HomeMy WebLinkAboutREV Volterra RecommendationsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
STAFF REPORT Hearing Date: November 25, 2008
(Continued from November 5, 2008)
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: Volterra Mixed Use
RZ-08-004
C �E IDIAN
Rezone of 93.64 acres from L-O (Limited Office) and R-4 (Medium Low -
Density Residential) to C-G (General Retail and Service Commercial)(25.10
acres), L-O (Limited Office)(10.70 acres), C-C (Community Business)(37.84
acres) and R-15 (Medium -High Density Residential)(20.0 acres), by
Primeland Development Company, LLP.
MDA-08-002
Request to modify the recorded development agreement for Volterra
Subdivision AND create a new development agreement for a mixed
use/commercial employment area, by Primeland Development Company,
LLP.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Primeland Development Company, LLP has applied for a Rezone (RZ) of 93.64 acres
from L-O (Limited Office) and R-4 (Medium Low -Density Residential) to C-G (General Retail and
Service Commercial)(25.10 acres), L-O (Limited Office)(10.70 acres), C-C (Community
Business)(37.84 acres) and R-15 (Medium -High Density Residential)(20.0 acres). Concurrently, the
applicant has submitted a development agreement modification to amend the current DA governing
the site and requests a new development agreement subject to the proposed mixed use employment
area. The total area proposed for development is approximately 111 acres. A portion of C-G zoned
property (approximately 15 acres in the northwest corner of McMillan and Ten Mile) is not part of
the rezone request; however, that property is subject to the new DA requested by the applicant.
A conceptual development plan has been submitted showing how the site may develop as a large
scale business park (34 buildings and 2 pad sites excluding the multi family development) consisting
of a private hospital or other large employer, large box and small scale retail, professional and
personal services, restaurants, nursing care facility and 50-75 unit multi -family development.
In 2005, the subject property was annexed and zoned, preliminarily platted, and approved as Volterra
Subdivision; a mixed use planned development with a mix of commercial, office and residential uses.
The site is located on the northwest corner of W. McMillan Road and N. Ten Mile Road and extends
north to the mid -mile of N. Ten Mile Road.
On August 14, 2008, the Planning and Zoning Commission recommended approval of a
Comprehensive Plan Map Amendment application to change a future land use designation for
approximately 94 acres from Medium Density Residential to Mixed Use- Community. Approval of
the subject applications is contingent upon City Council approval of CPA-08-003.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
2. SUMMARY RECOMMENDATION
The subject applications (RZ-08-004 & MDA-08-004) were submitted to the Planning Department
for concurrent review. Staff has provided a detailed analysis of the requested RZ and MDA
applications below. Staff recommends approval of RZ-08-004 and MDA-08-002 for Volterra
Mixed Use Project, as presented in the Staff Report for the hearing date of October 2, 2008,
based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in
Exhibit B. Note: The Commission is not required to make a recommendation on the Development
Agreement modification request (MDA-08-002). The Meridian Planning & Zoning Commission
heard this item on September 18 and October 2, 2008. At the October 2, 2008 public hearing the
Commission voted to recommend approval of the subject RZ request.
a. Summary of Commission Public Hearing:
i. In favor: Cornel Larson
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Change(s) to Staff Recommendation:
i. The applicant has provided a new legal description and exhibit map referencing the
remaining acreage subject to the original Volterra development agreement.
d. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-08-
004 and MDA-08-002 as presented in the staff report for the hearing date of November 25, 2008, with
the following modifications: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-08-004
and MDA-08-002, as presented during the hearing on November 25, 2008, for the following reasons:
(You should state specific reasons for denial of the rezone.)
Continuance
I move to continue File Numbers RZ-08-004 and MDA-08-002 to the hearing date of (insert
continued hearing date here) so the Planning Department can draft conditions for approval (you
should state any other reasons for continuance).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is generally located on the northwest corner of N. Ten Mile Road and W. McMillan
Road
Southeast 1/ of Section 27, Township 4 North, Range 1 West
b. Owners:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
Primeland Development Company, LLP
3120 W. Belltower Drive, Suite 100
Meridian, Idaho 83646
c. Applicant:
Same as Owner
d. Representative:
Chuck Christensen, Quadrant Consulting, Inc.
1904 W. Overland Road
Boise, Idaho 83705
e. Present Zoning: R-4 and L-O
f. Present Comprehensive Plan Future Land Use Map Designation: Medium Density Residential (A
request to change approximately 94 acres from Medium Density Residential to Mixed Use -
Community designation has been forwarded on to City Council with a Commission
recommendation for approval.)
g. Applicant's Statement/Justification (reference submittal material): "The applicant submitted an
application to the City to reclassify approximately 94 acres of this property from Medium Density
Residential to Mixed Use — Community. This application seeks to further implement the concept
plan for these 94 acres by rezoning the property from R-4 and L-O to a variety of zoning
classifications that are appropriate for a Mixed Use -Community comprehensive plan designation.
The propose zoning classifications are: C-G (General Retail and Service Commercial), L-O
(Limited Office), C-C (Community Business) and R-15 (Medium -High Density Residential).
The concept plan for the site includes approximately 35 acres of C-C area. This area forms the
core of the site. This will be Volterra's Business Park employment center. The Volterra Business
Park already includes about 15 acres of C-G area at the northwest corner of McMillan and Ten
Roads, which is not part of this application. The C-G portion however is expanded approximately
25 acres and surrounds the existing C-G area and extends to the north along Ten Mile Road. The
existing Volterra Subdivision includes 10 acres of L-O area that surrounded the existing C-G
area. The concept plan essentially shifts this area to the northern boundary of the project to
provide a transitional buffer/use between the future residential to the north and the C-C/C-G
areas. The proposed R-15 zone is envisioned to be used for senior/assisted living facility and/or
skilled nursing facility. This area also acts as a transitional use for the proposed residential areas
to the west.
The proposed project is designed as a pedestrian friendly, campus style project. The proposed
zoning classifications for Volterra Business Park will help implement the site's comprehensive
plan designation of Mixed Use -Community. It will also help the area develop as a business
enterprise corridor and provide Meridian residents with family wage jobs." See applicant's
narrative for more information.
5. PROCESS FACTS
a. The subject application will in fact constitute a rezone as determined by City Ordinance. By
reason of the provisions of the Unified Development Code, Title 11, Chapter 5, a public hearing
is required before the Commission and City Council on this matter.
b. The subject application will, in fact, constitute a development agreement modification as
determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a
Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
public hearing is required before the City Council on this matter.
Newspaper notifications published on: September 1, and September 15, 2008 (Commission);
October 13 and 27, 2008 (City Council)
d. Radius notices mailed to properties within 300 feet on: August 22, 2008 (Commission); October
10, 2008 (City Council)
e. Applicant posted notice on site by: September 19, 2008 (Commission); October 21, 2008 (City
Council
6. LAND USE
a. Existing Land Use(s): The subject property is currently vacant agricultural land.
b. Description of Character of Surrounding Area: The surrounding area is currently agricultural in
nature except along the eastern portion of site there is single family residential.
c. Adjacent Land Use and Zoning
1. North: Future single-family, Bainbridge Subdivision; zoned R-8
2. East: Mixed -use, Verona Subdivision, zoned R-8, L-O and C-G
3. South: Mixed -use, Volterra South, zoned C-G and R-4
4. West: Future single-family, Volterra North and Agricultural property; zoned R-4 and RUT
(Ada County)
d. History of Previous Actions: In 2005, the subject property was annexed and zoned (AZ-05-040),
preliminarily platted (PP-05-039), and approved as a mix use planned development for
commercial, office and single family residential called Volterra Subdivision (CUP-05 -04 1). As
part of the annexation approval, the site was subject to a DA (instrument # 106034786). On
August 14, 2008, the Planning and Zoning Commission recommended approval of a
Comprehensive Plan Map Amendment application to change a future land use designation for
approximately 94 acres from Medium Density Residential to Mixed Use- Community.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: N Ten Mile road & W McMillan Road.
Location of water: N Ten Mile road & W McMillan Road.
2. Vegetation: This site is primarily used for growing agricultural products.
3. Flood plain: This property is not within a floodway or floodplain.
4. Canals/Ditches Irrigation: The McMillan Lateral transverses through the property.
5. Hazards: Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: R-15, L-O, C-C & C-G
7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use — Community
8. Size of Property: 93.64 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): On the
submitted conceptual development plan, the applicant is showing two full access points and one
right-in/right-out access point on W. McMillan Road and three full access points on N. Ten Mile
Road. Two of the three access points to N. Ten Mile Road and one access point to W. McMillan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
Road are driveways for the general commercial portion of the development. The remainder of the
access points are proposed as public streets.
7. COMMENTS MEETING
On August 29, 2008, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Public Works Department,
Sanitary Service Company, and Meridian Police Department. Staff has included all comments and
recommended actions in the attached Exhibit B. Staff has included all comments and recommended
actions and provisions for the new development agreement attached in Exhibit B.
8. COMPREHENSIVE PLAN
This property is currently designated "Medium Density Residential" on the Comprehensive Plan
Future Land Use Map. On August 14, 2008, the Commission forwarded on a recommendation for
approval to the City Council to change the future land use map from a Medium Density Residential
designation to a Mixed Use —Community designation (see CPA-08-003). Therefore, Staff has
analyzed the subject request using the Mixed Use -Community guidelines, not the Medium Density
Residential guidelines. Approval of the subject applications are subject to City Council approval of
CPA-08-003.
The purpose of the Mixed Use areas, as defined on page 102 of the Comprehensive Plan, is as
follows, "There are five sub -categories of the Mixed Use designation. Generally, the designation will
provide for a combination of compatible land uses that are typically developed under a master or
conceptual plan. The purpose of this designation is to identify key areas which are either infill in
nature or situated in highly visible or transitioning areas of the city where innovative and flexible
design opportunities are encouraged. The intent of this designation is to offer the developer a greater
degree of design and use flexibility."
The pending "Mixed Use — Community" designation allows up to 25 acres of non-residential uses, up
to 200,000 square feet of non-residential building area and residential densities of 3 to 15 dwelling
units to the acre. In Mixed Use — Community areas that are not Neighborhood Centers, over 25 acres
of non-residential uses shall be permitted through the CUP process. Per the conceptual development
plan, the site may develop as a large scale business park consisting of a private hospital or other large
employer, large box and small scale retail, professional and personal services, restaurants, nursing
care facility and multi -family development. The concept plan relocates 10.70 acres of office area
(approved with the PD) along the northern boundary area to buffer the future residential uses to the
north. Of the remaining 85 acres, 20 acres is expected to develop with a 50-75 unit multi -family
development and a nursing care facility. The remaining 62.94 acres is expected to develop as an
employment center with the associated support uses (retail, restaurants, personal services etc.) Staff
believes the application is generally consistent with the Mixed Use -Community designation proposed
for the property.
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends,
desirable goals and objectives, or desirable future situations for each planning component." Staff has
reviewed the subject RZ application and offers the analysis and recommendations contained herein
for the Commission and the City Council's consideration. Please see Exhibit D for detailed analysis
of the required findings for a rezone.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to this application (staff analysis is in italics below policy):
Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
• Chapter VII (page 103), Bullet 8 "All mixed use projects shall be directly accessible to
neighborhoods within the section by both vehicles and pedestrians."
The applicant has submitted a concept plan illustrating the alignment of proposed roads and
driveways with existing and future roadways and driveways. In addition, the applicant is showing
the extension of roadways to the north (Bainbridge) for vehicular connectivity. The Meridian
Pathways Plan depicts a pathway transversing through the property. The applicant is proposing
to install this pathway and connect to the existing pathway which is terminated at the northwest
corner of the Verona Subdivision located on the east side of Ten Mile Road. In addition, the
internal pathways are proposed through out the development that should provide future
connectivity within the development and the future residential to the west and north. Staff is
supportive of the pedestrian and vehicular connectivity as proposed.
• Chapter VII (page 102), Bullet 5, "Where the project is developed adjacent to low or medium
density residential uses, a transitional use is encouraged."
The subject site is located adjacent to land that is designated for medium density residential uses.
On the submitted concept plan, the applicant is proposing to transition between the mix of uses
within the development and the medium density residential to the north and west. Office uses are
proposed along the northern boundary and residential uses (nursing care facility and multi-
family) are proposed along the western boundary. Staff believes the applicant has done a nice job
of buffering the residential uses from the more intense commercial uses located at the corner of
Ten Mile Road and McMillan Road..
• Chapter V, Goal I, Objective A, Action 17 — Coordinate with ACHD to improve traffic flow and
minimize vehicle time spent idling and accelerating.
The applicant is currently constructing improvements at the intersection of Ten Mile Road and
McMillan Road, including a new signal and turn lanes, and construction is scheduled for
completion in November, 2008. ACHD will reimburse the developer for these improvements,
but without this public/private partnership the construction of this intersection would not occur
within the span of the adopted Five Year Work Program.
• Chapter V, Goal III, Objective D, Action 5— Require all commercial and industrial businesses to
install and maintain landscaping.
A 25 foot wide landscape street buffer will be required along Ten Mile Road and McMillan Road.
The proposed collector streets will require a 20 foot wide landscape buffers in accordance with
the standards listed in UDC 11-3B-7. Internal parking lot landscaping will also be required in
accordance with the standards listed in UDC 11-3B-8.
• 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 two stub streets to the north which should provide future connectivity
with the approved Bainbridge Subdivision to the north of this site.
• Chapter VII, Goal III, Objective A, Action 1 (page 111) — Ensure that adequate public services,
including transportation, for existing and future development are provided.
City services are currently available to the subject property. The Developer will be responsible to
design and construct any new infrastructure needed to support the proposed development.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
• Chapter VII, Goal IV— Encourage compatible uses to minimize conflicts and maximize use of
land.
This area of the City is predominantly residential in nature. However the concept plan transitions
well between residential and office uses to the more intense commercial uses proposed at the
corner and internal to the development. In addition, open space amenities are provided
throughout the development to provide interconnectivity. Staff believes the proposed development
would be compatible with the surrounding residential neighborhoods.
• Chapter VII, Goal IV, Objective D, Action 2 — Restrict curb cuts and access points on collectors
and arterial streets.
Access points proposed with this application align with existing and future access points.
Furthermore, the applicant has proposed a street layout that provides future connectivity with the
residential to north and west of the site. Said street layouts are generally consistent with the
Volterra Subdivision approved in 2005.
9 Chapter VII, Goal I, Objective B, Action 5 (page 109) — Locate new community commercial
areas on arterials or collectors near residential areas in such a way as to complement with
adjoining residential areas.
A portion of this site, at the corner of McMillan Road and Ten Mile Road, was approved for
office and commercial development in 2005.At that time the applicant did not have a clear vision
for how the site would develop. Now, the applicant is proposing to develop approximately III
acre Business Park to be supported with a mix of residential uses, commercial uses and offices
uses. The future residential along the west and north boundaries will be buffered by office and
residential uses. In addition, the placement of the buildings on the site have been designed to
eliminate a sea of parking to be seen from the adjoining arterials. Open space amenities are
proposed with the development for future employees in this area to use during break times.
Furthermore, the applicant is extending pathways into the development to add the pedestrian
connectivity. Staff believes the applicant has put considerable thought into the design of this mix
use development and believes it would complement the surrounding residential neighborhoods.
• Chapter VI Goal V, Objective A, Action 2: Insure that high -quality emergency care, primary,
outpatient, home and log -term care and other types of health care are provided in the community.
The submitted site plan depicts a nursing care facility and a private hospital on the site. Staff
believes these uses would add quality health care in this area of the City.
Staff recommends that the Commission and Council 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. Commercial Schedule of Use Control: UDC 11-213-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed L-O, C-C and C-G
zoning districts.
b. Purpose Statement of Zone (UDC 11-213-1): 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 (4) 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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
the district in proximity to streets and highways.
c. Dimensional standards for the L-O, C-C and C-G zoning districts, per UDC Table 11-213-3:
(Applicable upon development of the property)
H-E
M
Notes:
1. All setbacks shall be measured from the ultimate right of way for the street classification as
shown on the adopted transportation plan.
2. Minimum setback only allowed with reuse of existing residential structure.
3. Where the adjacent property is vacant, the director shall determine the adjacent property
designation based on the comprehensive plan designation.
4. Subject to design guidelines in ten mile interchange specific area plan.
d. Residential Schedule of Use Control: UDC Table 11-2A-2 lists multi -family developments and
nursing care facilities as conditional uses in an R-15 zoning district.
e. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
REZONE: The applicant is proposing to rezone 93.64 acres from R-4 and L-O zoning districts to
the R-15, L-O, C-C and C-G zoning districts. A majority of the site is slated for large scale mixed
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
use development. On August 14, 2008 the Planning and Zoning Commission acted on a
Comprehensive Plan Map Amendment to change approximately 94 acres from the Medium Density
Residential designation to the Mixed Use -Community designation. It is important to note the
development proposed for this site is contingent upon City Council approval of the applicant's CPA
request (CPA-08-003).
The annexation legal description prepared by Peter W. Lounsbury, PLS, dated 8/05/08 and submitted
with the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission.
Conceptual Site Plan: The applicant submitted a conceptual site plan showing how the property
may develop in the future as a large scale business park (approximately 111 acres with 34 buildings
and 2 pad sites excluding the multi family development) consisting of a private hospital or other
large employer, large and small scale retail, professional and personal services, restaurants, hotel, a
nursing care facility and a 50-75 unit multi -family development. NOTE: the multi family
development and nursing care facility require CUP approval prior to establishing the use on the
site.
A portion of the subject site was approved for 25 acres of commercial and office uses in 2005 under
a mixed use planned development. The concept plan relocates 10.70 acres of office (L-O zone) along
the northern boundary area to buffer the future residential uses to the north. Of the remaining 85
acres, 20 acres (R-15 zone) are expected to develop with a 50-75 unit multi -family development and
a nursing care facility. The remaining 62.94 acres (C-C and C-G zones) are expected to develop as
an employment center with the associated support uses (retail, restaurants, personal services, hotel,
medical facility etc.). The site is expected to house approximately 1.4 million square feet of non-
residential and residential uses on the site.
Access to this development becomes a major factor for a development of this size. The applicant is
proposing to construct two full access points and one right-in/right-out access point on W. McMillan
Road and three full access points on N. Ten Mile Road. Two of the three access points to N. Ten
Mile Road and one access point to W. McMillan Road are driveways for the general commercial
portion of the development. The Meridian Police Department has expressed they would like the
access point to N. Ten Mile just north of McMillan Road be restricted to a right-in/right-out
access as depicted on the submitted plan. The remainder of the access points (three total) are
proposed as public streets (roadways) and all access points align with future and existing roadways
and driveways that surround the site.
The public streets (roadways) depicted on the concept plan (three north/south roadways and two
east/west roadways) provide connectivity and a transition to the future residential development to
the north and west. In addition, theses roadways also provide internal connectivity which limits the
need for additional access points to the arterial streets. Further, the parking and drive aisles have
been designed to reduce vehicular trips on the adjacent roadways and helps enhance the pedestrian
environment of the development. It is important to note some of the pad sites/ buildings do not front
on any roadways; therefore cross access should be required in the future once development occurs
on the site.
On the submitted concept plan, the applicant has provided pedestrian connectivity through out the
proposed development. Five plaza areas are depicted on the plan and all are linked with a
meandering pathway. The intent of this design is to reduce the number of vehicle trips generated and
encourage pedestrian and cycling traffic within the development.
Building Elevations: The applicant has submitted photos illustrating how future buildings may be
constructed on the site. These photos are representative of how the applicant proposes to market the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
development and the types of uses proposed for the development. The photos include examples of
large box retail, hotel, medical facilities (assisted living, skilled nursing, and health care), retail and
general business/office buildings.
The building materials shown in these photos appear to be constructed of high quality materials.
Building materials include split face block, stucco, stone, wood, and brick. Design features include
highlighted entrances, color variation, modulation in the building facades, substantial glazing,
varying parapet heights and roofline modulation with different roof styles (pitched and flat). Staff is
supportive of the submitted photos submitted with this application and future buildings should
generally comply with these photos/materials per the proposed DA.
Meridian Pathways Master Plan: The Meridian Master Pathway Plan has identified a pathway to
transverse through the northern portion of the property. This portion of the pathway is part of the
Meridian Loop Pathway and is to be constructed by development, based on the text of the pathway
plan. The applicant is proposing to extend the pathway through the site along the east/west public
street to the north which links to the future park site to the west of this site. Further, a pathway is
proposed from McMillan Road and transverses north and turns west though the residential portion of
the development and connects to the future park site in the residential area of Volterra as well. Staff
believes the applicant has met the intent of the pathways plan and is supportive of the pathway
location as proposed however; the applicant should coordinate with the Parks Department to
facilitate the actual design and exact location of the pathways.
Landscaping: Upon platting the property, the applicant will be required to install the required
landscape buffers. The internal parking lot landscaping requirements will be assessed at CZC
submittal; however, the applicant may submit for CZC without platting the property. All of the
perimeter landscaping along a parcel will be required to be installed prior to occupancy of the
building.
Certificate of Zoning Compliance (CZC): The applicant shall be responsible to obtain a CZC
permit from the Planning Department for all new construction on the site, prior to issuance of
building permits.
DEVELOPMENT AGREEMENT (DA) MODIFICATION: As mentioned earlier, a DA was
required when the subject site was annexed into the City. The Development Agreement currently
governing development of this site was recorded for Volterra Subdivision on March 7, 2006, as
Instrument No. 106034786, records of Ada County Idaho. The applicant is proposing a first
amendment to the DA by amending Section 3 "Definitions" modifying sub -section 3.4 "Property"
excluding the Volterra Mixed Use properties (111 acres as shown with the attached exhibits) of the
recorded Volterra DA. The existing legal descriptions and exhibit map tied to the original DA
should be replace with a new legal description and exhibit map referencing the remaining
area/acreage that will remain subject to the existing Volterra DA. Said exhibits and
descriptions should include the remaining R-4 zoned property north of McMillan and the
Volterra South property located south of McMillan and should be provided to staff prior to
the City Council hearing. Then a new DA should be drafted governing development of the 111
acre mixed use area of the project.
The applicant has provided staff with a legal description and exhibit map depicting the development
area subject to the new development agreement attached in Exhibit A.5. The original Volterra
Project was approved with approximately 54 acres of non-residential uses and includes the
southwest corner of McMillan Road and Ten Mile Road (Volterra South). The new project
incorporates approximately 111 acres with a greater variety of uses. Staff is supportive of the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
applicants request for a new DA, as the proposed project is substantially different from what was
approved in 2005.
Prior to rezone ordinance approval, a DA and a DA amendment shall be entered into between the
City of Meridian, the property owner(s) at the time of ordinance adoption, and the developer. If the
Commission or Council believe that additional or different DA provisions then are provided herein
are necessary to ensure that this property is developed in a fashion that is consistent with the
Comprehensive Plan and does not negatively impact nearby properties, Staff recommends a clear
outline of the commitments of the developer be made. The applicant shall contact the City
Attorney, Bill Nary, at 898-5506, within 12 months of City Council approval to initiate this process.
Please be advised a $303.00 fee will required to process a new development agreement.
Staff recommends that the Council direct the City's Legal Department to draft modifications to the
recorded development agreement for the Volterra Subdivision as follows:
• Section 3 - Definitions
Modify sub -section 3.4 "Property" to remove the described properties attached in Exhibit A
of the original DA and replace with the new legal description and exhibit map attached as
Exhibit A.4 below, which identifies the remaining area/acreage that will remain subject to the
existing Volterra DA (Instrument # 106034786).
The new DA for the 111 acres shall include, at minimum, the following:
• All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development and be generally consistent with the
conceptual site plan submitted with this application, as determined by the Planning
Director.
• This site has an existing development agreement, instrument #106034786. The entire
111.19 acres shall be subject to a new development agreement for the Volterra Mixed Use
Project and will no longer be subject to the original Volterra DA.
• The C-G zoned property shall consist of a minimum of 6 buildings with no one building
exceeding 250,000 square feet. The maximum allowable non-residential square footage for
this portion of the development shall be 558,000 square feet.
• The C-C zoned property shall consist of a minimum of 11 buildings with no one building
exceeding 200,000 square feet. The maximum allowable non-residential square footage for
this portion of the development shall be 464,000 square feet.
• The L-O zoned property shall consist of a minimum of 5 buildings with no one building
exceeding 20,000 square feet. The maximum allowable non-residential square footage for
this portion of the development shall be 120,000 square feet.
• The R-15 zoned property shall consist of a minimum of 3 buildings and a minimum density
of 8 dwellings/beds per acre and a maximum of 75 buildings provided it does not exceed
the density requirements of the R-15 zoning district with no one building exceeding
130,000 square feet.
• The applicant shall construct five central plaza areas and associated pathway on the site as
generally depicted on the conceptual site plan.
• All buildings on the site shall be generally consistent in appearance with the attached
photos (large box, health care, hotel, health club, general business, senior living, skilled
nursing, retail) submitted with this application, as determined by the Planning Director.
• The proposed non-residential and residential buildings shall be constructed with high
quality materials, including but not limited to: split face block, stucco, wood and brick,
Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
with substantial stone accents, four sided architecture: for retail uses one side may not
require full facade treatment if there is screening for the loading area., highlighted main
entrances, stamped decorative concrete, flat roofs, accent metal roofing, composite or tile
roofing materials and variations in colors, roof planes and parapet heights.
• A minimum 25-foot wide buffer shall be constructed along W. McMillan Road and N. Ten
Mile Road with 5-foot detached sidewalk. Any future collector streets shall have a
minimum 20-foot wide landscape buffers on each side of the street. Any fixture local
commercial streets shall have a minimum 10-foot wide landscape buffer. These buffers
shall be designed in accordance with the standards listed in UDC 11-313-7 and shall be
constructed with platting of the property or with the issuance of the first building permit if
the plat has not been recorded.
• The applicant shall comply with all landscaping standards described in the UDC, including
but not limited to UDC 11-3B-8 which outlines the standards for parking lot landscaping.
• The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC)
permit from the Planning Department prior to all new construction on the subject property.
• Any fixture signalization installed as the result of the development of this project shall 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.
• Driveway access onto Ten Mile Road just north of McMillan Road shall be designed as a
right-in/right-out driveway.
• The applicant shall coordinate with the Parks Department to facilitate the actual design and
exact location of the pathways in accordance with the standards listed in UDC 11-3B-8 and
11-3B-12, and the Master Pathways Plan. Said pathway shall be constructed when the
extension of the north east/west roadway is constructed on the site.
b. Staffs Recommendation: Staff recommends approval of RZ-08-004 and MDA-08-002 for Volterra
Mixed Use Project, as presented in the Staff Report for the hearing date of October 2, 2008, based on the
Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit B. The Meridian
Planning & Zoning Commission heard this item on September 18 and October 2 2008. At the
October 2, 2008 public hearing the Commission voted to recommend approval of the subiect RZ
request.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Conceptual Site Plan
3. Submitted Photos
4. Legal Description and Exhibit Map of the Area to remain subject to the Original Development
Agreement
5. Legal Description and Exhibit Map of the Area subject to New Development Agreement
B. Agency and Department Comments
C. Legal Descriptions and Exhibit Map
D. Required Findings from the Unified Development Code
Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
A. Drawings
1. Vicinity Map
Exhibit A 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
2. Conceptual Site Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
3. Submitted Photos
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
Health Care
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
4. Legal Description and Exhibit Map of the Area to Remain subject to the Original Development
Agreement (Instrument # 106034786)
■■
ON Quadrant
Consulting, Inc.
Volterra Subdivision Development Agreement Boundary
A parcel of land situated in the North '/, of the Northeast %. of Section 34 and the South %: of Section 27, Township 4
North, Range l West, Boise Meridian, Ada County, Idaho, more particularly described as follows;
Commencing at the Section corner common to Section 26, 27, 34 and 35 of said Township and Range, said point
being the POINT OF BEGINNING; thence along the east line of the Northeast '/. of said Section 34
South 00' 52' 47" West 1315.58 feet to the Southeast comer of the North V. of said Northeast ''/a; thence along the
south line of said North Y: of the Northeast V.
North 89' 06' 30" West 2651.08 feet to the Southwest corner of said North % of the Northeast ''%; thence along the
West line of said North'/ of the Northeast''/<
North 00' 43' 45" East 1323.31 feet to the '/, comer common to said Sections 27 and 34; thence along the West line
of the Southeast'/, of said Section 27
North 00' 28' 37" East 644.85 feet to the Southeast corner of Lot 7, Block 2 of Black Cat Estates No. 2 Subdivision
as same is recorded in Book 32 of plats at Page 1945, records of Ada County, Idaho; thence along the East line of
said Lot 7
North 00' 19' 40" East 660.00 feet to the Northeast corner of said Black Cat Estates No. 2 Subdivision; thence along
the North line of said Black Cat Estates No. 2 Subdivision
North 891 18' 01" West 1261.91 feet; thence leaving said North line
North 12' 4757" West 206.21 feet; thence
North 88' 1 F 16" West 896.71 feet; thence
North 501 51'36" West 89.06 feet; thence
North 34121' 20" West 79.64 feet; thence
North 19' 35' 33" West 111,55 feet; thence
North 89' 34' 56" West 291.92 feet to a point on the West line of said Section 27; thence along said line
North 00' 31' 08" East 877.06 feet to the West '/, comer of said Section 27; thence along the East-West mid -section
line of said Section 27
South 89' 20' 15" East 2649.84 feet to the center of said section 27; thence continuing along said East-West mid-
section line
South 89' 21' 10" East 881.40 feet; thence leaving said East-West mid -section line
South 00* 59' 37" West 409.35 feet; thence
South 22' 14' 26" West 338.89 feet; thence
South 06' 37' 30" East 612.06 feet; thence
South 01 ° 53' 56" West 1299.71 feet to a point on the South line of said section 27; thence along said South line
South 88' 56' 29" East 1861.26 feet to the POINT OF BEGINNING;
Said parcel contains 201.48 acres more or less.
October 30, 2008
Page I of 2
1904 W. Overland • Boise, ID 83705 • Phone (208) 342-0091 • Fax (208) 342-0092 • Email: quadront@quadrant.cc
Civil Engineering • Surveying • Construction Management
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
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Exhibit A 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
5. Legal Description and Exhibit Map of the Area subject to new Development Agreement
4-67
00 Quadrant
Consulting, inc,
LEGAL DESCRIPTION OF;
New Development Agreement Area
A parcel of land being a portion of a tract of land as described in Special Warranty Deed,
Instrument No. 106099040, records of Ada County, Idaho, together with a portion Of a tract of
land as described in Special Warranty Deed.. Instrument No. 106099041, records of Ada County,
Idaho, together with a portion of a tract of land as described in Special Warranty Deed,
Instrument No. 106041249. records of Ada County, Idaho, together with a portion of the Right-
Of- Way of West McMillan Road and North Ten Mile Road, situated in the Southeast quarter of
Section 27. Township 4 North, Range I West, Boise Meridian, City of Meridian, Ada County,
Idaho more particularly described as follows:
Commencing at the Section comer common to Section 27, 26, 34 and 35 of said Township and
Range; said comer being the POINT OF BEGINNING, thence alongthe South line of said
Section
North 88' 56'29" West for a distance of 1861.26 feet, thence
North 01 ' 53'56" East for a distance of 1299.71 feet; thence
North 06' 37'30" West for a distance of 612.06 feet; thence
North 22' 14'26" East for a distance of 338.89 feet; thence
,North 000 591 37" East for a distance of 409.34 feet; thence
South 8912 F 12" East for a distance of 1769.59 feet to the cast quarter comer of said Section
27,thence
South 00' 2 V 16" West a distance of 2644.39 feet to the POINT OF BEGINNING:
Said parcel contains 111.19 acres more or less.
1904 W. Overiond - Boise, ID 83705 - Phone (208) 342-0091 - Fox 12081342-0092 - Ernaflc quodrontaquodront-CC
Civil Engineering , Surveying - Construction Monagernent
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
llkql7 "17". ,ice —
VOLTERRA SUBDIVISION
2-1. 7-4N
I L
Exhibit A 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
B. Agency and Department Comments
1. PLANNING DEPARTMENT
1.1 The rezone legal description prepared by Peter W. Lounsbury, PLS, dated 8/05/08 and submitted
with the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission.
1.2 Prior to rezone ordinance approval, the applicant shall enter into a Development Agreement and a
Development Agreement Modification with the City. Said Development Agreement shall be
signed within 12 months of the City Council's approval of this application. Please be advised a
$303.00 fee will required to process the development agreement. See section 10 above for
analysis and comments regarding the DA modification to the original Volterra DA (instrument #
106034786) and the provisions subject to the new Volterra Mixed Use DA.
1.3 New legal description and exhibit map referencing the remaining area/acreage that will
remain subject to the existing Volterra DA shall be submitted to staff prior to the City
Council hearing. Said exhibits and descriptions shall include the remaining R-4 zoned
property north of McMillan and the Volterra South property located south of McMillan.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being constructed by the applicant in N McMillan
Road and 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 constructed by the applicant in N McMillan Road and N Ten
Mile Road. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 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). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.4 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 agrees to use the City of Meridian's reclaimed
water supply for their primary source of irrigation. The applicant will enter into a development
agreement with the City of Meridian provided that the following issues are satisfactorily resolved
between the applicant and the City of Meridian; water volume and supply issues, liability for
water quality, maintenance of distribution systems, the impact of using reclaimed water on the
applicant's existing water rights, the homeowner's willingness to accept this type of use in their
neighborhood, cost, and the system being available and in operation when the applicant is ready
to proceed with the project such that no delays will occur.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
by the City Engineer.
2.6 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 UDC 11-3A-6.
Plans shall 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't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.10 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.
2.11 All development improvements, including but not limited to sewer, fencing, micro -paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.15 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.
2.16 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 footings is at least 1-foot above.
2.17 The applicants design engineer shall certify that all seepage beds out of the public right- of -way
are installed in accordance with the approved design plans. This certification must be received by
the City of Meridian Public Works Department prior to the project receiving final approval.
2.18 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
3. 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 %2" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works 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'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 %2" outlets.
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.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 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 and support an imposed weight of 75,000
GVW.
3.6 For all Fire Lanes provide signage "No Parking Fire Lane".
3.7 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.8 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.9 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.10 Building setbacks shall be per the International Building Code for one and two story construction.
3.11 Commercial and office occupancies will require a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.12 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.13 Maintain a separation of 5' from the building to the dumpster enclosure.
3.14 Provide a Knox box entry system for the complex prior to occupancy.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
3.15 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
3.16 The Fire Dept. has concerns about the ability to address the project and have the addresses 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.
3.17 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.18 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.
3.19 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.20 There shall be a fire hydrant within 100' of all fire department connections.
3.21 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.22 COMMERCIAL AND INDUSTRIAL - 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.
3.23 COMMERCIAL AND INDUSTRIAL - 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)
3.24 Multi -Family and Commercial projects shall be required to provide additional 60" wide access point
to the building from the fire lane to allow for the movement of manual fire suppression equipment
and gurney operations. The unobstructed breaks in the parking stalls shall be provided so that
building access is provided in such a manner that the most remote part of a building can be reached
with a length of 150' fire hose as measured around the perimeter of the building from the fire lane.
Code complaint Handicap parking stalls may be included to assist meeting this requirement. Contact
the Meridian Fire Department for details per IFC Section 504.1.
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet. This shall
specifically be addressed for landscaping up against any structure and along the pedestrian
pathway.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
4.2 All pedestrian pathways shall be illuminated with 4-foot bollard style lighting or equivalent and
shall be spaced close enough together for continuous lighting of the entire pathway.
4.3 Driveway access onto Ten Mile just north of McMillan Road shall be designed as a right-
in/right--out driveway.
5. PARKS DEPARTMENT
5.1 Coordinate exact pathway locations with the Parks Department.
6. SANITARY SERVICES COMPANY
6.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
6.2 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site
plan from SSC.
6.3 Waste enclosure access: The applicant shall provide drive -on capability for 6 and 8 cubic yard
containers. Allow a minimum of 60 ft. frontal clearance for such containers.
6.4 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
6.5 Waste enclosure dimensions: The applicant shall provide a minimum of 12 ft. clearance inside of
the enclosure gates with the gates in the open position.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Dedicate 35-feet of right-of-way from the centerline of McMillan Road abutting the site.
Construct a 5-foot detached concrete sidewalk a minimum of 28-feet from the centerline of
McMillan Road abutting the site.
7.2 Dedicate 48-feet of right-of-way from the centerline of Ten Mile Road abutting the site.
Construct a 5-foot detached concrete sidewalk a minimum of 41-feet from the centerline of the
Ten Mile Road abutting the site.
7.3 Construct center landscape islands on the internal roadway, as proposed. Provide 21-foot street
sections on each side of the proposed center islands.
7.4 Construct 4 traffic circles on the internal roadways, as proposed. Coordinate the design and
location of the traffic circles with District Traffic Services staff.
7.5 Construct two roadways to intersect McMillan Road in locations consistent with those previously
approved with Volterra Subdivision in 2005.
7.6 Construct one roadway to intersect Ten Mile Road in a location consistent with that previously
approved with Volterra Subdivision in 2005.
7.7 Other than the access specifically approved with this application, direct lot access is prohibited to
Ten Mile Road and McMillan Road and shall be noted on the final plat.
7.8 Comply with all Standard Conditions of Approval.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation 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 ACHD 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 may be 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.
4.2.6 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 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.
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
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
8.3 Run-off is not to create a mosquito -breeding problem
8.4 Central District Health will require plans be submitted for a plan review for any: food
establishments, grocery store, beverage establishment, swimming pools or spas and child care center.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
C. Legal Descriptions and Exhibit Map
Fm--n7
ON Quadrant
Consulting, Inc,
LEGAL DESCRIPTION OF:
Overall Rezone Boundary
A parcel of land being a portion of a tract of land as described in Special Warranty Deed,
Instrument No. 106099040, records of Ada County, Idaho, together with a portion of a tract of
Ixid as described in Special Warranty Deed, Instrument No. 106099041, records of Ada County,
Idaho, together with a portion of a tract of land as described in Special warranty Deed,
Instrument No. 106041249, records of Ada County, Idaho, together with a portion of the Right -
Of -Way of West McMillan Road and North Ten Mile Road, situated in the Southeast quarter of
Section 27, Township 4 North, Range I West. Boise Meridian, City of Meridian, Ada County,
Idaho more particularly described as follows:
Commencing at the Section comer common to Section 27, 26, 34 and 35 of said Township and
e
Range; thence along the South line of said Section North 88056'29" West, 89133 feet to the
POINT OF BEGINNING; thence continuing
North 88*5629" West, 969.93 feet; thence leaving said South line
North 01*53'56" East, 1299.71 feet; thence
North 06'37'30" West, 612.06.feet; thence
North 22'14'26" East, 338.89 feet; thence
North 00*59'37'* East, 409.34 feet to a point on North line of said Southeast quarter; thence along
said north line
South 89'21'12" East, 1769.59 feet to the East quarter corner of said Section 27; thence
South 0 21 ' 16" West, 1738.65 feet along the East line of said Section 27; thence leaving said
East line
North 89'38'46" West, 485.15 feet; thence
623-40 feet alone a curve to the left, said curve having a radius of 400,00 feet, a delta angle of
89'1 T46" and a -long chord bearing South 45'42'22" West, for a distance of 562.2() feet; thence
South 01'03'30" West. 499.73 feet to the POINT OF BEGINNING,
Said parcel contains 93.65 acres more or less,
SY-1
AUG 19 20
MERIDIAN PUBLIC
WORKS DEPT.
1904 W. Overland - Boise. 0 83705 - Phone (208) 342-0091 - Fax (2081342-0092 - Email: quodrontdquodront,cc
Civil Engineering - Surveying - Construction Management
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
[on:■ Quadrant
LEGAL DESCRIPTION OF: Consulting, inc,
Proposed W15 Zoning
A parcel of land being a portion Of a tract of land as described in Special Warranty Deed,
Instrument No. 106099040. records of Ada County, Idaho, together with a portion of a tract of
land as described in Special Warranty Deed, Instrument No. 106099041, records of Ada
County, Idaho, together with a portion of the Right -of -Way of WcstlklclMillan Road, situated
in the Southeast quarter of Section 27, Township 4 North, Range I West, Boise Meridian, City
of Meridian. Ada County, Idaho more particularly described as follows:
Commencing at the Section comer common to Section 27, 26, 34 and 35 of said Township and
Range; thence along the South line of said Section 27 North 88-56-29" Wes(, 1020.01 feet to
the POINT OF BEGINNING; thence continuing
.North 88-' 56'29" West 841.25 feet: thence leaving said South line
North 01 c 53' 5611 East 1117.09 feet; thence
North 900 00'00" East 739.71 feet; thence
40.48 feet along a curve to the right, said curve having a radius of 280.00 feet, a delta an
08' IT 02" and a long chord bearing South 03' 05'00" East f angle of
a distance of 40.45 feet; thence
South 01 * 03' 3 1 " West 588.00 feet; thence
140.00 feet along a curve to the left, said curve having a radius of 350.00 feet, a delta angle of
22' 55' 06" and a long chord bearing South 10' 24'02" East for a distance of 139-07 feet;
thence
South 21 " 5 V 35" East 100.00 feel, thence
80-00 feet along a curve to the right, said curve having a radius of 200.Oo feel, a delta angle of
22' 55'06", and a long chord bearing South 10' 24'02" East for a distance of 79.47 feet; thence
South 01 0 03' 31" Wes( 196,00 feet 10 the POINT OF BEGINNING,
Said parcel containing 20,00 acres more or less,
REViE FT VAL
AUG 19
MERIDIAN PUBLIC
WORKS DEPT.
1904 W. Overianct * 80fSe, IDS3705 - Phone (208) 342-0091 - Fox (208) 342-OG92 - Email: qvQdY0nt4Quodront,cc
Civil Engineering - Surveying - Construction Management
Exhibit c
-2-
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
[ 'NE I
[ME Quadrant
Consulting, Inc,
LEGAL DESCRIPTION OF:
Proposed C-C Zoning
A parcel of land being a portion of a tract of land as described in Special Warranty Deed,
Instrument No. 106099041, records of Ada County, Idaho, together with a portion of a tract of
land as described in Special Warranty Deed. Instrument No. 106041249, records of Ada
County, Idaho. situated in the Southeast quarter of Section 27, Township 4 North, Range I
West, Boise Meridian, City of Meridian, Ada County, Idaho more particularly described as
follows:
Commencing at the Section corner common to Section 27, 26, 34 and 35 of said Township and
Range; thence along the South line of said Section 27 North 88056'29- West, 1861,26 feet;
thence leaving said South line North V 53'56" East 1117.09 feet to the POINT OF
BEGINNING; thence continuing
North I` 53'56" East 182.62 feet; thence
North 06' 37'30" West 612.06 feet; thence
North 220 14'26" East 338.89 feet: thence
North 00" 59'37" East 56,43 feet; thence
South 89" 23'45" East 104.83 feet; thence
250,00 feet along a curve to the left, said curve having a radius of 1150-00 feet, a delta angle of
12' 27'20" and a long chord bearing North 841 22'35" East for a distance of 249.51 feet;
thence
423.13 feet along a curve to the righ
t, said curve having a radius of 2000.00 feet, a delta angle
of 12' 07' 18" and a long chord bearing North 84' 12'34" East for a distance of 422.34 feet,
thence
521,30 feet along a curve to the left said curve having a radius of 2350,00 feet, a delta angle of
12' 42' 36" and a long chord bearing North 83' 54'55" East for a distance of 52023 feet;
thence
South 08 0 48'46"East 100,00 feet; thence
100,00 feet along a curve to the right, said curve having a radius of 650,00 feet, a delta angle of
08' 48'53" and a long chord bearing South 04' 24'20"East for a distance of 99.90.fect; thence
425,00 feet along a curve to the left,
said curve having a radius of 1900.00 feet, a delta angle of
12' 4858" and a long chord bearing South 06- 24'22" East for a distance of 424,11 feet;
thence
1904 W. Overland - Boise, ID 83705 - Phone (208) 342-0091 - Fox (2081342-0092 - Email: quOdyant4auadronf.cc
Civil Engineering - Surveying * Construction Management
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
■818:!Quacdrant
540-53 feet along a curve to the right, said curve havingConsulting.
a radius of 4500,0() feet. a delta angle
of 06' 52'56" and a long chord bearing South 09' 227'23" East for a distance of ' thence 540.21 feet,
North 88' 56'27"West 836.90 feet, thence
159�52 feet along a curve to the right. said curve having a radius Of 280.00 feet, a delta angle of
320 38'30" and a long chord bearing South 23" 32* 46" East for a distance of 157.37 feet-,
thence
North 90' 00' 00" West 739-71 feet to the POINT OF BEGINNING;
Said parcel containing 37.84 acres more or less.
1904 W. Overiona - Boise, 10 83705 - Phone (208) 342-0091 - Fax (208) 342-0092 - EmaW Quodronj4auodront.cc
Civl1Engineer'r.'g ' Surveying - Construction Management
Exhibit c
-4-
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
i WE Quadrant
Consulting, Inc,
LEGAL DESCRIPTION OF:
Proposed L-O Zoning
A parcel of land being a portion of a tract of land as described in Special Warranty Deed,
Instrument No. 106041249, records of Ada County,.Idaho, together with a portion of the Righ
Of -Way of North Ten It e _ I -
,Mile Road, situated in the Southeast quarter of Section 27, Township 4
North, Range I West, Boise Meridian. City of Meridian, Ada County, Idaho more particularly
described as follows:
Commencing at the Section comer common to Section 27, 26, 34 and 35 of said Township and
Range; thence along the East line of said Section 27 North 00021'16" East, 2472.93 'feet to the
POINT OF BEGINNING; thence leaving said East line
North 89' 38'44" West 185.00 feet; thence
247.00 feet along a curve to the left, said curve having a radius of 1000.00 feet, a delta angle of
14' 09'07", and a long chord bearing South 83' 16'42" West for a distance of 246,37 feet,
thence
577.00 feet along a curve to the right, said curve having a radius of 2350.00 feet, a delta angle
of 14' 04'05", and a long chord bearing South 83' 14' 11" West for a distance of 575.55 feet:
thence
423.13 feet along a curve to the left, said curve halving a radius of 2000.00 feet, a delta angle of
12' 07' 18", and along chord bearing South 84' 12'34" West for a distance of 422.34 feet;
thence
250.00 feet along a curve to the right, said curve having a radius of 115
of 12' 2720", and a long chord bearing South 841 22'35" Wes s 0-00 feet, a delta angle
thence t for a distance of 249.51 feet;
North 89' 23'45" West 104.83 feet-, thence
North 00' 59'37" East 352,92 feet to the north line of said tract. thence along said north line
South 89� 2 F 12" East 1769,59 feet to the East quarter comer of said Section, thence
South 0W, 21' 16" West 171.46 feet along the East line of said section to the POINT OF
BEGINNING;
Said parcel. containing 10,7 "1 ores more or less,
RE VAL
Y
AUG t9 M
MERIDIAN PUSLiG
WORKS DEPT.
1904 W, Overland - Boise. ID 83705 - Phone (208) 342-DO91 - Fox (208) 342-0092 - Email: qu
Civil Engineering - S-'rvey'ng - COnstrvctiOnMonagement Odfanfigouadront.cc
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
OEan
M Quadrant
Consulting. Inc,
LEGAL DESCRIPTION OF:
Proposed C-G Zoning
A parcel of land being a portion of a tract of land as described in Special Warranty Deed,
Instrument No, 106099040, records of Ada County Idaho, together with a portion of a tract of
land as described in Special Warranty Deed, histrument No. 106099041, records of Ada
County. Idaho, together with a portion of a tract of land as described in Special Warranty Deed,
Instrument No. 106041249, records of Ada County, Idaho, together with a portion of the Right -
Of -Way of West McMillan Road and North Ten Mile Road, situated in the Southeast quarter of
Section 27, Township 4 North, Range I West, Boise Meridian„ City of Meridian, Ada County.
Idaho more particularly described as follows:
Commencing at the Section corner common to Section 27, 26, 34 and 35 of said Township and
Range, thence along the East line of said Section 27 North 00021'16" East, 905.74 feet to the
POINT OF BEGINNING; thence leaving said East line
North 89' 38'46" West 485.15 feet; thence
623.40 feet along a curve to the left, said curve having a radius of 400.00 feet, a delta angle of
89' 1 T46", and a long chord bearing South 45' 42' 22 " West for a distance 0f562.20 feet,
thence
South 01 0 03'301, West 499.73 feet to the South line of said Section 27, thence along said South
line
North 88' 56'29" West 128,68 feet; thence leaving said South line
North 01 0 03' 31" East 196.00 feet; thence
80-00 feet along a curve to the left, said curve having a radius of 200.00 feet, a delta angle of
220 55'06111. and a long chord bearing North 10- 24'02" West for a distance of 79.47 feel:
thence
North 210 51'35" West 100.00 feet-, thence
140.00 feet along a curve to the right, said curve having a radius of 350.00 feet, a delta angle of
22' 55'06" and a long chord bearing North IW 24'02" West for a distance of 139.07 feet:
thence
North 01' 03'31 " East 588.00 feet; thence
200.00 feet along a curve to the left, said curve having a radius of 280.00 feet, a delta angle of
40' _55'32"and a 1011.9 chord bearing North 19' 24' 15" West for a distance of 195.78 feet;
thence
South 88' 56'27" East 836.90 feet; thence
1904 W, OverjanCj - 86se. ID 83705 . Phone (208) 342-0091 - ;Ox (208) 342-0092 - Email: qu r , f c Civil Engineering - Surveying - Construction Management 00 On *qUodrant, C
Exhibit C
-6-
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
rw--W�
[ME Quadrant
Consulting. inc.
540-53 feet along a curve to the left, said curve having a radius of 4500.00 feet. a delta angle of
06' 52'56" and along chord bearing North 090 22'23" West for a distance of 540.21 feet,
thence
425.00 feet along a curve to the fight, said curve having a radius Of 1900-00 feet, a delta angle
of 12' 48'58" and a long chord bearing North 060 24'22" West for a distance of 424.11 feet;
thence
100.00 feet along a curve to the left, said curve having a radius of 650.00 feet, a delta angle of
08' 48'53" and a long chord bearing North 04' 24'20" West for a distance of 99,90 feet. thence
North 08' 48' 46" West 100.00 feet; thence
55-70 feet along a curve to the left, said curve having a radius of 2350.00 feet, a delta angle Of
0121'29" and a long chord bearing North 76' -52' 53" East for a distance of 55.70 feet; thence
247.(X) -feet along a curve to the right, said curve having a radius of 1()()o,00 feet, a delta angle
of 14' 09* 07" and a long chord bearing North 83' 16'42" East for a distance of 246.37 feet;
thence
South 89' 38* 44" East 185.00 feet to the East line of said Section 27; thence along said East
line
South 00' 2 F 16" West 1567.19 feet to the POINT OF BEGINNING,
Said parcel containing 25-10 acres more or less.
REVI
BY-
RCiVAi
AUG
1904W.Overiond - Bake, ID83705 - Phone (208)342-0091 - Fox (208)342-0092 - Em0i1:qu0d,'0nf4quodront.cc
Civil Engineering - Surveying - Construction Monogement
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008
40-14'
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008
D. Required Findings from the Unified Development Code
1. 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 amendment to
the Comprehensive Plan, 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 rezone 93.64 acres to R-15, L-O, C-C and C-G. The
Commission finds that the proposed zoning map amendment will comply with the applicable
provisions of the Comprehensive Plan if CPA-08-003 request is approved to a Mixed Use -
Community designation.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed mix of uses would assist in providing service needs
of the community. The Commission finds that future development of this property should
comply with the established regulations and purpose statements of the requested zoning
districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission 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,
The Commission 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.
e. The rezone is in the best interest of the City.
The Commission finds that the rezone of the subject property from R-4 and L-O to R-15, L-
O, C-C and C-G is in the best interest of the City.
Exhibit D