Volterra Subdivision South
AZ-O5-040 -Annexation and zoning of312.67 Acres to CoG (35.19 acres),
L-O (19.27 acres), and R-4 (258.21 acres).
CUP-O5-041 - Mixed use development that includes commercial, office and
residential uses. Amenities include tot lot play areas, pathways, and useable
open space.
PP~05-039 - Preliminary plat for 613 lots including 540 detached single-
family lots, 9 commercial lots, 11 office lots and 51 common lots on 232.32
acres.
PP-O5.040 (South) ~ Preliminary plat for 227 lots including 134 detached
single-family lots, 54 attached single-family lots, 13 commercial lots, 4
office lots and 21 common lots on 80.36 acres.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant is requesting
annexation and zoning of 312.67 acres 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 (Voltecra), 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 commercia1lots and 4 office lots on 80.36 acres. The applicant has
also submitted a Conditional Use Pennit for a Planned Development (CUP/PD) for the property. The
CUP/PD includes requests for reductions to the minimum lot size, minimum street frontage, minimum
house size, side setback and maximum block length of the R~4 zone. The PD also requests that 17 percent
of the site be zoned for office and commercial uses, uses that are not noanal1y 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 aIUlexation and zoning (AZ-O5-040), preliminary plats (PP-O5-
039 and PP-O5-Q40), and conditional use pennit (CUP-O5-041) 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, CUP-O5-04I, PP.O5.039, PP.OS-O40
PAGE 1
CITY OF MeRIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HBARING DATE OF NOVEMBER 9, 2005
a. Summary of Public Hearing:
i. In favor: Becky McKay (Applicant's representative)
ii. In opposition: Paul Poonnan, Gale Poorman
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 proj ect;
iii. - Design of the 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;
iii. - 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 Hews
Hews Family Limited Trust
5204 SoITento Circle
Boise, Idaho 83704
c. Applicant:
Prime1and Development
660 E. Franklin Rd. Suite 110
Meridian, Idaho, 83642
Volterra AZ-O5-039, CUP-O5-04I, 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: Becky McKay, Engineering Solutions
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation:
Residential
g. Description of Applicant's Request: Annexation and zoning 0012.67 acres for a mixed
use development consisting of attached and detached single-family lots, commercial lots
and office lots.
Medium Density Residential and Low Density
1. Date of preliminary plat (attached as Exhibit Al & A2): 07/21/05 (Volterra)
07/13/05 (Volterra South)
2. Date of CUP site plan (attached as Exhibit A3): 06/27/05
3. Date 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 SUtTounding land uses and will be a continuation of the Bridgetower
project.
4. PROCESS FACTS
a.
The subject application will in fact constitute an 8rmexation and zoning as determined by
City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter
16. a public hearing is required before the City Council on this matter.
The subject applications will in fact constitute preliminary plats as determined by City
Ordinance. By reason ofllie provisions of the 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 ofthe 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 detemrined 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 Comnússion) 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 Plamring & Zoning
Commission) and October 30, 2005 (for City Council).
b.
c.
d.
e.
f.
g.
5. LAND USE
a. Existing Land Use(s): Primarily, the subject site is being used for agricultural plUposes. There
are two existing homes and several out buildings on the subject properties. There is a home
site located near the southwest comer 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 SUtTounding Area: Today, this area is primarily being used for
Volterra AZ-OS-O39, CUP-OS-O41, PP.O5-039, PP-OS-O40
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
clUTently 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 on 5-acres. The City's Waste Water Treatment Plant is
approximately ~ of a nùle 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: CUITently 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 concerns: A vast majority a/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 of the vegetation on-site is for agricultural purposes.
3. Flood plain: NA
4. Canals/Ditches Irrigation: There are several ditches and drains that abut this site.
Except for the White Drain and the Settlers Canal, the applicant is proposing to cover
all ditches and laterals that cross, intersect, Or are adjacent to the site. Please see the
Analysis section below for requirements related to the irrigation ditches, laterals and
canals on this site.
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:
7. Size of Property:
C-G, L-O, R.4
312.67 acres
8. Description of Use: Commercial, Office, Single-Fauù1y (attached and detached)
f. Subdivision Plat Infonnation (includes VolteITa and Volterra South):
1. Residential Lots: 728
2. Non-residential Lots: 37
Volterra AZ-OS-O39, CUP-OS-04I, PP-O5-039, PP-OS-O40
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:
7. Commercial Area:
258.21 acres
54.46 acres
8. Gross Residential Density:
1-0 and C-G properties)
g. Landscaping
1. Width of street buffer(s); Per MCC 12-13-10-4 a 25-foot wide street buffer is
required along Black Cat, McMillan, and Ten Mile roads. Except adjacent to the
proposed C-G areas, the applicant is proposing a Common lot adjacent to Black Cat,
McMillan, and Ten Mile roads that exceeds 25 feet (35 feet typically). A 35-foot wide
landscape easement is proposed adjacent to the C-G areas that abut the arterial roads.
A lO-foot wide street buffer is required along all commercial (local) roads. The
landscape plan depicts the required street buffer adjacent to Parma Drive, Sangro
Way, Gondola Drive and Milano Drive. However, except for Gondola Drive, the
landscape buffers adjacent to the commercial roads are not depicted on the face of the
plats.
2. Width 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: 8.5% (26.4 acres) excluding required street
buffers.
2.3 units per acre (2.8 units per acre excluding proposed
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 (Mec
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-l6-5).
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:
subnúttal.
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 pemrit
5. Percentage of site devoted to paving: 63 acres of the site are for proposed streets.
6. Percentage of site devoted to other uses: NI A
Volterra AZ-O5-039, CUP.OS-Q41, PP-O5.039, PP-OS.O40
PAGE 5
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 Ruse 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 1-0 and C-G lot
sizes, frontage requirements and building setbacks.
1. Sununary 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 ofthe five access points to McMillan Road and two ofthe 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, Panna 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, ajoint 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
VoltCJTa AZ-OS-O39, CUP-O5-041, PP-OS-O39, PP~OS-O40
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 commercial 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 this property and apply
to the proposed development (staff analysis in italics below policy):
.
Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
The subject lands currently He within thejurisdictíon of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways a4/acent 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
vroieçt at this time. It may be years before service is available to this prODertv.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Departme'ht, the Meridian
Wastewater Department, the Meridian Planning Department. Meridian Utility Billing
Services, and Sanitary Services Company.
Chapter IV, Goal IT: 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 stalfbelieves 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 location/or, and an appropriate amount of, non-residential property.
Chapter VII, Goal I: Ensure a variety and balance of land uses to support the Meridian
Impact.
Staff believes that the applicant is providing both a variety and appropriate balance of land
uses that can be supported in this area.
Chapter VII, Goal I, Objective B; Plan for a variety of commercial and retail opportunities
.
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CITY Of MERIDIAN PLANNING DEPARTMENT S'rAFF REPOR'r FOR THE HEARING DATE Of NOVEMBER 9, 2005
within the Impact Area.
Staff fmds that the majority 0/ this site is designated for Medium Density Residential on the
Comprehensive Plan Future Land Use Map (the 80 acre,,; adjacent to Black Cat Road is
designated for Low Density Residential). Although commercial uses have not been
specifically planned/or 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 comml.UlÎty 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
propo$ing access from the adjoining residential lots to the commercial areas from
micro paths, sidewalks and shared streets. Staffbelieves that the commercial areas proposed
compliment the existing and planned residential areas in the vicinity.
. Chapter vIT, Goal N, Objective D: Encourage appropriate land uses along transportation
corridors.
Stalj'believes that the proposed land uses are appropriate along the adjoining transportation
corridors (Ten Mile Road, McMillan Road and Black Cat Road).
Chapter VII, Goal V: Offer a diversity of housing types tor 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 !"quareftet, to around 5,000 square feet. The
applicant is proposing 674 total single:family lots. Fifry-four of the single-family lots (7%)
are proposed lor attached units while the remaining lots (93%) are for detached single-family
homes. StaJJfinds 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, Obi 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 wits for all income groups in a variety oflocations suitable for
residential development.
.
See analysis above.
.
Chapter IV, Goal II, Objective A, Action 6: Permit new residential, commercial, or industrial
developments oilly where urban services can be reasonably provided at the time of fmal
approval and development is contiguous to the City.
Staff finds that this property is contiguous to the existing limit...ç of the City. However, not all
urban services are currently available to this property. Water is readily available in Ten Mile
Road, but the sewer in Ten Mile Road has only enough depth to sewer a small portion of this
site. Gravity sewer for the rest of this site should be available in early 2008, at the earliest.
Chapter VII, Goal III: Ensure that adequate public services, including transportation, for
existing and future development are provided.
The intersection of Ten Mile Road and McMillan Road currently has an acceptable level of
service (see the traffic impact study summary on pages 9 - 11). However, with the build out
afthe 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, sIal/believes that this intersection and others in the area could have
decreased levels afservice 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 an new
development to link: subdivisions together to promote neighborhood cOllllectivity as part of a
colUlllllility pathway system.
The applicant is proposing to extend the multi-use pathway/rom Verona Subdivision to and
through this development to Black Cat Road. The applicant is proposing multiple micropaths
between the blocks of the development. Other pedestrian access is proposed to adjacent
properties via the sidewalks on the stub streets. The applicant is also proposing pedestrian
access to the commercial portion of the development on the north side of McMillan Road,
from the residential portion. Staff is supportive of the proposed pedestrian pathway system.
.
Chapter VI, Goal II, Objective A, Action 6: Require street connections between subdivisions
at regular intervals to enhance connectivity and better traffic flow.
The applicant is proposing eleven stub streets to adjacent parcels. Staff is supportive of the
proposed stub streets. The applicant is not proposing to extend Upriver Avenue into the site
from Drawbridge Subdivision. To enhance connectivity and improve traffic 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 and.fìnds that the proposed stub street locations
are ideal for future 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 Impact at the time of new development. Such collectors should be the primary
designated bike lane routes in lieu of Arterial streets, whenever possible.
The applicant is proposing to construct Malta Drive, San Vito Way and Gondola Drive as
residential collector roadways (no front-on housing). Gondola/Malta connect Ten Mile Road
to Black Cat Road. Further, Malta Drive and Gondola Drive include a multi-use pathway
adjacent to them. Staff finds that the proposed residential collectors are generally located
near the half-mile and should/unction as the primary routefor 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 W1developed sections of Meridian's Area of Impact. Collectors must
be continuous through the full mile section. Tills 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 Ukely to generate
significant traffic should be assessed for their impact on the transportation system and
sunounding land uses. They should be examined for ways to encourage all forms of
transportation such as transit, walking, and cycling.
A traffic impact study (lIS) 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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ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARJNG DATE OF NOVEMBER 9,2005
cumulative impacts oj Volterra Subdivision and Volterra Subdivision South. A summary of
the submitted traJlic impact study is as follows.'
1. The proposed residential/commercial development is projected to generate an average
daily traffic (ADT) of 9,711 vehicles of which the p.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 qfTen 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. TrqfJic 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 tra.fJic 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 identified jor the Ten Mile Road and McMillan Road intersection for the
background and build out conditions based on the capacity alone. However, as
discussed below, a signal is warranted in the build out year based on the peak hour
traffic volumes.
5. The intersection qfTen Mile Road and McMillan Road intersection marginally meets the
peak hour signal warrant for the build out year based on rural applications with a single
lane at each approach. A signal warrant analysisfor this intersectionfor 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 improvementsfor 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 01' MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBhR 9,2005
left turn bay ha:J' been identified as a necessary improvement/or 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 pen'od. A
left turn bay and right turn bay have been identified as necessary improvements for the
north leg of the eastern approach intersection with McMillan Road based on ACHD's
nomographs.
10, The south leg qfthe eastern approach intersection with McMillan Road is predicted to
operate weil"under capacity" at LOS B or better throughout the development period. A
left turn bay and right turn bay have been identified as necessary improvements for the
south leg of the eastern approach intersection with McMillan Road based on ACHD's
nomographs.
11. The north leg of the eastern commercial site approach inter.s'ection 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 identijiedfor 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 (JURa) intersection only. The intersection is predicted to
operate well "under capacity" at LOS B of better throughout the development period. No
improvement:J' have been identified/or the -,¡outh 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 developmentperiod. A left turn bay
and right turn bay have been identified as necessary improvementsfor the northern
approach intersection with Ten Mile Road based on ACHD's nomographs.
14. The mid site approach intersection with Ten Mile Road is predicted to operate "under
capacity" at LOS C or better throughout the development period. A left turn bay and
right turn bay have been identified m,' necessary improvements for the mid approach
intersection with Ten Mile Road based on ACHD's nomographs.
J 5. The northern commercial -,¡ite 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 (RIRO) intersection only. The intersection is predicted to operate well "under
capacity" at LOS A 0/ better throughout the development period. A right turn bay has
been identified as a necessary improvement for the southern commercial site approach
and Ten Mile Road intersection.
17. The south site approach intersection with Ten Mile Road is predicted to operate well
"under capacity" at LOS B or better throughout the development period. A left turn bay
and right turn
18. All or the internal streets with.front on housing have daily traffic projections lower than
1000 vpd.
Stafffinds that the subject development has been assessed/or 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 of
their approval.
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CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOV!:':MBER 9, 2005
.
Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on
collectors and arterial streets.
The ACED evaluates access points in their analysis; no direct access is allowed to any of the
internal residential collector roadways. The proposed acces,\'points to the arten'al streets
generally comply with ACRD 's standards. Please see the ACHD stqff report and Exhibit B
for the conditions from ACHD.
.
Chapter VII, Goal N, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
The applicant is proposing to construct appropriate buffers along all of the adjacent arterial
streets. By Ordinance, a minimum 25-foot wide landscape buffer is required adjacent to
arterial streets (width does not include the right-aI-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 clar#fy what perimeter ßmcing 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 bt!.tfer 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 com.tructed 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 IT: Facilitate the movement of people and products to and from the
Meridian Impact Area.
Staff finds that the propo,~ed street layout will fàcilitate the movement of people and products
in this area.
8. ZONING ORDINANCE
B. Zoning Schedule of Use Control: Meridian City Code 11-2-1 lists single-family homes as
pennitted uses in the R-4 zoning district, commercial/retail uses are generally pemritted 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
inMCC 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 R-4 district is to permit the establishment of
low density single-family dwellings, and to delineate those areas where predominantly
residential development has, or is likely to occur in accord with the comprehensive plan of the
city, and to protect the integrity of residential areas by prohibiting the intrusion of
incompatible nonresidential uses. The R-4 district allows for a maximum of four (4) dwelling
Wlits 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 ofthe C-G district is to
provide for conunercial 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
fulf1l1 the need oftrave1-re1ated 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 12-6-7 requires each non-residential phase of a conceptual PD to
obtain approval through a new application, fee and public hearing. Therefore, all future non-
residential buildings within the VoIten-a PD shall be required to obtain detailed CUP approval
prior to construction.
9. ANALYSIS
a. Analysis of Facts Leading to StaffReconunendation
1. AZ Application (AZ-OS.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 bOlU1dary 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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CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 200S
Section 5-1-517, when services are available from the City of Meridian. Wells maybe
used for non~domestic pUIposes such as landscape irrigation.
All future development of the subject property shall be constructed in accordance with
City of Meridian ordinances in effect at the time of development. All future uses shall
not involve uses, activities, processes, materials, equipment and conditions of
operation that will be detrimental to any persons, property or the general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
MCC 11-16-4 provides the P&Z Commission and City Council the authority to
require a property owner to enter into a Development Agreement with the City of
Meridian that may require some written commitment for all future uses. Due to the
close proximity of existin~ and future residential uses. and the requirement that each
building within the L-Q and C-G zoned areas obtain detailed CUP approval. staff
believes that a Development A!!Teement is necessary to ensure that this propertv is
developed in a fashion that is consistent with the comprehensive plan desi~nation and
does not neQativelv impact nearbv properties. Staff believes that the Development
Agreement should include the following provisions:
Phasina Plan: Generally, the applicant anticipates the phasing plan to begin with the
office and cornmerciallots near the McMillan RoadlTen Mile Road intersection and
then continue along McMillan Road, then north, south and fmany west. The applicant
has asked for leniency in the phasing of the proj ect. 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 VoIteua and
VoItelTa South), the 10.2 acre park (James Park) shall be constructed. Construction of
the park shall include the proposed swimmin.g pool and restrooms, the water feature
(fountain), and the tot lot. Further, prior to the City Council's approval of the 550111
residential lot (including VoltelT8 and VoltelTa South), the proposed 3 acre park south
of McMillan Road shall be constructed. Construction of said park shall include the
proposed plaza area and playgroWld 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-Q and C.G to zones contain
architectural features and bulk building concepts that are similar to the residential
buildings, as determined by the Conunission at each CUP public hearing.
2. PP Application (Volterrn, PP-05-039): The proposed preliminary plat
substantially complies with the Zoning Ordinance.
Special Considerations:
Detached Sidewalks: The applicant is proposing to construct 5-foot wide detached
sidewalks on some of the internal streets. The sidewalks are detached from the curb
with a 5-foot wide landscape strip. The proposed landscape strips do not include
trees, only grass. The applicant is proposing to plant trees on the back side of the
sidewalks, but staff believes that the trees should be planted between the curb and the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR 'rHE 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-[eet 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 from the curb
and construct it lO-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 ExWbit B below.
Micropaths: The applicant is proposing to construct several micropaths with this plat.
Staff is generally supportive of the pedestrian cOIUlections 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 Ill). 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 contaÙl
materials in accordance with MCC 12-13-12-3 and not include impervious surfaces
such as parking areas or driveways. See Exhibit B below.
Landscane Street Buffers:
Arterials: MCC 12~13-10-4 requires a 25-foot wide street buffer along classified
arterial roadways. On the sublIÚtted 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 fmal 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 huffier. 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 IO-foot wide street buffer easements along
Sangro Way and Milano Drive, and Gondola Drive (from Sangro Way to Divide
Creek Drive) on the face of the final plat.
Ditches. Laterals. and Canals: There are several iITigation laterals that bisect this
parcel. Per MCC 12-4-13, all irrigation ditches, laterals or canals, exclusive of natural
waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled. The applicant is proposing to tile all of the inigation
facilities on the north side of McMillan Road. See Exhibit B below.
Pressure mÎlzation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year~round source of water (MCC 12-13~8.3). The applicant should
be required to utilize any existing surface or well water for the primary source. If a
swface 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 undergroWld, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with MCC 12-13-8 and MCC 9-1-28. See Site Exhibit B below.
Fencing: The applicant is not showing any fencing on any of the submitted plans.
Staff recommends that the applicant clarify, at the public hearing, how fencing is
going to be constructed in this development. A detailed fencing plan should be
submitted upon application of the final plat (MCC 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.
Existìn~ Residences/Buildings: The site currently contains multiple buildings.
Because the existing structures span across proposed lot lines and/or are not allowed
in the proposed. zone, all existing buildings shall be removed prior to signature of the
final plat by the City Engineer. See Exhibit B below.
Cross-access: There are some commercial lots that do not have frontage on a public
street. 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 docwnent such as CCRs. See Exhibit B below.
3. PP Application (Volterra South, PP-O5-040): The proposed preliminary plat
substantially complies with the CUITent 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-OS.O39. CUP-OS-O41, PP-OS-O39, PP-OS.O40
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 fi:ontage 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 CeRs. 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 ACIID planter width standards, the
width of the planter strip between the sidewalk and the curb should be increased to a
l11Î11Îmum 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 McMí1lan 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 apphcant will be required to grant ACHD a public
pedestrian easement for this detached sidewalk. See Exhibit B below.
Landscaoe 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 easementsllots 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: MCe 12-13-10.4 requires a lO~foot wide street buffer along
conunercia1 roadways. On the subllÙtted landscape plan, the applicant is proposing to
construct a lO-foot wide street buffer along both sides of Sangro Way and Panna
Drive. However, the street buffer easements are not labeled on the plat. The applicant
should be required to depict the required 10-foot wide street buffer easements along
Sangro Way and Panna Drive on the face of the final plat.
Micropath§: The applicant is proposing to construct two micropaths with this plat.
Staff is supportive of the pedestrian COIll1ections between the different neighborhood
"pods." All proposed micropaths shall be constructed at least 5-£eet wide, with 5 feet
of landscaping on each side of the path (MCC 12-13-15-3). See Exhibit B below.
Land Use Buffers: MCC 12-13-12 requires landscape buffers between different land
uses. Per MCC 12-13-12-4, a 20-foot wide landscape buffer is required between
single-family homes (Class 1) and L-O zoned property (Class III). Meridian City
Code 12-13-12-2 requires the land use buffer to be provided by the higher intensity
Vo]teITa AZ.O5-039, CUP-O5-Q41 , PP-O5-039, PP~O5.040
PAGE 17
CJTY 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 mgher intensity use, unless the
adjacent and lùgher intensity use has not provided the buffer. The applicant is
showing a 20.£00t wide buffer between the single-family homes and the office lots on
the landscape plan, but the buffer is not shown on the preliminary plat. The applicant
should be required to graphically depict a 20-foot wide landscape buffer along the
west side of the L-O zoned lots that abut the single~family lots. Said buffer shall
contain materials in accordance with MCC 12.13-12-3 and not include impervious
surfaces such as parking areas or driveways. See Exhibit B below.
Ditches. Laterals. and Canals: There are several iITigation laterals that bisect this
parcel. Per MCC 12-4-13, all irrigation ditches, laterals or canals, exclusive of natural
waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled. The applicant is proposing to relocate 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 hTigation 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, staffreconunends that, except for
the White Drain and the Settlers Canal, aU inigation ditches, laterals and canals be
tiled. See Fencing and Exhibit B below.
Pressure Irrie: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 common areas prior to signature
on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in
accordance with MCC 12.13-8 and MCC 9-1-28. See Site Exhibit B below.
Fencine:: 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 waterways and citizens, staff
recommends that a 6- foot tall see-through, non-climbable fence be installed along
both sides of the White Drain and along the south side of the Settlers Canal (between
the sidewalk and the top of bank). This requirement will allow the future residents to
enjoy the water features, yet discourage them from entering into them. A detailed
fencing plan should be submitted upon application of the [mal plat (MCC 12-4.
10.FJ). If permanent fencing is not provided around the perimeter of the
development, temporary construction fencing to contain debris must be installed
around the perimeter prior to issuance of a building pernrit. All fencing should be
installed in accordance with City Code. See Exhibit B below.
Existing: Residences/Buildings: The site currently contains multiple buildings.
Because the existing structures span across proposed lot lines and/or are not allowed
in the proposed zone, all existing buildings shall be removed prior to signature of the
[mal plat by the City Engineer. See Exhibit B below.
VolteTTa AZ-O5-039, CUP-O5-041, PP-O5.039, PP-O5-040
PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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. Staffis support of this proposal.
A note should be placed on the final plat that references CUP-05-041 and the
allowance for a a-foot side setback on the attached patio home lots.
4. CUP Application (CUP-O5-041): The proposed preliminary plat substantially
complies with the current Zoning Ordinance.
Special Considerations:
ReQJlested 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 14410t8 (20%) that are proposed below the 8,000 square-foot minimum
requirement. The applicant is also requesting a modification to the minimum house
size ofthe 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 a-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 S. The applicant is seeking a modification to the standard frontage
requirement of the R-4 zone, which is 80 feet. There are severa110ts that have less
than 80-feet of frontage; the applicant is requesting that frontage be reduced to 41-
feet (straight~aways) and 35-feet (measured on a chord) for cul-de-sac lots and lots on
a curve. The applicant is also requesting a modification to the maximum block
length, which is currently 1,000 feet. Staff is supportive of all the requested
modifications as they allow for variety in the lot sizes and housing types within the
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 useab1e open space is 25 acres (8.5 % of the site); only 5% open space is
required. Other amenities include a 1 O.2-acre park (to be owned and maintained by
the ROA 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 micropatbs 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-O5.039, CUP~O5-04I, PP-O5~O39, PP.O5-040
PAGE 19
CITY OF MERIDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
submitted for buildings within a PD. Staff recommends that the applicant brinl!
elevations to the Planuine: & Zonine: Commission hearing. IO copies of samole
elevations for the attached and detached homes be submitted to the Citv Clerks
office. See Exhibit B below.
b. Staff Recommendation: Staff recommends aooroval of AZ-OS-040. PP-05-039. PP-05-
040. and CUP-Os.041 for Volterra Subdivision and Volterra South Subdivision.
base on the 'ndin s of Fact as list in Exhi it D nd sub' ert to the co ¡tions
of aDDroval as listed in Exhibit B as attached to this reDort.
c. Other: The Comprehensive Plan designates a future school site wíthin 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 subj ect development without a school site, when detennining if the proposed
development is in the best interest of the City.
10. PROPOSED MOTION
Approve
I move to approval File Nwnbers AZ-O5-040, PP-O5-039, PP~ú5-Ú40 and CuP-O5-041 as
presented in staff report for the hearing date of November 9, 2005 and the preliminary plats dated
July 13, 2005 and July 21, 2005, the site plan dated June 27, 2005 with the following
modifications to the conditions of approval: (add any proposed modifications)
Deny
I move to deny File Numbers AZ-05-040, PP-OS-O39, PP/O5-040, and CUP-O5-041 for the
following reasons: (you should state specific reasons for denial of the annexation; you must state
specific reasons for denial of the CUP and preliminary p1at(s). They should address how the
applicant might re-do the application to gain your recommendation for approva1.)
11. EXHmITS
A. Drawings
1. Volterra Preliminary Plat (dated: 07/21/05)
2. Volterra South Preliminary Plat (dated: 07/13/05)
3. CUP Site Plan (dated: 06/27/05)
4. Landscape Plan (dated: 06/21/05)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
Volterra AZ-O5-039, CUP-O5-04i, PP-O5-039, PP.O5-040
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
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VoIterra AZ.O5-039, CUP-O5.041, PP.O5.039, PP-O5.040
PAGE 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
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Exhibit A - Page 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
-- :::::::....'~
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Exhibit A - Page 14
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
1.1.9
1.1.10
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
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (VOLTERRA, PP-05-039)
The preliminary plat labeled as Sheets 1,2 and 3 prepared by Engineering Solutions, 1LP, dated
July 21, 2005, is approved, with the conditions listed herein. All comments/conditions of the
accompanying Annexation and Zoning (AZ-OS-040) and Conditional Use Pennit (CUP-05-041)
applications shall also be considered conditions ofthe Preliminary Plat (pP-O5-039).
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.
1. 1.2
Construct a 1O.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 1-0 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 fmal plat a 10-foot wide landscape
buffer along both sides of Sangro Way, Milano Drive, and Gondola Drive (£-om 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, 1S-1, LS-2, 18-3,
LS-4, L8-5, and L8-6, is approved with the following change(s):
. Construct the required trees along McMillan Road, that are cUITently proposed within the
McMullen Later Easement, to be outside of the iIrigation 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 PlaIllÙng Department.
Maintenance of all conunon areas shall be the responsibility of the VoIteera Subdivision
Homeowners' or Business' Owners Association(s).
Tk8 fooeffig reøemem:s for mÎe'8 J'llHhs aÐà iRterier epea. spaeea (Bot lineai' opee. BfJaeea) shall
be limited t6 either 1 feat 1811 sefid Ðr 6 foat taY 5fJ8Ð. viaioft-. Four.foot tall solid fencinl!. with
two-feet of lattice on toP. mav he constructed adjacent to interior open soaces and micro-
paths.
Prior to the City Engineer's signature of the flllal plat, all existing structures shall be removed
from the site.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARrNG DATE OF NOVEMBER 9, 2005
1.1.11 Provide cross access/cross parking agreement(s) for all ofthe 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 fmal 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 fmal plat restricting access to Ten Míle
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
GENERAL REQUIREMENTS-PRELIMmAR Y 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 permitted under MCC 12.13-
14. Where the applícant 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 ofMCC 12.13wI4, 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.
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 tenns 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)
1.1.1B 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
LIB
Exhibit B - Page 2
CITY OF MERlDlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9. 2005
1.1.2B
accompanying Annexation and Zoning (AZ-O5-040) and Conditional Use Pennit (CUP-O5-041)
applications shall also be considered conditions of the Preliminary Plat (PP-O5-040).
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.
ill. additiøa t8 tl1e sIDb streets flFepeseà., extettd Provide a ucdestrian connection into this site
from Upriver Drive £:em in Drawbridge Subdivision iata t:ftis site from the south.
Graphically depict a 20-foot wide landscape buffer easement along the west side of the 1-0
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 surfàces such as parking areas or driveways.
Depict, on the face of the plat, at least a 25-foot wide landscape buffer easement or lot along Ten
Mile Road and McMillan Road. Depict on the face of the final plat a 1 O-foot wide landscape
buffer easement adjacent to the commercial portions ofSangro Way and Parma Drive. Said
landscape butfers 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-Q and C-G zoned lots.
1.1.3B
1.1.4B
1.1.5B
1.1.6B
The landscape plan prepared by HalVest Design, P.C., labeled Sheets 1S-0, LS-1, LS-2, LS-3,
LS-4, L8-5, and 18-6, is approved with the following change(s):
. Construct the sidewalk on McMillan Road on the south side of the Settlers Canal. Comply
with ACHD's requirements for construction and easements,
. Only Class II tress shall be allowed within the planter strips between the sidewalk and the
curb along the internal streets with detached sidewalks.
. All micropaths shall be constructed at least 5-feet wide and include 5-feet oflandscaping on
each side of the pavement.
With the Ímal 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).
The iifJplieaat shall ~oaatfuct: a é feet tall 8130:a. viaiaa, noo elimbable fæee aloBg beta siàe~ of
the White Drain aflå slang the seetk siàe aftke 8ettleffl Cafl8l. Four.foot tall solid fencine:. with
two-feet of lattice on too. may be constructed adiacent to interior ODen spaces and nllcro-
JWI!L
1.1.7B
1.1.8B
1.1.9B Prior to the City Engineer's signature of the final plat, all existing structures shall be removed
from the site.
1.1.1 DB Provide cross access/cross parking agreement(s) for all of the 1-0 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 [mal plat, AND/OR in a
document such as CCR's. '
1.1.l1B 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 inigation 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 irogation/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 can not be
obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat
signature.
1.1.13.B Provide a stub street to the 5-acre parcel to the south (Parcel #80434142354) from Lesioa
Drive.
1.2.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
stormwater detention facilities incorporated into the approved open space are subject to MCC 12-
13-14 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as 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 stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of MCC 12-13-14, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with AClID, City of Meridian and all other regulatory requirements at
the time affinal construction.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building 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.
Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
1.2.3B
1.2AB
1.2.5B
1.2.6B
1.3
SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT (CUP-OS-O41)
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-OS-040) and Preliminary Plats (PP-O5-039 and PP.05-040) as a condition of the
Conditional Use Pennit (CUP-O5-04l).
1.3.2
The project shall conform 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 c1.J.rVe)
Exhibit B - Page 4
1.3.4
1,3,5
2.1
2.2
2.3
2.4
2.5
CITY OF MERIDIAN PLANNING DEPARTMENT S1 AFF REPORT FOR THE HEARING DATE OF NOVEMBER 9.2005
.
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: Lot') 6-19 & 21-32, Block 3, LOts 2-13, Block 4, and Lots 2-17, Block 5.
1.3.3
As amenities for the subject planned development, construct: a lO-foot wide asphalt pathway
from Black Cat Road to Ten Mile Road; set aside U 24.4 acres (13.9 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 1O.2-acre private park on Lot 11, Block 21; and a 2.97-acre private park with a tot lot
and plaza area on the south side of McMillan Road.
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 2rass and other landscaoinl! within the White Drain easement. as allowed bv
Settlers' Irri2ation District throu2h a license al!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 expel1se and, then, may be sewered oilly at the Public
Work's director's discretion. No substandard grades shall be allowed, nor artificial fill designed to
increase 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 fonns
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 ilTigation 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
2.9
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 [mal
plat of the last phase by the City Engineer.
2.6
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek or well source is not available, a single-point connection to the
municipal water system shall be required. If a single-point connection is used, the developer shall
be responsible for the payment of assessments for the common areas prior to signature on the
final plat.
2.7
Water service to this site is being proposed via extension of existing mains in Ten Mile Road.
The applicant shall be responsible to install mains to and through this proposed development,
coordinate main size and routing with the Public Works Department. Applicant to execute City
of Meridian standard forms of easements for any mains that are required to provide service.
2.8
This development is on the west side of Ten Mile Road which will be a future boundary for a
water pressure zone. The applicant shall be responsible for the installation of any Pressure
Reducing Vault's that are necessary to protect this boundary. Each Pressure Reducing Vault shall
be designed to include conununication 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 EXHffiIT 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,O7(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. Stann water treatment and disposal shall be designed in
accordance with Department of Envirorunental Quality 1997 publication Catalog of Stann 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.
The preliminary plat depicts drainage ponds being constructed on buildable lots. The applicant
shall move all off street drainage ponds into conunon 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 in-igation easement of facilities that are being relocated
or abandoned. This includes but is not linúted to the McMullen. If they are proscriptive, they
need not be vacated. However, if they are a recorded easement, the applicant will agree to vacate
them.
Exhibit B - Page 6
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 DAn; OF NOVEMBER 9.2005
2.14
Verify that the UIU1amed 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.
2.15
Dedicate additional width to the Public Utilities, Drainage, and Irrigation easement along the
collector streets. There needs to be I O~feet of ftee 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 irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized inigation 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 detennined 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 Permitting 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 perfonned in conformance with MCC 11-12-3H.
Compactíon 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 mìnimwn 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 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.3
2BA
2B.5
2B.6
2B.7
2B.8
2B.9
erfY 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
increase sewer expansion.
2B.2
At such time as this development is serviceable by the City of Meridian's sewer system, the
applicant will be responsible to construct mains to and through this development, coordinate main
size and routing with the Public Works Department. The applicant shall execute standard forms
of easement for any mains that are required to provide service.
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
iIrigation. 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 fmal copy to be submitted prior to signature on the fmal
plat of the last phase by the City Engineer.
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 foms of easements for any mains that are required to provide service.
This development is on the west side of Ten Mile Road wlúch 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 commU1Úcation 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 COrd. 557, 10-1-91)
for all off~street parking areas. Stonn 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.11 The preliminary plat depicts drainage ponds being constructed on buildable lots. The applicant
shall move all off street drainage ponds into conunon 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 irTigation, 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 detennmed 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 FaiI Housing Act.
2B.20 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2B.21 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny CoIpS of Engineers.
2B.22 All grading of the site shall be performed 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 minimwn 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 I-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 inigation with approval for Idaho Department of Water
Resources.
3.1
3. Meridian Fire Department
One and two family dwellings wiU 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 fIre 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
Conunent 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 permits.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
g. Fire hydrants shall be place 18" above finish grade.
h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
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 internal roads shall have a turning radius of 28' inside and 48' outside radius.
All conunon driveways shall be straight or have a turning radius of28' 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 fire hydrants, temporary or permanent 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 surtàce, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension.
3.2
3.3
Exhibit B - Page 10
3.17
3.18
3.19
3.20
4.1
4.2
4.3
5.1
5.2
5.3
CITY OF MERIDIAN PLANNJNG DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
3.11
Commercial and office occupancies will require a fIfe-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 fIfe and emergency medical service vehicles. This cost of this installation is to be
bome by the developer.
Maintain a separation of 5' ftom the building to the dumpster enclosure.
Provide a Knoxbox entry system for the complex prior to occupancy.
The fITst 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 Intematìonal Fire Code.
Provide exterior egress lighting as required by the International Building & Fire Codes.
Where a portion of the facility or buildillg hereafter constructed or moved lito or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
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
ill).
Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D1O5.
3.12
3.13
3.14
3.15
3.16
Pool chemicals shall be stored in compliance with the International Fire Code.
4. Police Department
The proposed plat and/or site design encourages lùgh-speed, cuHhrough 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-derIDed. 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 from 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
Commw1ity Parks, Urban Parks, and Neighborhood Parks. Neighborhood Parks will be reviewed
Exhibit B - Page 11
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 wil] 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 Volten-a 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 of Ten Mile Road.
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)
7.1
7.2
7.3
7.4
7.5
7.6
Exhibit B - Page 12
CrfV OF MERIDIAN I'LANNING 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 ofright-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,lOO-feet
north of McMillan Road. Install 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 tenninus 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 1:Ì"om 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 of turning radius of 45-feet and to
provide a minimum street section of 29- feet on either side of the islands (if an island is proposed
within the turnaround). Construct the islands within the turnaround to be a minimum of 4-feet in
width and be a minimum of lOa-square feet in area.
Construct one knuckle with a center island within the subdivision, as proposed. Construct the
lrnuckle to provide a minimum street section of 29-feet on either side ofthe islands and to be 4~
feet in width and be a minimum of 1 DO-square feet in area.
Construct center islands within West Milano Drive, North Co1onne 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 0 f 4- feet wide
with a minimum area of IOO-square feet and to maintain a minimum ora 21-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!ren Mile Road
intersection.
Construct a southbound right-turn bay on Ten Mile Road at the West Milano DrivefTen Mile
Road intersection.
Construct a southbound right-turn bay on Ten Mile Road for the conunercial driveway that
intersects Ten Mile Road.
Construct an eastbound lefHurn 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 AvenueIMcMillan
Road intersection.
Construct a southbound left-turn bay on Black Cat Road at the West Gondola Drive/Black Cat
Road Intersection.
ExhÏbit B - Page 13
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, 200S
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 [mal plat stating the access restrictions.
Comply with all Standard Conditions of Approval.
Any existing inigation 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 wùess approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.28
7.29
7.30
7.31
7.32
7.33
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required pennits), which incOIporates 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 shan 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 terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confmnation of any change from the Ada COWlty Highway District.
Any change by the applicant in the planned use of the property which is the subject ofthis
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Volterra South Subdivision
For the first 175-feet, dedicate by donation a total of37-feet from the centerline of McMillan
Road (an additiona1l2-feet of right.of-way), and construct a 5-[00t wide (minimum) concrete
sidewalk within the landscape buffer (with an easement granted to the District) along McMillan
Exhibit B - Page 14
7.5
7.6
7.7
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 ITom the centerline of McMillan Road.
Construct a main entrance roadway (North Sanoro Way) that intersects McMillan Road
approximately 830-feet west of Ten Mile Road and aligns with the main entral1ce roadway that is
proposed to be constructed with VolteITa 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 VolteITa 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
Volterra Subdivision.
7.3
7.4
For the first 175-feet, dedicate by donation a total of 48-feet of right-of-way along McMillan
Road, and construct a minimum 5-foot wide concrete sidewalk along Ten Mile Road, located a
within the landscape buffer (with an easement provided to the District for the sidewalk). At 175-
feet south of McMillan Road, taper the right-of-way at a 10 to I ratio to 38-feet of right-of-way
from the centerline ofTen Mile Road.
Construct a main entrance roadway (East Panua Drive) that intersects Ten Mile Road
approximately 350-feet north of the south property line, as proposed.
Construct a 36-£00t 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-£00t 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-[00t street section with vertical curb, gutter and 5-foot
attached (or detached) concrete sidewalks within 54-feet ofright-of-way. Comply with the
District's Tree Planter Width Interim Policy.
Construct a stub street (North Girasolo Avenue) to the southpropeny 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 from any street intersection.
Construct one cul-de-sac turnaround with a center island within the subdivision, as proposed.
Construct the turnaround to provide a minimum ofturning 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 minimwn of I DO-square feet
in area.
Construct three knuckles with center islands within the subdivision, as proposed. Design the
knuckles to provide a nriniroum street section of 29-feet on either side of the islands and to be a
minimum of 4-£eet in width and be a minimum of IOO-square feet in area.
Exhibit B - Page 15
7.23
7.24
7.25
7.26
7.27
7.28
7.29
7.30
7.31
CITY OF MERIDIAN PLANNING OEP ARTMENT 8T AFF 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.
7.17
7.18
Construct a westbound left.twTI bay on McMillan Road at the North Sangoro AvenuelMcMillan
Road intersection.
Other than the access points that have specifically been approved with this application, direct lot
access to Ten Mile Road aod McMíllan Road is prohibited.
Comply with aU 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 shalI 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.
7.19
7.20
7.21
7.22
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other required permits), 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 terms and conditions oftms approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
Any change by the applicant in the plaIUled use of the property which is the subject oftlús
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 subj ect property wùess
Exhibit B - Page 16
8.4
8.5
8.6
CITY OF MERID1AN PLANN1NO DEPARTMENT STAFF REPORT FOR THE HEAR1NG 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.
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 ini.gation system an agreement must be in place prior to the pre-
construction meeting.
8.2
8.3
Exhibit B - Page 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
C. Legal Description
VOLTERRA SU8DIVISION
June 21. 2005
A parcel of land located in the N X of the NE X of Section 34 and the S ~ of Sec1ion
27, T. 4N., R. 1W.. 8.M., Ada County, Idaho, more particularly described as folJoWs:
Commencing at the COmer COMmon to Sections 26, 35, and the said Sections 27 &
34, from which the 14 corner common to said Sections 27 and 34 bears North S8G55'55"
West, 2654.57 feet. said point being !he REAL POINT OF SEGtNNING;
Thence along the east line of the NE y. of said SeCtion 34 South oo053'19~ West.
1315.58 feet to the southeast comer or the N ~ of said NE Y..;
Thenœ along the south line of saÎc/ N }2 of the NE Y. North 89"05'58" West. 2651.08
feet to the southeast OOITIer of said N Y2 of the Ne Y..;
Thence along the west line of said N ~ of the NE X North 00°44'17" East, 1323.35
feet to the Y.. Comer common to said Sections 34 and 21;
Thence along the west line of the SE Xi of said Section 21 North 00"29'09" East,
644.81 feet to the southeast COmer of lot 1, Bfock 2 of Black Cat Estates No.2 Subdivision,
aa 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
northeas comer of said Black Cat Estates No.2 Subdivision;
Thence along the north line of said Black Cat Estates No.2 Subdivision, North
80°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, 69,00 feet;
~: ~~~
,y. --- _:r- ~'~
A/JIJ II J, 20U5'
Thenœ North 34"20'48" West. 79.64 feet;
Thence North 19"35'01" Wesr, 111,55 feet;
Me¡:¡/DIAH PUBLIC
WO~KS DEPT.
27;
Thence North 89"34'24" West, 291.92 feet to a point on the West line of said Section
Then'ce along said line North 00"31 '40" East, 877.0S feet to the We$t 1/4 corner of
said Section 21:
Thence eJong the East-West mid-section line of said Section 27 South 89°'9'43" East.
2649.84 feat to the Center of said Section 27;
. 04f12/40402.pre.des.dQc
, '- - -~ ..._,._".' ,
. .' ..""......,
..... "" ". "...- --
Exhibit C - Page 1
CITY OF MERIDIAN PLA}¡NING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
Thence South 89020'38" East. 2650.99 feet to the East 1/4 ..
T corner or sard Seclion 27-
hence South Oo021'48~ W .
Containing 312.67 acres, more or :~~644.37 reef to the POINT OF BEGINNING.
4!)40Z¡'4040l,pre.ðt&.doc
."",_.---
Exhibit C - Page 2
CITY OF MERIDIAN !'LANNING DEPARTMENT STAFF REPORT FOR THB HEARING DATE OF NOVEMBER 9,2005
~ Au. D& .... lD'.DAA,En,'n.."n. SOluo'.n.
208 939 OS11
p.l
PROPOSED L-o ZONe
\fOL TE RRA S UBOfVtSlON
June21, 2005
Parcels of lanet lOCated In the NE X of the NE ~ of Sec:tton 34 and1he SE X of the SE
'h of Section 27, T. 4N., R. 1 W., B,M., Ads County, Idaho, mol'B PBrtfcurarly deSCribed as
fo/ gwe:
PARCEL A
A percel of land located In trye NE ~ of the NE % of said Section 34, more p~rtlClllarly
desCtÎbed ae faUows: .
Commencing at the comer C:Ommon to SectIons 26, 35, and the saId Sections 27 & 34,
from which the % comer COtTJmon to Mid SactJons 27 and 34 b8Brs North sao55'55" West.
2854.57 feet. thence along Ute eaat line of said Section 34 South 00.53" 9~ West, 920.35 feet
to the REAL POI~T OF BEGINNING;
Thence continuing along said east line South 00"53'19" West, 395.23 feet ro the
southaut comer of the Ne ~ of the NE % of said Sectfon 34;
Thence along the south lined said NE ~ of the NE % North 89"05'58. West, 482.58
feet;
ThGnce North 00°52'09. East, 403,38 feet to 8 point on â curve;
iñenœ 90.48 feet along the arc of a non~tsnØBnt curve 19 the left, 8aid curve having a
radius or 500,00 feet, a delta angle of 10"22'06', and Eliong chard bearing South 83°55'02"
East. 90.30 _I to a point of tangency;
Thonœ South 89"06'05. East. 89-2.73 feet 10 the POllfi OF BEGINNING. ContaIning
4.38 8C181. rt1oniI or Jess.
PARCEL B
A pan:el of lend located In the SE % of the SE '4 of 88id Section 27. more particulady
d88Cl1bed as follows:
Commencing at the comer ccmmon to Sections 26. 36, 81d the Hid Sections 27 & 34,
from 'M'Jfçh the ~ comer COmmon to said Sections 27 and 34 bean¡ Nonh 88.55'55" West,
2654.57 feet, thence along the eoUltl fine of said Seçt gn 27 North 88"SS'55" West, 891.32
føet to tho REAL POINT OF BEGINNING;
Thence continuing abng $liIid 80YCi! line North Sa.55'55" West. 324.99 feet.;
Thønoe North 01°05'10" East. 841.20 feet;
4:J4U2I40402-1.O.d08,doc
,- ... ....,,- ---
Exhibit C - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9,2005
nl)C 06 2006 10,501'11'1,.. E.nCinllllr"inr; Solutio"s
208 836 09+]
p."
Thence North 44"47'1r Esst. 93,29 teet;
Thence North 62"56'27" Ent, 466,72 feet;
Thence North 63"01 '16" East, 62,60 feet;
Thence North 75°18'10" East. 54.86 feet;
Thence North 82"23'09" East, 52.00 feat;
Thence South 89"38'12"' Ea$t, 609.41 feet to B point on the east line of the BE ~ of
said SectIcn 27;
Thence along HId east Ifne South 00°21 '48" West, 351.02 feet;
Thence North 119"38'12" West, 48S.14 feet to 8 point of curvature:
Thente 623.40 feet along the arc of a CUrve to the left, said curve havIng a radlua of
400.00 feet, a delta angle of 89°17'44", and along ChORf bearing South 45"4Z'56R
West, 562.20 feet to a point of tangency;
Thence South 01"04'04" West, 499.73 feet to the POINT OF BEGINNING. Containing
14.89 Bcr&8. more or less.
4B402f4G402-LO.dll8.doc
. ... . ....
Exhibit C - Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
nUl:: 05 2005 10: SOAM." Encin..r1nr; Sall.lt1Qns
2Ct8 9:Je 0941
,..3
JUne 21,2005
PROPOSED R~ ZONE
VOLTERRA SUBDIVISION
A parcel of land located in Ü1e N }fj of the NE * of Section 34 and theS 11 of Section
27, T, 4N,. R, 1W., S.M,. Ada CcunlY, Idaho, more partICUlarly described 8a follows:
Commençlng at the comer COmmon to Sections 26. 36, and the said SødJons 27 &
34. from which the ¥. comer common to said Sections 27 and 34 b8iIIrs North 68"55.55/1
West, 2854.57 feet, thence along the south lIne of said Section 27 North 88"55',55/1 West.
891,32 føet to the REAL POINT OF BeGINNING;
Thence South 01"04'04' West, 421.51 feet to 8 point of curvetul'8;
Thenc:e 696.40 feet along the art of a CLlrve to the left. said curve having a radiU$ of
500.00 feet, a delta angle of 79-48'04", and a long chord bearing South 36'49'57' East.
641.46 feet to a point:
Thenœ South 00"52'09" West, 403.38 feet to a point on the south line of the N X of
the NE % of said Section 34;
Thønœ alOng said soult' line North 89°05"58. Wast, 2188.60 feet to the southeast corner of
said N }i of the NE ~;
Thehce along the weet lina of said N % of tl\e NE X North 00°44'17' E~8t, 1323.35
feet fo the )4eomer common to said Secllons 34 and 27;
Thence along the west line of the SE ~ of s;aid Section 27 North 00"29'09" East,
644.81 feet to the ewthcaat corner of lot 7, Block 2 of alad< Cat eatatos No. 42 Subdivision.
se -me 18 reccrded in Book 32 of plats at Page 1945, records of Ads CoUnty, Idaho:
Thence along the east line of said Lot 7 North 00"20'12" East, 660.00 feet to the
ncrthea8t GOmer of said BlICk Cat Estates No, 2 SubdMslon;
Thence along the north line ofsalc:l BJadt Cat Estates No.2 Subdivision. North
ag.17'29.WeGt, 1281.91 feet .
Thence North 12"47'25' West. 206.21 feet;
Thence North 88"10'44' Weet, 896,71 feet;
Thence North 50"51'04" West, Wt06 feet;
Thence North 34"20'48" WEI8t, 79.64 feet;
Thenœ North 19"35'01' West, 111.55 feet;
4040V41)402..JW._.~
,...u_--_.
Exhibit C - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF NOVEMBER 9. 2005
Ayc as ~aO6 lOISOA~ E"C1n..~Jnc SglY~~ons
209 938 09<1'1
p.-1-
Thence North 89"34'24° West, 291.92 feet 10 a point on tf1e West line of the S ~ of
said Section 27;
Thence along said west line North 00"31'40. East. 877,06 feet to the northWest comer
of safG S y. of Section 27;
Thence along the north boundary of said S ~ of Sec:tfon 27 South 89"19'43" East,
2649.84 foet 10 the Center ~ comer of saíd Section 27;
Ther'lœ contInuing laid north boundary South 89"20'38. East, 2650.99 feet to the
northeast comer of said S ~ of Section 27;
feet:
Thence along the eat "ne at 8SJd S ~ of Seçt on 27 South OO~21'48. West, 1387.61
Thenee North 89°38'12. West, 609.47 feetj
Thence South 82"23'09. West, 52.00 feet;
Thence South 75°1ð'10~ West. 54.86 feet;
Thence South 63"01'16" West. 62.80 feet;
Thence South 52"55'27" Weet, 466.72 feet-,
Thence South 44"47'17" West, 9~,29 feet;
Thence South 01"08'10. Weet, 841.20 feet to a point on the south line of1he S Y:r of
said Sec:tion 27;
Thence along said IIOLIth line South &a"56'5S" East, 324,99 feet 10 "the POINT OF
BEGIN_G. Containing 258.21 acres. more or leS!.
~U"2I4(/4OJ-R.4._.doc:
"'--'-"--'-.-.
.... . ".... .
Exhibit C - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of NOVEMBER 9,2005
Aue o~ 2005 10,50AM- EnCin..rin~ Salutjan~
2'09 938 OS""1
,..s
June 21. 2005
PROPOSED CG ZONE
VOL TI; RRA SUBDIVISION
A parcal of land located in the NE ~ af the NE ~ of Section 34 and the SË v.. of the BE
% of Section 27, T. 4N., R. 1W" 8.M., Ada County. Idaho. more particularly described as
fo Jowø:
CommencIng a1 the COMer common to Sections 26, 35, and the &aid SeCtions 27 &
34, flQlTl whICh the ~ corner common to said Sectlor1$ 27 and 34 bears North 8S055'5$"
West, 2654~57 feet. said POint being the REAL POINT OF BEGINNING;
Thenc:e along the east line of1he NE Yo. of &¡Jid Section 34 South 00.53'19" West.
92().35 fmet:
Thence North 89.06'00" West. 392.73 feet fa 8 point of curvature;
Thence 788.88 feet along the arc of a curve to the right, _sid CUM! having a radro, of
SOO.DO teet. a delta angle of 00.10'10", and a long chord bearing North 44°01'01" West,
708.16 feet 10 a point of tangency;
Thence North 01904'04. East. 421.51 feet to 8 point on tn. north line of said NE Yo. of
SectJon 34;
Thence continuing North 01.04'04" East, 499.73 feet to a point of curv¡¡¡Ùlr&;
Thenq 623.40 feet along tna arc of a curve to the right, $lId curve having a nadlus of
400.00 fMt. "delta angle of 8g81 7"44"0 and a long chord bearing North 45°42'56" East,
562.20 fBet to B point of 1angency;
Thenœ South 69.38"2" East. 485.14 feet to a point on th8 east line of the SE Yo or
said Sec;tion 27;
Thence alorlg said east line South 00"21'48" West, 905,74 feet to the POINT OF
SEGiNNING. Containing 35.19 açres, It1ORI or res8.
o4IU02I4040Z.("..(j.de..dnc:
Exhibit C - Page 7
CITY OF MERIDIAN PLANN)NG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 9, 2005
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Exhibit C - Page 8
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;
ill Chapter VII of the Comprehensive Plan, 'medium density' is derIDed 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
hannonious 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 \lllÎts 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.lacre is gross density). The density proposed with
the preliminary plats are consistent with previous Commission and Council actions and
generally confonns 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
nonnally pennitted in the area. The applicant is requesting 1-0 and C-G zoning for
approximately 54 of the 312 acres (17%). In addition, ill the applicant's undated cover
letter, several Comprehensive Plan policies are listed, all of which support the annexation
and proposed residential use ofthe property. City Council finds that the proposed zoning
is in general confonnance 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).
R Is the area included in the zoning amendment intended to be rezoned in the future;
Concurrent with the annexation and zoning application, the applicant has submitted two
preliminary plats and a conditional use permit for a planned development that proposes
single-family, commercial and office lots on the subject site (pP-OS.039, PP-OS-040 &
CUP-OS-O41). City Council does not anticipate that the applicant plans to rezone the
subj ect property in the future if the accompanying CUP /PD and PP applications are
approved.
C. Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning - for example, a residential area turning into
commercial area by means of conditional use permits;
City CoWlcil finds that the single-family homes would be allowed (permitted) 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 permit application for the conunercial and office portions of the
development, all buildings within the L-Q and C-G zone will need CUP approval prior to
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF NOVEMBER 9, 2005
construction. City Council reconunends that this requirement should be included in the
Development Agreement for this propeIty.
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 plaIUled 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 ClP (20-year plan) for road widening. Bainbridge
Subdivision to the north has been tentatively approved for development similar to what is
being proposed with VoltetTa Subdivision. Bainbridge Subdivision is not currently being
developed because sewer service is not available to that site. The subject property is
generally surrounded by rural residential acreages. City Council does not find that there
has been a change in the area that dictates that this property should be rezoned. The
Comnñssion and Council rely on staff s analysis, public testimony received and any
comments submitted fÌ"om 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 subnútted elevations for the proposed dwelling units or commercial
buildings. The applicant has stated in their subnútta) 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 CoWlcil finds that the proposed development
will change the existing character of the area, which is sti11 largely rural. However, the
proposed development is generally harmonious 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
determine 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 Exlùbit 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 fife protection, drainage structures, refuse disposal, water,
sewer; or will the person responsible for the establislnnent 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 íàshion 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;
If approved, the developer will be fmancing the extension of sewer, water, local street
infrastructure, utilities and irrigation, services to serve the proj ecl. The primary public
costs to serve the future residents will be fire, police and school facilities and services.
City Council fmds there will not be excessive additional requirements at public cost and
that the proposed zoning and subsequent development will not be detrimental to the
community's economic welfare.
I. Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
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.
1. 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
acce5ses 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 of major
importance; and
Exhibit D - 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 reslÙt in
the destruction, loss or damage of any natural feature(s) of major importance if developed
under these conditions.
The Conunission 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 major importance.
L. Is the proposed zoning amendment in the best interest of the city.
In accordance with the (mdin!!.., listed above. Citv Council finds that the annexation and
zoninv of this orooerty. as proposed bv the applicant. would be in the best interest of the
Citv (ree Analvsis section in the Staff Report).
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 Armexation 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 Exlùbit 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 terms of the following, and may approve a conditional use pemrit
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 rehefftom the
standard street frontage, lot size, house size, side setback and maximum block length
requirements of the R-4 zone. Cjty 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 AnneJCation Findings E.
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
adversely affect other property in the vicinity;
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 Conunission
and Council rely upon public testimony, staffs analysis, and other agency comments
when detennining 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 fue 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 Am1exation Findings H.
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Please see Annexation Findings I.
H. That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
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.
1. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of maj or importance.
Please see Annexation and Zoning Findings K.
4. Planned Development Findings:
Upon reconunendation of the conunission, the council may authorize specific uses not
nonnally 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 [IDdings:
A. The uses pennitted by the exception are strongly related to the principal use of the
development, and have the purpose of providing seIVices 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
determined by the conunission and council based upon the size of the project and
intensity ofthe 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 of the excepted use or uses will be
justified by construction of all or a proportionate amount of the principal or primary use
or uses.
The applicant has not committed to a phasing plan. At full build out, City Council fmds
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 FlaMed 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 intercoMection 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 PlaIllled Development Findings "A" above.
4. Orientlng buildings on the exception site to facilitate vehicular and/or pedestrian
access ITom 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 hannOIúous throughout the
development.
City Council recommends that the Development Agreement include a provision that
requires all non.residential buildings to contain architectural featw'es and bulk building
concepts that are similar to the residential buildings. City Council further recommends
that the applicant. at the Dublic hearin¡:r. state how they D1an to integrate the look of the
commercial buildinlls and lots with the residences (sDecific features on the buildin!!s).
E. The use(s) peTIlÙtted 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