HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
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STAFF REPORT Hearing Date: December 6, 2007
TO: Planning & Zoning Commission
FROM: Bill Parsons, Associate City Planner
884-5533
SUBJECT: Verona Commercial
• RZ-07-017
NO°J 3 0 2007
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Rezone 5.29 acres from R-8 (Medium Density Residential) to C-G (General
Retail and Service Commercial) (1.62acres) and L-O (Limited Office) (3.67)
acres)
• PP-07-022
Preliminary Plat of 12 commercial building lots and 2 other lots on 18.82
acres in the C-G and L-O zoning districts
• MI-07-013
Miscellaneous Application to modify the recorded development agreement
for Verona Subdivision.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Primeland Development Group, LLC has applied for a Rezone (RZ) of 5.29 acres
from R-8 (Medium Density Residential) to C-G (General Retail and Service Commercial) (1.62
acres) and L-O (Limited Office) (3.67 acres) and preliminary plat approval of 12 commercial
building lots and 2 other lots. The applicant is also requesting to modify the existing development
agreement for the Verona Subdivision recorded under instrument #103097612. The development
agreement amendment is intended to increase the allowable number of office lots for the Verona
Subdivision from 6 to nine office lots and tie the developer to the submitted elevations. The
applicant is also requesting to add the commercial area where 5 commercial lots were originally
approved with the Bridgetower Crossing development to the Verona DA. If the subject
applications are approved, staff recommends that the ten commercial lots on the northeast corner
of Ten Mile Road and McMillan Road no longer be subject to the Bridgetower Crossing
Development Agreement but instead be subject to the revised Verona DA.
The applicant submitted a conceptual site plan illustrating how this site may be developed with a
mix of retail and office uses. The submitted site plan depicts a total of 10 building pads varying in
uses from convenience store/gas station, drive through businesses, professional offices and
neighborhood retail. On the submitted concept plan, the applicant is proposing eight full-access
driveways, one right-in and right-out driveway and two full-access public streets for the proposed
development. The public streets are already constructed and accepted by ACRD. The proposed
driveways are expected to align with existing and future driveways or public streets adjacent to
the proposed development. Please see the Analysis section below for more on the submitted
conceptual site plan.
The subject property is located at the northeast corner of W. McMillan Road and N. Ten Mile
Road in Section 26, Township 4 North, Range 1 West, B.M. Currently, the site is vacant land and
the applicant intends to construct a commercial development. The subject property is within the
City's Area of Impact and Urban Service Planning Area.
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-0.13 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
2. SUMMARY RECOMMENDATION
The subject applications (RZ-07-017, PP-07-022 & MI-07-013) were submitted to the Planning
Department for concurrent review. Staff has provided a detailed analysis and recommended
conditions of approval for the RZ, PP & MI applications. Staff is recommending that the RZ,
PP & MI applications be approved with the conditions listed in Exhibit B of the staff report.
Note: The Commission is not required to make a recommendation on the Development Agreement
modification request (MI-07-013).
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers RZ-07-017 and PP-07-003 as presented in the staff report for the
hearing date of December 6, 2007, with the following modifications to the conditions of approval:
(Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers RZ-07-017 and PP-07-003 as presented during the hearing on
December 6, 2007, for the following reasons: (State specific reasons for denial of the preliminary
plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number RZ-
07-017, PP-07-003 and MI-07-013 to the hearing date of (insert continued hearing date here)
for the following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Northeast corner of W. McMillan Road and N. Ten Mile
Section 26, T.4N., R.1 W.
b. Applicant:
Primeland Development Group, LLC
3120 W. Belltower Drive, Suite 100
Meridian, ID 83646
c. Owner:
Same as applicant
d. Representative: Chuck Christensen, Quadrant Consulting, Inc.
e. Present Zoning: C-G (General Retail and Service Commercial District) and R-8 (Medium
Density Residential)
£ Present Comprehensive Plan Designation: Commercial and Office
g. Description of Applicant's Request: The applicant has applied for a Rezone (RZ) of 5.29 acres
from R-8 (Medium Density Residential) to C-G (General Retail and Service Commercial)
(1.62 acres) and L-0 (Limited Office) (3.67 acres) and preliminary plat approval for 12
commercial building lots on 18.82 acres of land in a C-G and L-O zone along with a
Development Agreement modification to amend the portions of the agreement limit the
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-013 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
amount of office within Verona No. 2., adding 10 commercial lots, and tying the developer to
the submitted elevations.
1. Preliminary Plat, labeled Sheet C-1, prepared by Quadrant Consulting, dated 10/5/07
(attached in Exhibit A)
2. Landscape Plan, labeled Sheet L-1, prepared by Harvest Design, dated 10/5/07
(attached in Exhibit A)
3. Concept Plan (attached in Exhibit A)
h. Applicant's Statement/Justification: The applicant is requesting preliminary plat approval for
12 commercial building lots and two other lots on 18.86 acres of land in existing and proposed
C-G and L-0 zones. The rezone is being requested to have the office portion of the
development be consistent with the City's future land use map for this property. A
Development Agreement modification is also requested to amend the portions of the
agreement that limit the number of office lots within the development. As part of the Verona
No. 2 approval, office uses were permitted as use exceptions. To date, six office lots have been
created and zoned appropriately at the northeast corner of Cortona Way and Ten Mile Road.
This is also the maximum number of office lots allowed under the current DA. The developer
would like to re-subdivide the office portion of the development which would increase the
number of allowed office lots to nine. The commercial portion of the plat was original
approved with the Bridgetower Crossing preliminary plat and is regulated by the Bridgetower
Crossing DA. The applicant would now like to incorporate the C-G portion of the
development into the Verona DA. The new development agreement for Verona would read:
Construction and development for a Planned Development consisting of 146 detached single
family homes, 20 townhomes, 9 office lots, 16 open space lots and 10 commercial lots
including addition to Community Park.
5. PROCESS FACTS
a. The subject application will, in fact, constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is
required before the Conunission and City Council on this matter.
b. The subject application will, in fact, constitute a rezone as determined by City Ordinance. By
reason of the provisions of UDC 11-2A-2D, a public hearing is required before the
Commission and the City Council on this matter.
c. The subject application will, in fact, constitute a development agreement modification. By
reason of the provisions of the Meridian City Code Title 11, a public hearing is required before
the City Council on this matter.
d. Newspaper notifications published on: November 19, 2007 and December 3, 2007 (Planning
and Zoning Commission)
e. Radius notices mailed to properties within 3'00 feet on: November 9, 2007 (Planning and
Zoning Commission)
f. Applicant posted notice on site by: November 26, 2007 (Plamung and Zoning Commission)
6. LAND USE
a. Existing Land Use(s): The site is currently vacant.
b. Description of Character of Surrounding Area: There are existing single-family homes to the
south and east of this development with commercial development to the south as well. The
area is rapidly transitioning from a residential development to commercial development.
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-013 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
c. Adjacent Land Use and Zoning:
1. North: Vacant office lots and Single family residential, Verona No.2 and 3; zoned L-
O and R-8
2. East: Vacant commercial land; zoned R-4
3. South: Bridgetower Marketplace and Single family residential (Bridgetower Crossing
No. 7); zoned C-G and R-4
4. West: Vacant, Volterra Subdivision; zoned C-G
d. History of Previous Actions:
• In 2001, this portion of the property was annexed and zoned C-G (AZ-01-003). The
five commercial lots were conceptual approved with the Bridegtower Crossing
Planned Development (CUP-01-006). And is tied to the Bridgetower development
Agreement recorded under instrument # 101117652.
• A portion of this property was annexed in 2003 (AZ-03-005) under the name of the
Verona Subdivision. As part of the approval, the City Council granted a use exception
for the 6 office lots. A Development Agreement (Inst. No. 103097612) was recorded
at the time of annexation that required the site develop as a Planned Development.
• In 2003, the Final Plat for Verona No. 2 (FP-03-050) was approved by City Council
and included the platting of the 6 office lots.
• In 2005, three platted office lots on the north side of Milano Drive were rezoned from
R-8 (Medium Density Residential) to L-O (Limited Office) (RZ-OS-006) and re-
subdivided into 6 office lots (FP-OS-046).
e. Existing Constraints and Opportunities:
Public Works
Location of sewer: This property is serviced from two existing stubs located in N
Ten Mile road.
Location of water: This property has existing stubs from N Ten Mile Rd, W
McMillan Rd, N Cortona Way and W Milano Dr.
Issues or concerns: None
2. Vegetation: None
3. Floodplain: NA
4. Canals/Ditches/ItTigation: The McMullen Well and McMullen Lateral are located on
this site. The McMullen Lateral was tiled with earlier phases of the development.
5. Hazards: None known
6. Proposed Zoning: C-G (General Retail and Service Commercial) and L-O (Limited
Office)
7. Size of Property: 18.82 acres
£ Subdivision Plat Information:
1. Residential Lots: 0
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-013 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
2. Non-residential Lots: 12
3. Total Building Lots: 12
4. Common Lots: 0
5. Other Lots: 2
6. Total Lots: 14
7. Open Lots: 0
8. Residential Area: NA
9. Gross Density: NA
g. Landscaping:
1. Width of street buffer(s): UDC 11-2B-3 requires a minimum 25-foot wide street
buffer along N. Ten Mile Road and W. McMillan Road. Landscaping shall be
provided in accordance with UDC 11-3B-7, Landscape Buffers Along Streets.
2. Width of buffer(s) between land uses: A 25-foot wide buffer is required along the
north boundary of the Lot 39, Block 10 adjacent to the existing residential subdivision.
An existing 30' landscape buffer was installed with the platting of Verona No.2 (FP-
03-OSO as depicted on the submitted landscape plan.
3. Parking lot landscaping: Perimeter and internal parking lot landscaping is required on
all lots that are zoned C-G and L-O, in accordance with the standards listed in UDC
11-3$-8C. Perimeter and internal landscaping on these lots will be reviewed for
compliance with UDC standards with submittal of Certificate of Zoning Compliance
applications for each building.
4. Other landscaping standards: N/A
h. Dimensional standards for the C-G and L-O zone per UDC 11-2B-3:
Minimum Dimensional Standards (in feet unless otherwise noted)
Proposed Required
Front setback* 0 0
Rear setback* 0 0
Interior side setback* 0 0
Maximum building height 65 65
Maximum building size (without design standard approval) 200,000 s.f. 200,000 s.f.
* All setbacks shall be measured from the ultimate right-of--way for the street
classification as shown on the adopted transportation plan. No changes to the
dimensional standards in UDC Table 11-2B-3 were requested or approved with this
application.)
Minimum Dimensional Standards (in feet unless otherwise noted)
Proposed Required
Front setback* 20 20
Rear setback* 20 20
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-013 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
Interior side setback*
Maximum building height
10 10
35 35
Maximum building size (without design standard approval) 10,000 s.f. 10,000 s.f.
* All setbacks shall be measured from the ultimate right-of--way for the street
classification as shown on the adopted transportation plan. No changes to the
dimensional standards in UDC Table 11-2B-3 were requested or approved with this
application.)
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
this development will be provided from eight full-access driveways, one right=in/right=out
driveway and two public streets which were approved and constructed with Verona No. 2. Six of
the driveways will take access from W. Milano Drive and N. Cortona Way. The remainder will
provide access to McMillan and Ten Mile, both minor arterials. Across-access agreement should
be recorded for all of the commercial lots within the proposed subdivision to share the access
points and drive aisles to McMillan Road and Ten Mile Road. Other than the access points
approved with this application, direct lot access to W. McMillan and Ten Mile Road should be
prohibited. The Planning Department and ACRD are supportive of the proposed access points to
the subdivision, per the conditions listed in Exhibit B of the staff report.
7. COMMENTS MEETING
On November 16, 2007, Planning Staff held an agency comments meeting. 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.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Commercial" and "Office" on the Comprehensive Plan Future Land
Use Map. In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to
provide a full range of commercial and retail to serve area residents and visitors and "Office"
areas are anticipated to provide opportunities for low-impact business areas.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have
planned for the provision of all public services.
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 in the
following manner.•
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department, who currently shares resources and personnel with the Meridian Rural Fire
Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-013 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
- The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
- The subject lands are currently serviced by the Meridian Library District. This service
will not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
• "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action 4)
The applicant is required to install and maintain landscaping within the street buffers located
along Ten Mile Road and W. McMillan Road in accordance with UDC 11-3B-7. A 25 foot
wide buffer is required along both roadways.
• "Permit new ...commercial development only where urban services can be reasonably
provided at the time of final approval and development is contiguous to the City." (Chapter
IV, Goal I, Obj. A, #6)
Urban services including sanitary sewer and water are available to this parcel.
• "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
Staff believes that the future retail and office uses on this site will contribute to the variety of
uses in this area.
• "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal
III, Objective D, Action 5)
The applicant is not required to install internal landscaping with the subject preliminary plat
application; however, street buffer landscaping is required with this application. Internal
landscaping will be required upon development of each lot within the subdivision with CUP
and/or CZC approval.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (Chapter VII, Goal IV, Objective C, Action 1)
The Applicant is proposing a commercial zone adjacent to established residential areas. The
existing residential areas will be buffered from the more intense commercial uses with office
lots along the northern and eastern property boundaries. In addition to the transitional
zoning, the applicant has already installed a 30 foot landscape buffering the office lots from
the residential uses. Staff finds the proposed commercial development will be compatible with
the surrounding residential uses.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
• "The capacity of arterial ...roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACRD to minimize access
points on arterial...roadways as development applications are reviewed." (Chapter VI, page
72)
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-013 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
The existing public street connections to Ten Mile and McMillan were approved and
constructed with Verona Subdivision No. 2. The applicant is proposing three additional
driveways; one right-in/right-out only access onto Ten Mile and two full-access driveways to
McMillan. Staff is supportive of theses access points as they align with existing and future
driveways and public streets adjacent to the proposed development.
• "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
A cross-access agreement will be required as part of this subdivision approval. A majority of
the proposed access points are located along W. Milano Drive and N. Cortona Way.
• Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV,
Objective D, Action item 2)
Staff is supportive of the applicant's proposed driveways. Each driveway aligns to existing
and future driveways or public streets and provides excellent connectivity to the surrounding
residential neighborhoods and commercial developments in the area.
Staff recommends that the Commission rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC Table 11-2B-2 lists a variety of uses that are principal
permitted, accessory, conditional, or prohibited within the C-G and L-O zoning districts.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
of the district in proximity to streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
REZONE AND DEVELOPMENT AGREEMENT MODIFICATION ANALYSIS: Based on the
policies and goals contained in the Comprehensive Plan and the Future Land Use Map designation of
Commercial and Office, Staff believes that the requested C-G and L-O zoning designations are
appropriate for the subject property. The offce area was granted as a use exception for the Verona
Subdivision but is currently zoned R-8. The applicant is proposing to zone the land to match the land
use and match the existing office portion of the development with the City's Comprehensive Plan by
rezoning 3.67 acres to L-O. As part of the rezone, the applicant has also requested that 1.62 acres of
the approved office area be rezoned to C-G and integrate that acreage with the existing C-G zoned
property to the west so all of the area south of Milano Drive and west of Cortona Way is zoned C-G.
Staff is supportive of this request as there is significant buffmg from the residential to the northeast
with the existing Public Street and office use. There are also sufficient landscape buffers which
should provide adequate buffering as well. Please see Exhibit D for a detailed analysis of the required
facts and findings for a rezone.
The rezone legal descriptions submitted with the application (stamped on October 3, 2007 by Peter
W. Lounsbury, PLS) is accurate and meets the requirements of the City of Meridian and Idaho State
Tax Commission.
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-013 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the authority to
require a property owner to enter into a Development Agreement (DA) with the City of Meridian that
may require some written commitment for all future uses. As part of annexation into the City for both
the Bridgetower Crossing and Verona developments, the developer was required to enter into a
development agreement. The applicant is proposing to amend the development agreement for Verona,
recorded under instrument # 103097612, by incorporating the new number of office and commercial
lots. At the time the Verona Subdivision was annexed, it was approved with six office lots. The
applicant has since final platted six office lots with Verona No. 3 located north of the proposed
development. This is the maximum number of office lots allowed under the current DA. The
applicant would like to also amend the current DA to include the ten commercial lots (which were
approved for a maximum of 5 commercial lots with the Bridgetower DA) as well as increase the total
office lots from six to nine. It is important to note, the C-G portion of the development was approved
with Bridgetower Crossing. If the proposed DA modification is approved, the C-G portion of the
development will no longer be subject to the Bridgetower Crossing DA it will be subject to the
Verona DA. Staff is also tying the developer to the elevations submitted with these applications. Staff
believes that this modification will clean up the Verona DA to reflect the proposed plat layout. Please
see Exhibit B, 1.1.3 for proposed DA language.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development Code,
Staff believes that this is a good location for the proposed commercial subdivision. Please see Exhibit
D for detailed analysis of facts and findings for a preliminary plat.
Dimensional Requirements of the C-G and L-O zones per UDC Table 11-2B-3:
There are no minimum setbacks, lot size, or street frontage requirements for lots in the C-
Gzone; however the L-O zoning District requires minimum setbacks of 20' front and
rear and 10 foot side yard setbacks. The maximum building height allowed in the C-G
zone is 65 feet and the maximum allowed in the L-O zone is 35 feet. The maximum
building size allowed without design standard approval is 200,000 square feet for the C-G
zone and 10,000 square feet for the L-O zone. Future buildings proposed on the subject
lots shall meet the minimum dimensional standards listed in UDC 11-2B-3 and #6h
above.
Concept Plan: The applicant has submitted a concept plan for the development. The site
is expected to develop with a variety of commercial and office uses on the site. Even
though there are 12 lots proposed with the preliminary plat, the submitted site plan only
depicts a total of 10 building pads. The uses vary from convenience store/gas station,
drive through businesses, professional offices, large box retail and neighborhood retail.
The submitted concept plan does not indicate the amount of total square footage proposed
for the site. Staff is limiting the development to not exceed 200,000 total square feet of
non-residential uses on the site (this is 25% of the gross area of the land). Further, staff is
recommending that no one building exceed 50,000 square feet. Staff is generally
supportive of the concept plan, but believes a few of the proposed buildings on the site
plan could be located closer to the roadways to provide the majority of the parking
internally to the development. Staff is recommending at least two buildings not have
any parking between the building and McMillan and/or Ten Mile. If this change is
made staff is supportive of the concept plan.
Landscaping: The entire perimeter landscaping along W. Milano Drive and N. Cortona
Way has been installed with the approval of Verona Subdivision. The applicant has also
installed the required landscape buffers where the commercial uses adjoin the residential
uses. As part of this application approval, the applicant will be responsible for installing
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-013 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
and maintaining the 25 foot landscape buffers along W. McMillan Road and N. Ten Mile
Road. The submitted landscape plan complies with city code.
Proposed Streets and/or Access: Access to this development will be provided from a
total of eight full-access driveways, one right-in/right-out driveway and two full-access
public streets to N. Ten Mile and W. McMillan. The applicant is proposing four full-
access driveways from W. Milano Drive and N. Cortona Way to the commercial portion
of the development. Two additional driveways for the office lots are proposed east of the
commercial portion of the development. Two full-access driveways are also proposed for
access onto McMillan and aright-in/right-out driveway is proposed for additional access
to Ten Mile. As mentioned earlier, all of these driveways are expected to align with
existing and future public roadways and driveways. Staff and ACRD are supportive of
the proposed driveways because of the future connectivity with current and future
develops.
All commercial lots within the subdivision should have access to the access points
approved in this application. The agreement should also allow for cross-access/parking
between the C-G lots within this subdivision. This agreement shall be recorded and a
copy of said agreement submitted to the City prior to the City Engineer's signature on the
final plat (see Exhibit B of the staff report).
Elevations: The applicant has provided staff with sample photos illustrating what the
types of buildings are to be constructed on the site. Staff has selected six photos that
portray the quality and design expected for the proposed development. These buildings
are constructed with stucco finishes with varying roof heights, color changes and stone
accented pillars and facades. The submitted photos show substantial building modulation
and an abundance of glazing on the front facades. Staff believes that this is a good pallet
for the developer to work from and has included these design features in Exhibit B of the
Staff Report. Future buildings shall substantially comply with the construction materials
and design elements shown in these elevations.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. The applicant should be required to utilize
any existing surface or well water for the primary source. If a surface or well source is
not available, asingle-point connection to the culinary water system shall be required. If
asingle-point connection is utilized, 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 imgation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-15
and MCC 9-1-28.
Fencing: The Applicant is not showing any fencing on any of the submitted plans.
Permanent fencing is not required for commercial subdivisions. However, if permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit for this site.
b. Staff Recommendation: Based on the above analysis, staff finds that applications RZ-07-017,
PP-07-022 & MI-07-013 substantially conform to the Comprehensive Plan policies and UDC
standards. Staff recommends that the RZ, PP and MI applications be approved with the
conditions stated in Exhibit B of the staff report.
11. EXHIBITS
Verona Commercial -RZ-07-0'17 / PP-07-022 / MI-07-013 PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
A. Drawings
1. Vicinity Map
2. Prelinunary Plat, prepared by The Land Group, labeled Sheet C-1, dated 10/5/07
3. Landscape Plan, prepared by Harvest Design, labeled Sheet L-1.0 dated 10/5/07
4. Concept Plan
5. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
9. Settler's Irrigation District
C. Legal Descriptions & Exhibit Maps
D. Required Findings from Unified Development Code
Verona Commercial -RZ-07-017 / PP-07-022 / MI-07-013 PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
2. Preliminary Plat
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
3. Landscape Plan
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
4. Concept Plan
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
5. Elevations
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 6, 2007
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 REZONE COMMENTS/PROVISIONS
1.1.1 The rezone legal description submitted with the application (prepared on October 2, 2007, by
Peter W. Lounsbury, PLS) is approved.
1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of permit submittal.
1.1.3 Prior to the rezone ordinance approval, an addendum to the existing Development Agreement
(DA) for Verona (Instrument No. 103097612) shall be recorded between the City of Meridian and
the property owner(s) (at the time of rezone ordinance adoption). The addendum shall incorporate
at least the following:
Section 4 "Uses permitted by this agreement," item 4.1 of the original development
agreement should read: Construction and development consisting of 146 detached single-
family homes, 20 townhomes, 9 office lots, 10 commercial lots and 16 open space lots,
including addition to Community Park.
• Add item 4.3: The proposed commercial and office buildings shall be constructed with
high quality materials, including but not limited to: stucco, wood and brick, with
substantial stone accents, four sided architecture, highlighted main entrances, composite
or the roofing material, variations in colors, roof planes and parapet heights. Elevations
shall substantially conform to the photos submitted with RZ-07-017 and PP-07-022.
Add item 4.4: Development of the property shall generally comply, as determined by the
Planning Director, with the conceptual site plan submitted with RZ-07-017 and PP-07-
022. Aminimum of 9 buildings with no one building exceeding 50,000 square feet shall
be constructed on lots associated with the Verona Commercial Subdivision. The
maximum allowable non-residential square footage for this development shall be 225,000
square feet.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as P1.0, prepared by Quadrant Consulting, dated October 5, 2007, is
approved with the conditions listed herein. The Applicant shall comply with all applicable
requirements of this site associated with AZ-03-005, CUP-03-007, PP-03-003, and FP-03-050 as
well as the Development Agreement (Instrument No.103097612) currently in effect for Verona
Subdivision (as amended).
1.2.2 All future structures on the subject lots shall be required to obtain Certificate of Zoning
Compliance approval prior to building construction. Future buildings on this site shall
substantially comply with the construction materials and design elements shown in the elevations
attached in Exhibit A of this staff report.
1.2.3 Access to N. Ten Mile and W. McMillan Road shall be consistent with the approvals of ACHD
and the City of Meridian. A note shall be placed on the final plat restricting direct lot access to
these roadways other than the access points approved with this application.
1.2.4 Landscaping: The landscape plan submitted for this project, prepared by Harvest Design, labeled
Sheet L-1, dated 10/5/07 is approved with the following notes:
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
Provide a minimum 25-foot wide landscape buffer along N. Ten Mile and W. McMillan
Road. Said buffers shall be located outside of ACHD's right of way.
A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted to the
Planning Department upon completion of the landscaping prior to Certificate of
Occupancy for the site. All standards of installation should apply as listed in UDC 11-3B-
14.
Submit copies with the final plat application(s).
1.2.5 A minimum 25-foot wide street buffer is required along N. Ten Mile Road and W. McMillan
Road, as shown on the plat.
1.2.6 No signage is approved with this application. All signs proposed for this site shall obtain separate
sign permit approval.
1.2.7 Across-access/cross-parking easement/agreement shall be recorded for all commercial lots within
the subdivision. All lots within the subdivision shall have access to the access points to McMillan
Road, Ten Mile Road, W. Milano Drive and N. Cortona Way. This agreement shall be recorded
and a copy of said agreement submitted to the City prior to the City Engineer's signature on the
final plat OR a note shall be added to the face of the final plat granting said cross-access.
1.2.9 Maintenance of all common areas shall be the responsibility of the developer or assigns. Record
legally binding documents that state the maintenance and ownership responsibilities for the
management of the development, including but not limited to structures, parking, common areas,
private streets, and other development features.
1.2.10 A letter of credit or cash surety in the amount of 110% will be required for all required fencing,
pressurized irrigation, landscaping, sanitary sewer, water, etc., prior to signature of the final plat.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to City Code.
1.3.2 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 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 UDC 11-3A-
18. 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 UDC 11-3A-18, 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 ACPID, City of Meridian and all other regulatory
requirements at the tune of final construction.
1.3.3 Temporary construction fencing to contain debris shall be installed around the perimeter prior to
issuance of a building permit. All fencing should be installed in accordance with City Code.
1.3.5 Staff's failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does
not relieve the Applicant of responsibility for compliance.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A.
1.3.7 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.3.8 All development within the L-O district shall conform to the dimensional standards per UDC 11-
2B-3.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via two existing stubs located in N
Ten Mile road. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is being proposed via existing stubs from N Ten Mile Rd, W McMillan
Rd, N Cortona Way and W Milano Dr. The applicant shall be responsible to install water mains
to and through this development, coordinate main size and routing with Public Works.
2.3 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.5 If the City Council waives the requirement for a pressurized irrigation system, the applicant shall
be responsible for the payment of well development fees prior to signature on the final plat by the
City Engineer.
2.6 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of apre-construction meeting.
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.8 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with al'1 landscape requirements.
2.9 Any existing domestic wells 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 maybe used for non-
domestic purposes such as landscape irrigation.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
2.10 Per VDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation drainage district, or lateral users association (ditch
owners), with written approval ornon-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.11 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.12 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
required improvements prior to signature on the final plat. These include but are not limited to,
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water.
2.13 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy
2.14 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.15 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.16 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.17 Appl-icant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.18 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.19 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.20 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.21 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
commencing installations.
3. MERIDIAN FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ''/z" 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 specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet. Private Alleys and Fire Lanes shall
have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs. All
roadways shall be marked in accordance with Appendix D Section D103.6 Signs.
3.4 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.5 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.6 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.7 Maintain a separation of 5' from any buildings to dumpster enclosures.
3.8 Provide a Knox box entry system for the complex prior to occupancy.
3.9 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer. All aspects of the building systems (including exiting systems), processes &
storage practices shall be required to comply with the International Fire Code.
3.10 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.11 The Fire Dept. has concerns about the addressing of the existing house and the address being visible
from the street which the project is addressed off of. Please contact the Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
3.12 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a) For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
m).
b) For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.13 There shall be a fire hydrant within 100' of all Fire Department connections.
3.14 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.15 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.16 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three
means of fire apparatus access for each structure. Two of the access roads shall be placed a distance
apart equal to not less than one half of the length of the overall diagonal dimension of the property or
area to be served, measured in a straight line.
3.17 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fire apparatus access roads separated by one half of the
maximum overall diagonal dimension of the property or area to be served, measured in a straight line
between accesses. Exception: Projects having a gross building area of up to 124,000 square feet
(11520 m2) that have a single approved fire apparatus access road when all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Required)
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. SANITARY SERVICE COMPANY
6.1 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
6.2 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to the
public hearing. There is a concern that the required modifications may significantly impact your
site design and may require a revised site plan. If the site plan is revised, contact the planner
assigned to the project immediately to discuss the changes and how to proceed with the revised
site plan.
6.3 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Construct the driveways as proposed. Insta116 inch raised concrete median on Ten Mile to
restrain the first driveway to right in/right out. Pave the'driveways to their full width and at least
30 feet into the site beyond the edge of pavement.
7.1.2 Construct a 7 foot attached or a 5 foot detached concrete sidewalk at the site abutting Ten Mile
Road.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
7.1.3 Construct a 5-foot detached concrete sidewalk at the site abutting McMillan Road to match
existing improvements.
7.1.4 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing imgation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACRD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 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.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACRD right-of--way. The applicant shall contact ACRD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. CENTRAL DISTRICT HEALTH DEPARTMENT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
8.1 Central District Health will require plans be submitted for a plan review for any: food
establishments, grocery store, beverage establishment and child care center.
9. SETTLERS IRRIGATION DISTRICT
9.1 All irrigation /drainage facilities along with their easements must be protected and continue to
function. The facilities involved are the McMullen Well and the McMullen Lateral. The
McMullen Lateral was tiled by earlier phases of the development.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
9.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District's Board of Directors.
9.5 All storm drainage must be retained on-site.
9.6 A pressure irrigation system must be provided to service all lots within the above-mentioned
subdivision from the current delivery point.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
Exhibit C -Legal Descriptions & Exhibit Maps
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Consult(ng; Ina.
Legal Description
For
Verona Subdivision No. 4
Rezone From R-8 to L-0
Lot's 35 and 36, Block 10 of Verona Subdivision Number 2, Book 91 of Plats at Pages
40743=107,44; Ada .County Records and a portion of the Right-Of--Way of North Cortona
Way and Vllest McMillan Road, located in the Southwest'/e of Section 26, Township 4
North, Range 1 West, .Boise Meridian., Ada County, Idaho described es follows:
Commencing at the Southwest comer of said Section 26, thence South 88°.58'19" East,
1039.55 feet along the Southiine of said section to the Point of Beginning;
Thence North Ofi°00`56" East, 240.22 feet along the centetline of said North Cortona
Way to a point;
Thence continuing along said centerline 194.07 feet along a curve to the left, said curve
having a radius of 300;00 feet, a delta angle of 37`06'39" and a chord bearing and
distance of North 17°30'59"West, 490.70 feet;
Thence continuing. along said centerline :North 36°02'53 West,'67.24 feet to a point;
Thence leaving said centerline South 89°30'16" East, 33.60 feet to the Northwest corner
of-said Lot 35;
Thence continuing South 89'30'16" East, 325:06 feet to the Northeast corner of said Lot
3.5;
Thence South 00°29'44" West, 433.02 feet to the Southeast corner of said Lot 36;
Thence North 88`58'1:9" West, 20.00 feet along the Southerly boundary of said Lot 36 to
a point;
Thence South 00°29'44" West, 45.00 feet to a point on the South .line of said Section 26;
Thence North 88°58'1'9" West, 241:85 feet along said South line to the Point of
j Beginning.
'Said parcel contai 3.003 acres more or Tess.
REYI P AI;~
BY
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~1 WORKS DE T. ~
190a W. OverlanC • Boiie, ID 83705 • Phone (208) 342.0091 Pox (208i 342-0692 EmoiLquadront~puodronLCc
CivOfngineering • Surveying Construction Monogement
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
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Consulting, Inc.
Legal Description
For
Verona Subdivision No. 4
.Rezone From R-8 to C-G
Lot 1 and 2, .Block 12 of Verona Subdivision Number 2, Book 91 of Plats at Pages
10743-40744; Ada County Records and a portion of the Right-Of=Way of North Cortona
Way and West McMillan. Road, located in the Southwest'/< of Section 26, Township 4
North; Range 1 West, Boise Meridian, Ada County, Idaho described as follows:
Commencing at the Southwest comer of said :Section 26, thence South 88°58'.19" East,
855.00 feet along the South line of said section to the Point of Beginning;
Thence North 00°21'49" East, 386.94 feet to the Northwest corner of said Lot 2;
Thence North 89°36'30" East, 117.34 feet to the Northeast corner of said Lot 2;
Thence continuing North 89°36'30" East, 31.24 feet to the centerline of said North
Cortona Way;
Thence,eontinuing along said centerline 157.52 feet along a curve to the right, said
curve having a radius of 300.OQ feet, a delta angle of 30°08'48" and a chord bearing and
distance of South 14°0'1'37" East, 155.72 feet;
Thence continuing along said centerline South 01'00'56" West, 240..22 feet to a point on
the South line of said Section 26;
Thence .North 88°58'1.9" West, 184:55 feet along Said South line to the Point of
Beginning.
Said parcel contains 1.623 acres more or less.
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t90a w. Overland Boise. ID 83705 Phone 1208) 342-0091 Fok (208) 3a2-0092 • Emoil.: quadront~puodrdN,cc
Civil Engineering: • Surveying ~ Construction Management
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
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Exhibit C
'e u ~ ~ n s u o ~, R1NA0~ VOV °M, t 'tl ''N 4 'L `9Z NO1103S
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
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Consulting; Inc.
Legal Description.
For
Verona. Subdivision No. 4
Rezone From R-8 to L-0
Lot 12, Block 40 of Verona Subdivision Number 2, Book 91 of Plats at Pages 10743-
1Q744; Ada County Records and a portion of the Right-Of-Vllay of North'COrtona Way,.
located'in the Southwest'/ of Section 26, Township 4' North, Range 1 West; Boise
Meridian, Ada County, Idaho described as follows:
Commencing at the Southwest corner of said Section 26, thence South 88°58'19" East,.
1301.40 feet along the South line of said' Section; thence North 00'29'44" East, 965.44
feet along the Easterly boundary of said. Verona Subdivision Number 2', thence North
89°'30'16" Vilest, 280.87 feet. to the Northeast cocnerof said Lot 12, being the Point of
Beginning;
Thence South 11°04'28" West, 104.20 feet along the Easterly boundary of said Lot 12;
Thence South 00°29'44" West, 110.00 feet to the Southeast corner of said Lot 12;
Thence North 89'30'1ti"West, 94.54 feet to the Southwest corner ofsaid Lot 12;
Thence continuing. North 89'3Q'16"West, 29..77 feet fo the centerline of said North
Cortona Way;
Thence continuing along said centerline 72.98 feet along a curve to the left, said curve
having-a radius of 200.00 feet, a delta angle of 20°90'67" and a chord bearing. and
distance. of North 36°43`10" East, 72.57 `feet;
Thence North 42°49'.44" East, 26:98 feet to,the Westerly boundary of said Lot 12;
Thence continuing North 42°49'44" East, 31.43 feet along the Westerly boundary of said
Lot 12;
Thence North 08°39'53" East, 1.12,60 feet to the Northwest corner of said Lot 12;
Thence South 89'30'46" East, 1.32.00 feet along the. Northerly boundary of said Lot 12
to the Point of Beginning.
Said' parcel contains 0;669 acres more or less.
REVI ' A~R~VAL
BY
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MERIDIAN PUBLIC
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1:90a w. Overland Boiie. ID 83705 Phone 1208) 3a2-0091 Fax (2081342.0092 • Emoil: quodrantOauadroni.cc
Civil Engineering Surveying Corisfruction Monagemeni
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
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VERONA SUBDIVISION N0. 4
REZONE EXHIBIT
SECitON 26, T. 4 N., R. 1 W., ADA COUNTY
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
D. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed plat layout, with recommended
changes, as they comply with the provisions of the Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recorrimends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that
the Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Coininission and Council reference any public testimony that may be presented to
determine whether or not the proposed development inay destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 15, 2007
2. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to C-G and L-O. Staff finds that the
proposed zoning map amendment .complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds retail and office uses are permitted within the requested zoning district of C-G and
L-O. Staff finds that any future use and / or development of this property should comply with
the established regulations and purpose statement of the C-G and L-O zoning districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. Staff recommends that the Commission and Council rely on any oral or
written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
Exhibit D