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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 STAFF REPORT Hearing Date: November 25, 2008 i TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: Meridian and Amity Access Variance • VAR-08-008 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Hawkins Companies, is requesting approval of a variance to UDC 11-3H-4B.2.a, which prohibits new approaches directly accessing a state highway, to allow three access points to SH 69/Meridian Road for a proposed mixed use development. The applicant believes these access points are necessary to facilitate efficient traffic movement to/from the proposed development. NOTE: The transportation agencies have reviewed and commented on the Traffic Impact Study associated with the site. Analysis for that study can be found in the Meridian and Amity AZ staff report ale #AZ-08- 005) scheduled for the same hearing as this variance application. Staff has attached ACHD TIS comments below in Exhibit B. Staff did not receive official comments from ITD regarding the TIS but official comments were provided regarding the variance and are attached in Exhibit B. 2. SUMMARY RECOMMENDATION Staff finds that the request for three accesses to a state highway does not meet the findings criteria required in the UDC in order for the City Council to grant a variance (see Exhibit C for the required variance findings). Therefore, Staff is recommending denial of the subject Variance (VAR-08- 008) application for the reasons stated herein. 3. PROPOSED MOTIONS Denial After considering all staff, applicant, and public testimony, I move to deny File Number VAR-08-008 as presented in the staff report for the hearing date of November 25, 2008, for the following reasons: (you should state specific reasons for denial.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number VAR- 08-008 to the hearing date of (date certain) for the following reason(s): (you should state specific reason(s) for continuance.) OPTIONAL: I further move to direct Staff to prepare Findings and Conditions of approval for this project, to be considered at the (date certain) public hearing. 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Northwest comer of W. Amity Road and S. Meridian Road Southeast % of Section 25, Township 3 North, Range 1 West b. Owners: Hawkins Companies 855 W. Broad Street, Suite 300 Boise, ID 83702 Mike Mussell 4495 S. Meridian Road Meridian, ID 83642 Meridian and Amity VAR-08-008 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 c. Applicant: Same as owner d. Representative: Same as applicant e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Future Land Use Map Designation: Mixed -Use Regional g. Applicant's Statement/Justification (reference submittal material): "Hawkins Companies is requesting a variance from the City of Meridian Unified Development Code Section 11-3H-3B.2 to allow three access points along Meridian Road. These access points are required to complete the successful design of a 67 acre mixed use development. Two right-in/right-out and one right-in/right-out/left-in access points are to be located between Amity Road and Harris Street. Each will be spaced roughly 660 feet apart along the frontage of the development with the right-in/right-out/left-in at the quarter mile. The accesses are required to allow efficient traffic flow and circulation to the site. The traffic study shows the three access points would have minimal impact on the flow of traffic on Meridian Road and will improve the function of the Amity Road and Meridian Road intersection in addition to providing critical access to the development." See applicant's narrative for more information. 5. PROCESS FACTS a. The subject application is for variance approval as determined by City Ordinance. A public hearing is required before the City Council consistent with Title 11, Chapter 5. b. Newspaper notifications published on: November 3, 2008 and November 17, 2008 c. Radius notices mailed to properties within 300 feet on: October 31, 2008 d. Applicant posted notice on site by: November 14, 2008 6. LAND USE a. Existing Land Use(s): The subject property is currently being used for agricultural purposes. b. Description of Character of Surrounding Area: The surrounding area is primarily agricultural in nature. However, urban development is transitioning along the South Meridian Corridor. c. Adjacent Land Use and Zoning: 1. North: Agricultural land and Meridian Heights Subdivision; zoned RUT and R6 (Ada County) 2. East: Valley Storage, zoned RUT (Ada County) 3. South: Rural Residences and Agricultural land, zoned RR (Ada County) 4. West: Rural Residences and Agricultural land, zoned RUT (Ada County) d. History of Previous Actions: In 2006, a large (northern) portion of this site was proposed for annexation and preliminary plat approval for a residential development (Sagewood Subdivision AZ-08-058 and PP-06-057) but the applicant withdrew the applications prior to City Council action. On September 23, 2008 City Council approved CPA-08-004 for this site changing a portion of this site (40 acres) from Medium -Density Residential to Mixed Use -Regional. f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Currently the subject site has seven (7) deeded access points to Meridian Road. At this time, the applicant is proposing three access points (two right-in/right-out and one right-in/right-out, left -in only). Meridian and Amity VAR-08-008 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 7. UNIFIED DEVELOPMENT CODE The following UDC section is pertinent to this application: • UDC 11-311-413: Access to State Highway 69, State Highway 55, and State Highway 20-26: 1. Use of existing approaches shall be allowed to continue provided that all of the following conditions are met: a. The existing use is lawful and properly permitted effective September 15, 2005. A majority of the site is being used for agricultural purposes. However, there is an existing commercial building which is slated to become part of the proposed mixed use development. Staff is unaware of the history of this building and when it was constructed. This site currently takes access from Meridian Road. NOTE. I7D has informed staff this site has seven deeded access points to Meridian Road b. The nature of the use does not change (for example a residential use to a commercial use). The applicant is proposing to change the use of this site from agricultural to intense residential/off ce/commercial. c. The intensity of the use does not increase (for example an increase in the number of residential dwelling units or an increase in the square footage of commercial space). The intensity of the use on the site will increase significantly from agricultural to commercial property with approximately 500, 000 square feet of residential, office and retail uses. 2. If an applicant proposes a change or increase in intensity of use, the owner shall develop or otherwise acquire access to a street other than the state highway. The use of the existing approach shall cease and the approach shall be abandoned and removed. a. No new approaches directly accessing a state highway shall be allowed. Because new and higher intense uses are proposed for the property, the use of the existing approaches shall cease and the approaches shall be removed. b. Public street connections to the state highway shall only be allowed at: i. The section line road; and A public street connection to SH 69 exists at Amity Road, a section line road. ii. The half -mile mark between section line roads. These half -mile connecting streets shall be collector roads. Harris Street, currently classified as a collector road, exists north of this site on the west side of SH 69 at the half -mile mark between section line roads. This roadway is planned as a signalized intersection and will provide northern access to the proposed mixed use development. In addition, a backage road is proposed along the western boundary and will parallel HWY 69 and extend from Harris Street to Amity Road. 8. ANALYSIS a. Analysis Leading to Staff Recommendation Staff has provided analysis below regarding the proposed application. VARIANCE APPLICATION: The applicant is requesting a variance to allow three accesses (two right-in/right-out and one right-in/right-out/left-in) to SH 69/Meridian Road for a mixed use development. Per UDC 11-3H- 4B, when the nature of the use changes, the existing approaches shall discontinue. Because the Meridian and Amity VAR-08-008 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 use of the site is proposed to change from agricultural to a proposed intense mixed -use development, accesses are no longer allowed to be taken from the state highway; the owner of the site shall develop or otherwise acquire access to a street other than the state highway and the existing approaches shall cease. In this case, the applicant has options to facilitate access from other roadways. As mentioned earlier, Harris Street and Amity Road provide opportunities for future access to the subject site with a proposed collector/backage road that parallels Hwy 69/Meridian Road and completes the connection between Amity Road and Harris Street. Staff believes this roadway and future access points along the aforementioned roadways are sufficient enough to accommodate the amount of future traffic generated by the proposed development. ACHD and ITD have commented on the TIS (attached in Exhibit B) and have concluded the proposed development would function without access to Meridian Road. In addition, ITD has commented on the subject variance application and agrees that additional access points to HWY 69/Meridian Road will be detrimental to the traffic flow on Meridian Road and will not improve the functionality of the roadway serving the subject site. A11 three agencies (City Staff, ACHD & ITD) support limiting accesses to Meridian Road thus hoping to avoid creating similar access issues that currently impact Eagle Road. To grant a variance, the Council needs to make the following findings: 1. The variance shall not grant a right or special privilege that is not otherwise allowed in the district; 2. The variance relieves an undue hardship because of characteristics of the site; 3. The variance shall not be detrimental to the public health, safety, and welfare. Staff believes that granting a variance would allow a right or special privilege that is not otherwise allowed for properties that are adjacent to a state highway. Staff finds that granting the subject variance would be detrimental to the public health, safety, or welfare and that the potential for accidents would increase significantly with vehicles slowing down to turn into the site and exiting the site and merging with traffic travelling at high rates of speed on the highway. The Meridian Fire Department and the Meridian Police Department have major concerns with the access points to Meridian Road and believes the proposed access points would increase traffic hazards in the area (comments attached in Exhibit B). Staff realizes access is important to the success of marketing the site, but it does not relieve an undue hardship for developing the site. As mentioned earlier, ACHD (formal comments attached in Exhibit B) and ITD (no formal comments) have commented on the applicant's TIS and believe the site can function without the accesses to Meridian Road. Therefore, Staff is recommending denial of the Variance application (see Exhibit C for required variance findings). b. Staff Recommendation: Staff recommends denial of this application based on the facts and findings provided in staff report. 8. EXHIBITS A. Drawings 1. Vicinity/Zoning Map 2. Conceptual Site Plan Depicting Proposed Access Points 3. Applicant's Narrative B. Agency Comments . 1. Idaho Department of Transportation 2. Ada County Highway District 3. TIS comments from ACHD and ITD Meridian and Amity VAR-08-008 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 4. Meridian Police Department 5. Meridian Fire Department C. Required Findings from the Unified Development Code Meridian and Amity VAR-08-008 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25,2008 A. Drawings 1. Vicinity/Zoning kg/p V CTO' RYL .......... . ...... C-N TN TN-C ............ ABUT R-SITE 8 E RUMPEL LN R-4 quo— ............................ - ......... . . ......... . .............................. ar T!( RD E AMITY RD RR RI Exhibit A - 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 2. Conceptual Site Plan (Proposed Access Points to Meridian Road) Harris Street IN �+.,1 `�. E `'P {r �.a•u �`r 7�y I,�i aai �`�; aa. �,L� � , ?��V Access #2 ti 7-7 Exhibit A - 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25,2008 3. Applicant's Narrative September 15, 2008 City of Meridian Road Access Variance Meridian/Amity/Harris.Road 67 +/- Acres Specific Details of the Change Requested: Hawkins Companies is requesting a variance from The City of Meridian Uniform Development Code Section I I -3H4&2 to allow three access points along Meridian Road. 'I'liese access points to Meridian Road are required to complete the successful design of a 6-1 acre mixed use development. We have submitted a comprehensive plan amendment, annexation and zoning request as part of the development plan of four parcels at the northwest comer of Meridian and Amity Roads for a mixed use development. We are proposing three access points on Meridian Road (Highway 69). Two righ t -in right- out and a right -in/ right -ow left -in to be located between Amity Road and Harris Street. Each will be spaced roughly 660 feet apart along the frontage -of the development with the right -in/ right-out/left-in at the quarter mile point. The accesses are required to allow the efficient traffic now and circulation to the site. As indicated in the Traffic Impact Analysis completed by Kittelson and Associates, titled South Meridian Center, dated August 2008, submitted to the city on Aug 28, 2008 show-, that the three requested access points would have minimal impact on the flow of Meridian Road and will improve the function of the Amity Road & Meridian Road intersection in addition to providing critical access to the development. Additionally, we have added a backage road along the western property line to increase the connectivity of the site for future neighbors to the west. However, this does not reduce the need for the access points on Meridian Road. ne three criteria for granting a variance are outlined below and show that an approval of this request is consistent with prior approvals, provides no negative impacts and helps to protect the health, safety and welfare in Meridian. 'the variance shall not grant a right or special privilege that is not otherwise allowed in the district. There are roughly eleven full and two right -in/ right -out access points existing along Meridian Road from 1-84 south to Amity Road. Our requested access points will serve to provide ingresslegress for our site just as the existing access points to the north do for their respective developments. Our site has seven (7) deeded access points, this variance request is for three (3) as depicted on the site plan, Exhibit A- 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25,2008 The variance relieves an undue hardship because of characteristics of the site. This site is J./2 mile in length along Meridian Road with a residential street along the north boundary and arterial road to the south. To deny access for the !la mile length of Meridian Road would have several negative impacts. Without the access points on Meridian Road, the Amity Road access point #2 (see Traffic Impact Analysis) will fail. If however, the access points are approved traffic will have multiple options and the impacts will be able to be spread throughout the arterial corridor. In short, without the ability to have multiple points to turn into and out of the site traffic will be forced to the periphery and create significant congestion, harming Meridian Road, adjacent residents and the businesses and residents on the site. The variance shall not be detrimental to the public health, safety, and welfare. The allowance of the access points will nest be detrimental to the public health, safety or welfare. As shown the Traffic Impact Analysis the addition of the access points will improve the operation of the Amity and Meridian Road intersection, The points will not create a significant negative impact on Meridian Road. The access points will reduce the amount of traffic to the residential neighborhood to the north. Neighborhood comments Our conversations with neighbors were positive; there was some concern with regards to the traffic generated on Harris. By and large, the residents were happy that we designed the development with only one primary access point on Harris Street, along with three access points on Meridian Road. We made it clear to the residents that theaccesspoints on Meridian would require a variance and in turn the residents echoed their support. This variance request will provide direct, positive results consistent with the established Goals and Polices of the City of Meridian Comprehensive Plan. Exhibit A- 4 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25,2008 B. Agency Comments 1. 1TD VARIANCE COMMENTS 'IDAHO IDA November 14, 2008 City of Meridian Planning Department 660 E. Watertower Lane Suite 202 Meridian, Idaho 83642 FAX 888-6854 F-)F, AT) 1, F.,' TE, fjLA REG IV Re: Location: NW Comer of W. Amity Road and S. Meridian Road 7 Route: SH 69 MP .2 Name;: Hawkins Companies File No. VAR 08-008 Hearing Date;Novcmbi.T 25, 2008 Dear Zoning Administrator, Thank you for the opportunity to comment on this notice. Meridian Road (S.H.69) is a Type IV highway, The intersection of Amity Road and SH-69 is currentiv signalized, and we understand ACHD is working with developers in the area for signalization of the HarrisHarrisStreet and SH-69 intersection, Much growth is anticipated in the soutliMeridian and Kuna areas, which will lead to increased traffic volumes an SH-69. Approval of a variance to allow multiple commercial accesses along the highway frontage will increase the potential for conflicts on the state highway attributable to turning movements atutlor increased trips. There are several examples in the Treasure Valley, including Eagle Road (SH-55) where high intensity ust-s fronting a state highway have reduced FrD's ability to balance access, safety and mobility. High intensity commercial development, such as what is proposed by the applicant, could create multiple high speed conflict points because of the high volumes of turning movements associated with traffic entering and exiting the site. According to the 2004 AASHTO Green Book, "the number of crashes is disproportionately higher at driveways than at other intcrscctions," The Transportation Research Board's Access Management Manual, dated 200-1, indicates 47% of driveway related crash", are the "left -in" movement, which is proposed by the applicant at the '/4 mile location. The Access Management Manual also indicates, "Drivers make mote mistakes and are more likely to have collisions when they are presented with the complex driving situations created by numerous conflicts. Conversely, sftnplif}ring the driving task contributes to improved traffic operations and fewer collisions:,' We have reviewed the August 2(X)8 traffic impact study (TIS) for the South Meridian Center, prepared by Kittleson and Associates. The TTS does not support the need for multiple access points along SH 69, Allowing additional access points on SH 69 does not appear to increase the operational aspects of the intersections on SH 69 at Amity or Harris Street, as reportod on Page I of the Applicant's narrative. TKc, HO TRA14SPORTATION DEPARTMENT P.0, Box 8028 se, 10 83707-2028 Exhibit B- 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25,2008 Ulty of Mendian Zontrig Administrator Narne: Hawkins Companies Case No. CPA VAR 08-008 Hearing Date: November 25, 2008 November 14,2008 Page 2 of 2 increase in ()PctatiOnal efficiency at these intersections appears to come from an increased Cdnubof lanes for the east4est traffic movements, Appendix G of the TIS contains Year 2103 background traffic conditions for the weekday p.M peak hour with no improvements to the intersection. According to the information presented, there would be an average of45 vehicles in both the through and right turn lanes. Assuming 25 feet per vehicle, there would be a queue of approximately 1125 feet from the intersection, Appendix H contains Year 2103 background traffic conditions for the weekday PM Peak hour with improvements to the intersection. According to the information presented, there will be an average of 36 vehicles in both the through and right turn lanes, or a queue length of 900 feet. Both scenarios indicate the southernmost 1/8 mile access location would be blocked during the PM peak hour. We respectfully disagree 'with the applicant's presentation of potential negative impacts Presented on page 2 of the narrative. ACHD indicated in their letter of October 7, 2008 to Kittel &As, i t 5 t i i f son soc a e that s gnal zAtion 0 the 14 mile access (i,e, the backage road) on Amity May be considered if no access to Highway 69 is granted. Although we have, not reviewed any analysis of this access scenario, we suspect that a signalized access to the development at this location would improve the operation of Amity Access #2- Lastly, the site will be bordered by public roads on all sides, providing several options for ingressegress via Harris, Amity and the backage road. This scenario is what IM and the City Of Meridian have been working towards on other corridors, We respectfully rcquc%t that the City examine the variance request closely before taking action, If You have any questions please call me at 334-8377. Sincerely, Pam Golden, PY. DeveloPment & Access Management Engineer Exhibit B- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25,2008 3. ACHD TIS COMMENTS '14f AMD 5G4_c October 7, 2008 Kittelson & Associates Attn: John Ringert City of Meridian 101 S. Capital Boulevard, STE 301 Planning Department Boise, ID 83702 Subject: South Meridian Center TIS Comments Carol A. McKee, President Sherry R. Hubei, Vice President Dave &vens, 21 Vice President John S. Randen, COMMISSoner Rebecca W. Arnold, Commissioner Sent Via E-mail The Ada County Highway District staff has completed a review of the submitted traffic impact study (TIS) for the proposed South Meridian Center development. Below are the comments/recommendations provided by District Traffic Services and Planning Review staff. 1. The South Meridian Transportation Plan has not been finalized or adopted by the ACHD Commission. The improvements at the Amity/SH-69 intersection and any other improvements listed as part of the plan should not be assumed to be in place or constructed by the District. If improvements are needed to serve this development for the intersection (AmitylSH-69) to function adequately, this development should be responsible for the improvements, 2, The Transportation and Land Use Integration Plan (TLIP) has not been finalized or adopted by ACHD Commission. References to consistency with TLIP should be removed from the TIS. One particular item of concern is the recommendation for a collector roadway at the % mile on SH-69 (Meridian Road), A collector roadway at the Y, mile does not meet District policy, and has not been recommended by ACHD staff. Although it was shown on a draft working map for TLIP it is not a recommendation of ACHD. Additionally, SH-69 (Meridian Road) is under the jurisdiction of the Idaho Transportation Department (ITD), Current ITO policy allows access on to SH-69 at the 1/2 mile, The District would not recommend a roadway alignment or intersection location on a state highway that is inconsistent with ITO policy. Current ACHD policy recommends and allows collector roadways to be located at the 1/2 mile. The District will not support a collector roadway at the quarter mile unless needed for traffic purposes for the benefit of the system as a whole. 3. A phasing analysis will need to be submitted to ACHD which outlines at what phases the traffic improvements are needed to serve this development. 4. The 1'! access (right-in/right-out) on Amity Road will not be allowed. The driveway location will not meet design standards with the proposed lane configuration and appears to only serve one small pad site and has little benefit to the rest of the development. __--- a Co�wny-tAcGarden ID - 83714 - PH 2387,6100 - FX 345-1650 - ............. . ivwwachu.adajd,us Exhibit B- 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 5. A signal will not be allowed at the proposed 2"6 access location. If ACHD is to consider a traffic signal, the site plan should be redrawn to send more traffic to the 3`' Amity Road access at the Y. mile. A signal may be considered at the 3"° Amity Road access if it meets signal warrants and benefits the system as a whole_ A signal at the % mile on Amity may be considered if access is restricted to Hwy 69 in accordance with the Meridian Unified Development Code and ITD access policy. If a signal is determined to meet warrants and is approved at this location all costs associated with the signal would be at the developer's expense. 6. The site plan appears to be poorly laid out. Traffic circulation interior to the site will be difficult and force people to use the drive aisle directly in front of the buildings, thereby causing conflicts with pedestrians walking to the store fronts. The applicant and the City should consider an interior private ring road to improve circulation within the site. 7. District staff is supportive of Access Scenario # 1. It appears that this Scenario would work with some minor adjustments. The applicant's engineer should analyze Access Scenario # 1 without the first tight-in/right-out driveway on Amity Road and submit the analysis for review by staff. 8. Staff questions what the queuing on the site will be like if there is no access to SH- 69. The submitted traffic impact study only provided a queuing analysis for the Preferred Access Scenario. The applicant's engineer should analyze and submit a queuing analysis for all 4 of the Access Scenarios identified in the submitted traffic impact study for review by District staff. 9. The developers of the Cavanaugh Subdivision were required to provide the District with a road trust deposit for the cost of '/2 of a signal at the SH-69/Harris Street intersection. At this time it appears that the Cavanaugh development is on hold; therefore the road trust deposit has not been submitted to ACHD.. If the signal is warranted by this development and allowed by ITD, it will be required to be installed with the development. 10. The'1 mile collector roadway should connect to Harris Street_ 11. It is unclear which roadway interior roadways are proposed to be public and which are proposed to be private. 12. The functional classifications given in Table 1 are incorrect for the following roadways: a. Victory Road - Minor Arterial b. Lake Hazel Road - Principal Arterial c. Linder Road - Minor Arterial d. Locust Grove Road - Minor Arterial 13. Spreadsheets for the internal trip capture calculations were not included as part of the submitted traffic impact study. Please submit the spreadsheet for review by District staff. If you have any questions, please feel free to contact me at 208-387-6178. Sincerely; Mindy Wallace Planning Review Supervisor Right -of -Way & Development Services CC: Hawkins Company - Lance Evens City of Meridian COMPASS ITD Exhibit B- 4 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 E-MAIL FROM ITD REGARDING TIS Bill - I'm not going to get to sit at my desk this afternoon, so I will send you an e mail from my phone instead and follow up with a formal letter if needed. ITD is in receipt of the ACHD comments regarding this proposed development. We agree with and support the comments from ACHD. Thanks - Pam 4. MERIDIAN POLICE DEPARTMENT M1 We have significant concerns with the requested access of this project out onto Highway 69 / Meridian Road. From the Police Department, we would like to see no access points onto the 55 miles per hour Highway 69 and all future interior access either directed towards Amity Road to the north or Harris Street to the South. Access onto Amity allows drivers to cross Meridian Road at a signalized intersection. Access onto Harris allows them to exit and enter through an already established location further back from the intersection of Amity Road. Further access points directly onto Highway 69 would be an increased roadway hazard for the other drivers on Highway 69 that can be avoided through careful design and planning of this project. Even a normally minor accident at low speeds can turn into a very serious and deadly accident at 55 miles per hour on Highway 69. Please add this comment for the Police Department to the variance application. Thank you, Lt. John.A. Overton Community Services Division Meridian Police Department 1401 E Watertower St. Meridian, ID 83642 1-208-846-7300 overtoni gmeridiancity_ 5. MERIDIAN FIRE DEPARTMENT Bill Parsons Planner We also have significant concerns with the requested access into this project from State Highway 69 / Meridian Rd. The major concern is the requested left in from North bound Meridian Rd. This Highway has heavy traffic traveling at 55 mph. We have some very serious accidents on this stretch of highway when drivers have misjudged the speed of an approaching vehicle and attempted to cross on coming traffic. Exhibit B- 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 Please add this comment for the Fire Department to the variance application. Thank you, Joseph P. Silva Deputy Chief/ Fire Prevention Meridian Fire Department j silvana,meridiancity. org 33 E. Broadway Ave., Meridian, ID 83642 (208) 888-1234 Office (208) 895-0390 Fax Exhibit B- 6 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 C: Required Findings from the Unified Development Code (Variance) The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings listed in Section 11-5B-4.E of the UDC to review the variance request. In order to grant a variance, the Council shall make the following findings: A. The variance shall not grant a right or special privilege that is not otherwise allowed in the district: Direct access to State Highway 69 is prohibited, per UDC 11-3H-4B. Staff finds that if the City Council grants the requested variance to allow three accesses to Meridian Road, a special privilege will be granted to the subject applicant that would not otherwise be allowed for properties adjacent to a state highway. B. The variance relieves an undue hardship because of characteristics of the site; In this case, the applicant has options to facilitate access to/from other roadways. As mentioned earlier, Harris Street and Amity Road provide opportunities for future access to the subject site with a proposed collector/backage road that parallels Hwy 69/Meridian Road and completes the connection between Amity Road and Harris Street. Staff believes this roadway and future access points along the aforementioned roadways are sufficient enough to accommodate the amount of future traffic generated by the proposed development. Therefore, Staff finds that there are no undue hardships that would prevent the applicant from developing the site restricting access to HWY 69/Meridian Road. C. The variance shall not be detrimental to the public health, safety, and welfare. Staff finds that allowing three accesses to State Highway 69 will be detrimental to the public health, safety, and/or welfare by increasing the potential for accidents with vehicles slowing down to turn into the site and exiting the site and merging with traffic travelling at high rates of speed on the highway. Exhibit C- 1 - CITY 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 (� M�IE KIDIAN 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. Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 1 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 subiect 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 '/ of Section 27, Township 4 North, Range 1 West b. Owners: Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 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. C. 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-05-041). 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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 4 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 I1-3B-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. Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 6 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. • 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 11-2B-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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 7 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 11-2B-3: (Applicable upon development of the property) Dimensional Standards' Front setback (in feet) Rear setback (in feet) Interior side setback (in feet) Interstate 50 ..__ .._... Landscape buffer to residential uses (in 20 25 25 20/10 See note 4 feet)3 Maximum building height (in feet) 35 50 65 35 65 95 Maximum building size without design 7,500 60,000 200,000 10,000 , S n to 4 standard approval as set forth in section 11- 3A-19 of this title (in square feet) Parking requirements See chapter 3, article C, "Off Street Parking And Loading Requirements", of this title .... Landscaping requirements See chapter 3, article B, "Landscaping Requirements", of this title 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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 8 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 Voltena Mixed Use RZ-08-004 and MDA-08-002 PAGE 9 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 "Defmitions" 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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 10 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 11 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 fagade 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 future 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 11-3B-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 future 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 R-8 SITE 0 N W MCMILLAN RD RUT RUT L O ...... F-DA '4 t, —............................_....— —J ---� �......_.1-._- - Exhibit A 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 2. Conceptual Site Plan L-wffi-w"11011 fill] v, rlrrr'ii 77 bym In I k I I '"Prmf4r 1W-sa_ few I +r= `� `�.fL131t�SRL111iI1'�� r .J,r � Exhibit A 2 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 NnfN Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 Neehh c— 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) ■■ ■■ Quadrant Consulting, Inc. Volterra Subdivision Development Agreement Boundary A parcel of land situated in the North''/3 of the Northeast''/4 of Section 34 and the South %s of Section 27, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particularly described as follows; Commencing at the Section comer 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 % of said Northeast''/4; thence along the south line of said North %: of the Northeast'/4 North 89' 06' 30" West 2651.08 feet to the Southwest comer of said North % of the Northeast '/<; thence along the West line of said North'/: of the Northeast'/4 North 00' 43' 45" East 1323.31 feet to the '/4 comer common to said Sections 27 and 34; thence along the West line of the Southeast''/4 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' 11' 16" West 896.71 feet; thence North 50' 51' 36" West 89.06 feet; thence North 34' 21' 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 1 of 2 1904 W. Overland 4 Boise, ID 83705 4 Phone (208) 342-0091 • Fax (208) 342-0092 • Email: quadrant@quadrant.cc Civil Engineering • Surveying 4 Construction Management Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ,6£'449Z 3„9l,l Z.0N OV08 311VY N31 'N a 0 of a J _J 3 d w 0 Z } 0� A Q 50 mm N Z az a. W W o� 7 Q m 90149 3.90.1£.11 N 99'9L£L M.44,Z9.OS C h N 3 b, 3 n \ m p \ m � z m 0£.L£.95 LL'68ZL M,9S,£9.15 z .W.Zl9 v I a N Ib N I ,00'099 ,99'"9 3.04.6LON 3.L£.9Z.ON N n t£'£Z£t 3.94,£4.0N f I Z N p O_ Y N I N SO mm m 3 D� N 0 ° 3 m ZJ I I� 0 Z w m co N µN Z c N G ' O ZN Ww I � I Q _ Y I ^ s I � b m I I 10 I m Go z I I I 3gr � N� _ _ _ _ — _ _ — —N- — _ _ — _ _ — — OVON 1vo Nov-19 N n z 00 N O O O N K� w �w 016 v=i 0 O Z W i WO 0 z a U 09 m m (A 0 D �— V) w =i= Q Z Z U X W O C a af R Q LLJ 0 l J -w 0 z ZbZ w 3 �o zN 9ZN FQF 0 W m 0 it 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 I----I INE SO 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 TN-4eridian, 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 along the South line of said Section North 880 56' 29" West for a distance of 1861.26 feet; thence North 01 0 53156" East for a distance of 12199,71 feet; thence North 06' 37'30" West for a distance of 612.06 feet; thence North 221 141 26" East for a distance of 338.89 feet; thence North 00' 59' 37" East for a distance of 409.34 feet; thence South 891 21' 12" East for a distance of 1769.59 feet to the case quarter comer of said Section 27; thence South 00' 21' 16" West a distance of 2644.39 feet to the POINT OF BEGINNING; Said parcel contains I11.19 acres more or less. 1904 W, Overland - Boise, ID 83705 - Phone (208) 342-0091 - Fox (208) 342-0092 - EmoiL quodront4quadrontcc Civil Engineering - Surveying - Construction management Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 58921'1 7'C 57t.-I 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 9-14 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 V2" 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 3 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 ACED 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 ACED 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 FNm7 LXN 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 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; thence along the South line of said Section North 88'56'29" 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 comer 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 along a curve to the, left, said curve having a radius of 400.00 feet, a delta angle of 89'17-46*' and a long chord bearing South 45 *42'22" West, for a distance of 562.20 feet. thence South 01'03'30'West, 499,73 feet to the POINT OF BEGINNING; Said parcel contains 93.65 acres more or less. R S�FV4(f�POOVAL Y_ I AVG 19 20 -ERIDIAN PUBLIC WORKS DEPT. 1904 W_ Overiand - Boise, ID 83705 - Phone (208) 342-0091 - Fox (208) 342-0092 - Email; quodront4quodrony,cc Civil Engineering - Surveying - Construction Management Exhibit C - I - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008 FO-4-1 I ME Quadrant LEGAL DESCRIPTION OF: Consulting, Inc. Proposed R-15 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 West McMillan 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" West, 1020,01 feet to the POINT OF BEGINNING; thence continuing North 88" 56'29" West 84125 feet; thence leaving said South line North 01' 53'56" East 1117.09 feet; thence North 90' 00'00" East 739.71 feet; thence 40.48 feet along a curve to the tight, said curve having a radius of 280.00 feet, a delta angle of 08' IT 02" and a long chord bearing South 03' 05* 00" East for a distance of 40.45 feet; thence South 01' 03' 3 J." West 588.00 feet; thence 140.00 feet along a curve to the left, said curve having a radius of 350.()( ) 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' 51'35" East 100.00 feet; thence 80.00 feet along a curve to the right. said curve having a radius of 200.00 fect, 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' 03' 31" West 196,00 feet to the POINT OF BEGINNING; Said parcel containing 20,00 acres more or less. 11EVIV�/&_WVAL Y 1920 MERIDMAN PUBLIC WORKS DEPT 1904 W, Overtancl - Boise, ID 83705 - Phone (2081342-0091 - Fox (208) 342-0092 - Email: quadlont4quodront.cc Civil Engineering - SurveYing - Construction Management Exhibit C - 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008 ro- LEEW 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 88'56'29" 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 1' 53' 56" East 182.62 feet; thence '.North 06' 37' 3 0" West 612.06 feet; thence North 220 141 26" East 338.89 feet: thence North 000 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 right, 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 SY 54'55"East for a distance of 520.23 feet-, thence South 080 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 040 24'20" East for a distance of 99,90 feet; thence 425.00 feet along a curve to the left, said curve having a radius of 1900,00 feet, a delta angle of 12' 48* 58" and a long chord bearing South 06' 24* 22" East for a distance of 424,11 feet; thence 1904 W. Overland - Boise. fl) 83705 - Phone 1208) 342.W91 - Fax (208) 342-0092 - Emoil: cluactrani4quodronl,cc Civil Engineering - Surveying * Consfructionivionogernent Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008 FaW LPN_Quadrant Consulting, inc, 540.53 feet along a curve to the right, said curve having a radius of 4500.00 feet, a delta angle of 0652156South 09' 22' 23 " East for a distance of " and a long chord hearing 540.21 feet-, thence North 88' 56'27" West 836.90 feel-. thence 159.52 feet along a can-e to the right, said curve having a radius of 280.00 feet, a delta angle of 32' 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. Overland - Boise, ID 83705 - Phone 1208) 342-0091 - Fox (208) 342-0092 - Email: Quodronfinaquodront.cc Civil Engineering - Surveying - Constructior-Monagement Exhibit C - 4 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008 Fg---87 NO Quadrant Consuiting, Inc-, LEGAL DESCRIPTION OF: Proposed L-0 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 Right- Of�Way of 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; thence along the East line of said Section 27 North 00'21'16" 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 having a radius of 20(0.00 feet, a delta angle of 12' 07' 18", and a long chord bearing South 841 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 1150.00 feet, a delta angle of 12' 2720", and a long chord bearing South 84' IT 35" West for a distance of 249,51 feet; thence 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 00' 2F 16" West 171.46 feet along the East line of said section to the POINTOF BEGINNING; Said parcel containing 10,7 ", cres more or less. REV : I o ? VAL Y a, �— �' -11"--, - - - AUG 19 2W8 MERIDIAN PUSoC WORKS DEPT. 1904 W, Overland - Boise. (D 83705 - Phone (208) 342-0091 - Fox (2081342-0092 - Email: qk)oarar&&quacjront.cC Civil Engineering - Surveying - Construction Management Exhibit C -5- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 Fn__E� ME 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, Instrument No. 10609904 1, 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- Clf-kVaY 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.- 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 89c, 17'46", and a long chord bearing South 45c 42'22" West for a distance of 562.20 feet. thence South 01 0 03'30" 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 010 03'31" East 196.00 feet; thence 80.00 feet along a cunre to the left, said curve having a radius of 200.00 feet, a delta angle of 22' 55' 06". and a long chord bearing North 10' 24'02" West for a distance of 79.47 feet: thence North 21 ' 5 F 35 " West 100-00 feet; thence 140.00 feet along a curve to the right, said curve having a radius of 35019) feet, a delta angle of 22' 55' 06" and a long chord bearing North 10' 24' 02" West for a distance of 139.07 feet: thence North 01' 03'31 " East 588.00 feet; thence 200.00 feet alone a cane to the left. said curve having a radius of 280.00 feet, a delta angle of 40' 55'32"and a long 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. Overland - Boise, 10 83705 - Phone (206) -342-0091 - Fox (208) 342-0092 - Ernofl; quaoront4quadran.t,cc Civil Engineering - Surveying - Construction Niano9ement Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008 10:1:'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 a long chord bearing North 09" 22'23" West for a distance of 540.21 feet, thence 425.00 feet along a curve to the right, said curve having a radius of 1900,00 feet, a delta angle of 12' 48'58" and a long chord bearing North 06' 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' 4853" and a 10119 chord bearing North 04' 24'20" West for a distance of 99.90 feet. thence North 08148'46" 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 01' 21'29" and a long chord bearing North 76" 52'53" East for a distance of 55.70 feet; thence, 247,00 feet along a curve to the right, said curve having a radius of I OW.00 feel, a delta angle of 14' 09'07" and a long chord bearing North 830 16'42" Fast for a distance of 246,37 feet-, thence South 89' 38* 44" East 185.(X) 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. REV 13,V AUG 19 M 1904 w, overjond - Boise, ID 83705 - Phone (208) 342-0091 - Fox 1208) 342-0092 - Emaii! quoorant4Quadrant.cc Civil Engineering - Surveying - Construction monogement Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25,2008 S89'21'12'E 1769.59' W59'37'E , 40,34' f1i A 185.00, Ci2 ell C13 CIO C9 N8973'45'W N8-48'46"W 104.93* 100,00' 56,43' S.W. 0HO N's, WO "VD6041244 ii 14 31, NWOOWE 739,71 ON' C14 N8938'46*W 485,15' S ,y DEED 's, n N", k. z N21'51'35'W 100. NVOY31 *E H54 '4 Zm 128.W U1 - U, m ... . ........ . . ....................... ....... ..... . .......... . .... . ....... ............ . ....... ........ . ....... 'DO .......... ... . .............. ...... .... ....... . . .... Exhibit C -8- 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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 STAFF REPORT Hearing Date: November 25, 2008 TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: Meridian and Amity Access Variance • VAR-08-008 ~E IDIZ IAI~,- ~J 1. SUNIlVIARY DESCRIPTION OF APPLICANT'S REQUEST T'he applicant, Hawkins Companies, is requesting approval of a variance to UDC 11-3H-4B.2.a, which prohibits new approaches directly accessing a state highway, to allow three access points to SH 69/Meridian Road for a proposed mixed use development. The applicant believes these access points are necessary to facilitate efficient traffic movement to/from the proposed development. NOTE: The transportation agencies have reviewed and commented on the Traffic Impact Study associated with the site. Analysis for that study can be found in the Meridian and Amity AZ staff report ale #AZ-08- 005) scheduled for the same hearing as this variance application. Staff has attached ACfID TIS comments below in Exhibit B. Staff did not receive official comments from ITD regarding the TIS but official comments were provided regarding the variance and are attached in Exhibit B. 2. SUIVIlVIARY RECOMMENDATION Staff fmds that the request for three accesses to a state highway does not meet the fmdings criteria required in the UDC in order for the City Council to grant a variance (see Exhibit C for the required variance findings). Therefore, Staff is recommending denial of the subject Variance (VAR-08- 008) application for the reasons stated herein. 3. PROPOSED MOTIONS Denial After considering all staff, applicant, and public testimony, I move to deny File Number VAR-08-008 as presented in the staff report for the hearing date of November Z5, 2008, for the following reasons: (you should state specific reasons for denial.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number VAR- 08-008 to the hearing date of (date certain) for the following reason(s): (you should state specific reason(s) for continuance.) OPTIONAL: I further move to direct Staff to prepare Findings and Conditions of approval for this project, to be considered at the (date certain) public hearing. 4. APPLICATION AND PROPERTY FACT5 a. Site Address/Location: Northwest comer of W. Amity Road and S. Meridian Road Southeast''/a of Section 25, Township 3 North, Range 1 West b. Owners: Hawkins Companies 855 W. Broad Street, Suite 300 Boise, ID 83702 Meridian and Amity VAR-08-008 PAGE 1 ~ ? r . 4 5 i ~ !f ! ~ + ~' ~ ~i ~ }. ~ 1 7 F h f ~ ~ ' 4 ~ d ` V ~ ~ ~ ~ I ~ M i 3 ~ ~~~ ~ ~ ~~~ ~ s ' ;;' r ~ f ~ j~~ ~ ~' !'f 4 C ? ,l ~ D ~~ 33~~1 ~~~ T~{ j I ti ~_; y f~ ~ ~ i ~ - ~~ l : C ~ I ~ ~ ; ~ ~ ~ '~ ~~ ~~ ~ ~ ~' t ~ I 5~ ~ ~~ ' ~ Y S ~R t j 9 ~ ~ ~ FF , { d ~ ~ ~~ '~~? jkHl ~ ~ ~,~ [ I ,:} i ~t 1~ 4r ~ 1 t 4' 4 5 ,~ i ~ ~ y 3 f ~ 1 ~ ~ ~S ~ 1 S ~yy ~ S 1 4 '1 '~ I ~ k E~ Y x ~ ~ 1 1 ~ j~j -S ~ J fiF :; ~ ~ ~ d- ~ ,3 j~ ~ ~ ~ ( ~ 5 i 2 , I ~ ' ' ~t ~ ~ }~~ 1 r4 ~' ~ ~L I I yy ~ 0.} S~ ~ 1 S } ~ - ~ '4 r i . 4 I '.z , ~ iJ T 7 ~y ~ 2 S ~ jx i 3 ' Y~ ~ } ~ '~ ~ '. t ~~' S ~ `~' ~ 1 i ~~ ' b ~7 ~ r. ~ q 7 ~_ S y r E 4 f . ~ '• ~ " J ~ , i ~'~ .l~k t~ ~ i _ >. . i ii ~ ' ~ ~ ~ ; 'J ,yt 4 ~ Nl - ~ ^I i ~ i } I ~ :~ ? ~ ~, ~q ~ ~~ t ~ ~. f ~ :a F< ~T 13 4 t. ~ ~~ ~ ~ a ' ~~ I. ~ } ~ t ':E ~ ~ S ry ) y. ~. ~ ~ s} { l I f '. $ t ] tI , ~ i . , r a 1 3r i ,I ~~ d i $ ~. f~ ~ ~ ~~r ~ ~~' _ ` , s ~ ~ ~ ~~ ~~~ ~ . ~ r ~ 4 Fx ~ S yy, r f t ~ s s i ~j ~ D ~~ v ~~~ ~ L ~i! ~~ ~U' t ~ ~-'1 5 . ..-.` I ,~ ~ :3 ~ '~ ~~.v a ~;.e : ~ :i~.: ~'~. ~a 3: ,r 1~ ~~ l7 ~, ''~ tl~ ~~.~.. .~~ .. Ii i, ~.. j. .: ti ~ •~ e~... ~ i., Mike Mussell 4495 S. Meridian Road Meridian, ID 83642 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 c. Applicant: Same as owner d. Representative: Same as applicant e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Future Land Use Map Designation: Mixed-Use Regional g, Applicant's Statement/Justification (reference submittal material): "Hawkins Companies is requesting a variance from the City of Meridian Unified Development Code Section 11-3H-3B.2 to allow three access points along Meridian Road. These access points are required to complete the successful design of a 67 acre mixed use development. Two right-in/right-out and one right-in/right-out/left-in access points are to be located between Amity Road and Harris Street. Each will be spaced roughly 660 feet apart along the frontage of the development with the right-in/right-out/left-in at the quarter mile. The accesses are required to allow efficient traffic flow and circulation to the site. The traffic study shows the three access points would have minimal impact on the flow of traffic on Meridian Road and will improve the function of the Amity Road and Meridian Road intersection in addition to providing critical access to the development." See applicant's narrative for more information. 5. PROCESS FACTS a. The subject application is for variance approval as determined by City Ordinance. A public hearing is required before the City Council consistent with Title 11, Chapter 5. b. Newspaper notifications published on: November 3, 2008 and November 17, 2008 c. Radius notices mailed to properties within 300 feet on: October 31, 2008 d. Applicant posted notice on site by: November 14, 2008 6. LAND USE a. Existing Land Use(s): The subject property is currently being used for agricultural purposes. b. Description of Character of Surrounding Area: The surrounding area is primarily agricultural in nature. However, urban development is transitioning along the South Meridian Corridor. c. Adjacent Land Use and Zoning: 1. North: Agricultural land and Meridian Heights Subdivision; zoned RUT and R6 (Ada County) 2. East: Valley Storage, zoned RUT (Ada County) 3. South: Rural Residences and Agricultural land, zoned RR (Ada County) 4. West: Rural Residences and Agricultural land, zoned RUT (Ada County) d. History of Previous Actions: In 2006, a large (northern) portion of this site was proposed for annexation and preliminary plat approval for a residential development (Sagewood Subdivision AZ-08-058 and PP-06-057) but the applicant withdrew the applications prior to City Council action. On September 23, 2008 City Council approved CPA-08-004 for this site changing a portion of this site (40 acres) from Medium-Density Residential to Mixed Use-Regional. f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Currently the subject site has seven (7) deeded access points to Meridian Road. At this time, the applicant is proposing three access points (two right-in/right-out and one right-in/right-out, left-in only). Meridian and Amity VAR-08-008 PAGE2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 7. UNIFIED DEVELOPMENT CODE The following UDC section is pertinent to this application: • UDC 11-3H-4B: Access to State Highway 69, State Highway 55, and State Highway 20-26: 1. Use of existing approaches shall be allowed to continue provided that all of the following conditions are met: a. The existing use is lawful and properly pernutted effective September 15, 2005. A majority of the site is being used for agricultural purposes. However, there is an existing commercial building which is slated to become part of the proposed mixed use development. Staff is unaware of the history of this building and when it was constructed. This site currently takes access from Meridian Road. NOTE: ITD has informed staff this site has seven deeded access poinxs to Meridian Road b. The nature of the use does not change (for example a residential use to a commercial use). The applicant is proposing to change the use of this site from agricultural to intense residential/office%ommercial. c. The intensity of the use does not increase (for example an increase in the number of residential dwelling units or an increase in the square footage of commercial space). The intensity of the use on the site will increase sign~cantly from agricultural to commercial property with approximately 500, 000 square feet of residential, office and retail uses. 2. If an applicant proposes a change or increase in intensity of use, the owner shall develop or otherwise acquire access to a street other than the state highway. The use of the existing approach shall cease and the approach shall be abandoned and removed. a. No new approaches directly accessing a state highway shall be allowed. Because new and higher intense uses are proposed for the property, the use of the existing approaches shall cease and the approaches shall be removed. b. Public street connections to the state highway shall only be allowed at: i. The section line road; and A public street connection to SH 69 exists at Amity Road, a section line road. ii. The half-mile mark between section line roads. These half-mile connecting streets shall be collector roads. Harris Street, currently classified as a collector road, exists north of this site on the west side of SH 69 at the half-mile mark between section line roads. This roadway is planned as a signalized intersection and will provide northern access to the proposed mixed use development. In addition, a backage road is proposed along the western boundary and will parallel HWY 69 and extend from Harris Street to Amity Road. 8. ANALYSIS a. Analysis Leading to Staff Recommendation Staff has provided analysis below regarding the proposed application. VARIANCE APPLICATION: The applicant is requesting a variance to allow three accesses (two right-in/right-out and one right-in/right-outlleft-in) to SH 69/Meridian Road for a mixed use development. Per UDC 11-3H- 4B, when the nature of the use changes, the existing approaches shall discontinue. Because the Meridian and Amity VAR-08-008 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 use of the site is proposed to change from agricultural to a proposed intense mixed-use development, accesses are no longer allowed to betaken from the state highway; the owner of the site shall develop or otherwise acquire access to a street other than the state highway and the existing approaches shall cease. In this case, the applicant has options to facilitate access from other roadways. As mentioned earlier, Harris Street and Amity Road provide opportunities for future access to the subject site with a proposed collector/backage road that parallels Hwy 69/Meridian Road and completes the connection between Amity Road and Harris Street. Staff believes this roadway and future access points along the aforementioned roadways are sufficient enough to accommodate the amount of future traffic ~ generated by the proposed development. ACRD and ITD have commented on the TIS (attached in Exhibit B) and have concluded the proposed development would function without access to Meridian Road. In addition, ITI) has commented on the subject variance application and agrees that additional access points to HWY 69/Meridian Road will be detrimental to the traffic flow on Meridian Road and will not improve the functionality of the roadway serving the subject site. A.11 three agencies (City Staff, ACHD & ITD) support limiting accesses to Meridian Road thus hoping to avoid creating similar access issues that currently impact Eagle Road. To grant a variance, the Council needs to make the following findings: 1. The variance shall not grant a right or special privilege that is not otherwise allowed in the district; 2. The variance relieves an undue hardship because of characteristics of the site; 3. The variance shall not be detrimental to the public health, safety, and welfare. Staff believes that granting a variance would allow a right or special privilege that is not otherwise allowed for properties that are adjacent to a state highway. Staff finds that granting the subject variance would be detrimental to the public health, safety, or welfare and that the potential for accidents would increase significantly with vehicles slowing down to turn into the site and exiting the site and merging with traffic travelling at high rates of speed on the highway. The Meridian Fire Department and the Meridian Police Department have major concerns with the access points to Meridian Road and believes the proposed access points would increase traffic hazards in the area (comments attached in Exhibit B). Staff realizes access is important to the success of marketing the site, but it does not relieve an undue hardship for developing the site. As mentioned earlier, ACHD (foYmal comments attached in Exhibit B) and ITD (no formal comments) have commented on the applicant's TIS and believe the site can function without the accesses to Meridian Road. Therefore, Staff is recommending denial of the Variance application (see Exhibit C for required variance findings). b. Staff Recommendation: Staff recommends denial of this application based on the facts and findings provided in staff report. 8. EXH>BITS A. Drawings 1. Vicinity/Zoning Map 2. Conceptual Site Plan Depicting Proposed Access Points 3. Applicant's Narrative B. Agency Comments 1. Idaho Department of Transportation 2. Ada County Highway District 3. TI5 comments from ACRD and ITD Meridian and Amity VAR-08-008 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 4. Meridian Police Department 5. Meridian Fire Department C. Required Findings from the Unified Development Code Meridian and Amity VAR-08-008 PAGE 5 t ~ ~ ~ j ~ ~ ` ~ ~ ~ '~ ~ 5 ~ I, ` X ~ ~ ~ ~ ~' d ~ t : F: _ y,I ~ ~` ~Y ~ a ~ , , # a F ~ ~~ ~ r F ~~~' * ~ ' I '~ } 4 i ~f ~ ~ 3~,~ i 'R f. ~ ~ F ~u r ~~ ; '~ t ~ ~ a ' t; ~ ~ - ~ i i ~ 4 ~ i ~ ,t ~~ d ti.. ~ Ci F ~.~ - 'i~lr~~Qt 1 i_ ~ ~ .~ ~ ~ -j ~ ~. , y .. ~ k , F ~~ r ~ S i ~ t ~ - ~ 2~ Q ' P. 4 ~'~ ~ .' g k~ 1 ~ ~ ~~ ~ { ; "' k ~ I : i ~ ~ 4 t ~ } F L 7 d j' A F Y° i~~ . ~ i t # f 1 3 ,. ' -~O l ~/F . ~ ~'~ } 1 S ~ la ~ 1 i R ,f _ f t ## ~ ~ F _ ~ {.. ) ? j j k t.. ~ ~ ~1 ;t Y 5~ f ~ Y 1~ ~i ~ 7 i 4t ~ d ~ ~ ~ ~ } ~ yy F i ! { - ! k-- t ~ Y rr ~{4: if ~ ~e;~ ~' ~.. 7 ~ .,~ FS ~. ~ i 7[7[47 ~ i it 3 i.GA t. ~ 1g YY~ 'd'~ -~~ ~ y ~f Ii ,~' i y ~ Y ~J ~ f f~ ~ ~ ~ i ~ ~ A ~ R}~ 4a ~(' 1 r F} s _ , ~~~, r ter ~l 4 ~ ~ ~ 1' 1 ~ E ~ ~." - ;~~. r 7 ~~ i , ~. .~ y ~, ,., ~. .gg' ~ ~ _~ ~. t t ~. Y 4 ~ ~ ~' x ~ : 4~` ~ ~w, ~f ~~r ~I _ fE~ ~; qtr ~~. ~~~ j ` ~ , . f; j' ' ~ k~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, ZOOS A. Drawings 1. Vicinity/Zoning N ~ ~,C7 W W SI"I'E - ~~ T,~ ~, =-~ .~, - E ~~_. ~ - --~- r _ - ____..__. z J ,' C-1 ~, ~-' ;~ ,' ~ TN-C A ,1 ~- .~ , . , 7 ~, ~L~ ~ i"ry ~ Ya.: ~ _.~ ,,t~«, , .._ \ r yt ~._ t ---`-~~ s < ~.S- ` ~ > ~, ,>Y ~t a ; R-8 :,~,; < , ,~ <~ ~~ .. , -j/ `~ -.' a~~ ~ i ~. ~'~~ t~ ~ 1 E~ RUMPEL LN ~_~~ ~ ' ~ R-4 ~ ~,' > - y r `~~\ ...----- ,~ .s ~' F erurrv an e ~~ ®~ ~® i I i~', r ' „' ''. ':~~,~ -....._ RR (._ ~' Exhibit A - 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 2. Conceptual Site Plan (Proposed Access Points to Meridian Road) Exhibit A - 2 4 @@i ~{ ,~ s II { ~, 4 ~i t! ~ ~ ~ < A ~-F. t1 ~~ - j€ F " F` a J t+; ~s t~ 1 ~ t` ~~ tr d , ~ k ~ S ~ c ~ ~ ~ H ~ ` ~ t r { '% ~ ~~~ c ;R `~ 3 L p ~''~ ~ ~ 1 ~ ~~ i ~ 5'[{., ( ~1 i 1„-. a.. } ~1 1. F ti Y W ` ~ 1 i • ~ 1 '~ i j~ si 5~ 41` } a ~ ~ 2 ~ ? P y ~; ~ . ~. f i~ ~ ~ 7i f ,~ ~ to ~ ,~ ~ t!. f 1 F , { ~ ~ y~ tf ~ ~ ~ I < 1 tt ~'~• i ++ }'~~ ~ ~F. 1~} ~~ `~ y fE t y e~ ~ i ~ ~d t j ) ~ t ' ~ 7j~~ P~ p ~( xn ~ ~ ~ ~j a ~ ~ ~~1 ~ i yyll ~ r 7: ~ ' ~ ' ~ ~ i9 7 a r ~ s ; 3 +~ 1 7 ~ ! 1 # ~ y ~ - ~ ~ ~ 'a } i , ~ _ , ~ ti % 4 ~ ~ t~ 5 3 ~`~ y t ~ ~ ~ ~ '~ - ~~ ~ g, { 1 ~ gp ~iY~ ~ k ` i 1l ~ ~ ~ ~ K- 1 ~ Vii, ~ 3~ I ~9 ~ i ~{ jN, { ~~ B } ~. Y ~ ~ i' {A r4 ~ e is ~ t ~ ~ !;a 1 ~ ~ ~ ~ ~ 1 ~~~ k " ~ ~ ~~ ~ t ' ~ ~ I '~ ~ a c ' x ~ '' ~_ ~~ 1 y ~ ~ t 7 A i ~ ~ _ FFF k ` ~ • ~ y F { ~ [ '$( } ~i~ , f4 ' k, t ~ s' r ~ t , ~ n t Y ' t 9 t f S. a } ~' 4 ". 1 't ~ F~ ~ # } ~ ~ ~ , k #, ~' Y .- ~ ' r fit. , i .: i 111! . 1 1,. '` i ( '~`~ i~ •. ' 1 {y ii~.~ ~ .).! . i ~ ~.{ t 4 GF~i:,~ 4 . 333 S; ? ~. , .~#~ q , k 1 Y ~~ ~~ i t~~ ... I ~ ~ ~ ' .. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 3. Applicant's Narrative .eaepteanber 15, 2008 C;itrr eafMeridian Road Access lfariance M~eridian,~AmitytHarris Raad 67 ~"~`- Acres Specific Details of the Change Requested: Ilawk.ins C'tampanies is requesting a variance from the City caf144eridian 1Jnii'arm L}aa,°elapment Cnele Section l I-3fi-~.B,'? to allow three access pc~ints~ slang Meridian Rtaad. 'T"base access points to Meridian Road are required to cenuplete the successful design of a fa t acre mixed use development. We have: submitted a comprehensive plan amendment, annexatican and zoning request as part of the development plan of four parcels at the northwest ct7rner of Meridian and Amity Reads fear a mixed use develtpment. ~'e are proposing three access paints an Meridian Raad (t~lighrvay 6qj. Trva right-in1 right- out and a right-inf right-auto left-in to be ltacated beta=ten Amity Raad and Harris Street. Each will be spaced rtaughl}= f6Cl feet apart ~1®ng the frontage ®fthe develtpment rr•ith the right-inl right-ou~~ left-in at the quarter mile paint. The accesses are required to allow the efficient trat~c flow and circulatir~n to the site. As indicated in the 'Tragic Impact Analysis cantgleted by Kittelson and Asstaciates, titled South Meridian Center, dated August `?.008, submitted tea the city tan slug 28, 2008 shows that Ua., three requested access paints would hay^~ ttzinimal impact on the tleaw of?~1~ridian Road and will improve the function caZ"the Amit}• Road ,~. Meridian Raad intersc,ctian in addition to procidinr~ critical access to the development. Additionally, eve have added a haclCage rcaad along the western property line to increase tlsc cottttectivity of the site far future neighbors to the roast. Hnrvever,, this doer net reduce the need for the access paaints on Meridian Road. 'The three criteria for granting a variance are r~utlined belarv and shave that an apprtaval taf this request is ctansistent with pricer appravais, prtavides nta negative impacts and helps to protect the health, safety and welfare in Meridian. The variance sha[I not grant a right ar special privilene;e that is nst otherwise allowed in the district. Them are rtaughly eleven full and two right-irL right-out access points existing slang Meridian Raad from T-8~ stauth to Amity Road. blur requested access paints will serve to provide ingress~dgress !tar our site just as the existing access paints to the north dts ti}r their respective developments. Qur site has seven (7) deeded access points, this varia~ace request is fear three ~3) as depicted can the site plan. Exhibit A- 3 - ~ psi ' ~ x ~ ~ f t~ ra ~ + s 2 ~ i ~ n" ~ ~ ~~ ~ '~ ~ ~ ~ 1 ; s _i ~ ~ r i ; a ~ e ~ c t a ~ ~ ~ ~ ~ ~ s ~ c `~ a ~ ~ t F~ '' r t ~ t d `' '' 5 ~ ~ i '{ 4 ~ ~ y ~ l i ~ j A t ~ ~ a ^' d S r 1 ' 7 ~ ~ { ~ ;; 4 r ~ ~ ;~, y { '~ j ~;~I i ,~ .V i itt f~i~ t_ ~~ ~ ~ +_- ~zf " s~ ~ ~ ~ ~ t {" t k ~ i h i 1 ~ ~ ~ '~y ~ 3 x 1 "" C { G '~ ~ y~ A ~i ~ f ~ ~ ~ 't { i ~~ , 4 ~ 1 ~~ -` r~ ;~ ..~ 1T j3, ,N ",~. .~ - •'!~S > ~ L?F, o xxD~ y 5, ~ t f :~ r r ~ ~ ~~~ ~ a f' 4 ~ ,~ r ~~ 1 ~ ~ ' ~' ~ ' rx~ ~ ' w i3 ~~ ` ~ ' ~ ' ' t 7 ~ i , c ~' ~ z ~ ~ ' '~ . ~ -, y ~ ~ ~ ~ t ~ t.' r j '~" ~~ ~ ~ ~ I 3f ~ ~ x t ! 1 ~ r ' .. ~. ~ t ~ :'l x ~, ! 3~'- ~I E: I:,i ~ 41 7 1 , ~ ~:.~ ?~ # .. p~ ~~i" ~..~~ ~ .i~ ~.'~,h .. cl~. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 The variance relieves an undue h~trdshlp because of cltat°acteristics of the site. This site is 1;"2 mile in length slang Meridian Kaad with a residential street along the Werth boundary and arterial road to the south. To deny access far the Y~ mile length of Meridian. Raad would have several negati~se impacts. t'E'ithaut the access points an Meridian Raad, the Amity Road access point ~2 ('see 'i'rafti~ hnpact Analysis) will fail If hawe~aero the access points are alaproved traffic w,~ill have multiple aptians and the inspects will be able to be spread throughout the arterial corridor. In short, ~saithoui the ability to have multiple paints to tum intcs and out of the site tral~ic will tre I'arced to the periphery and create significant congestion, harming Meridian Road, azijacent residents and the businesses and residents an the site. The variance snail sot he detrimental to the public health, safety, and welfare. The allo~4°ance afthe access points ti~~il1 not be detrimental to the public health, safety ar t~elfare. As shown the Traffic hnpact Analysis the addition of the acee~s paints u-i11 improve tlae operation of the Amity and Meridian. load intersection. The points will nest create a signi ficant negatiee impact an I~'[eridian Raad. The access paints will reduce tJtc amount of traffic to tlse residential neighbarhoad to the north. Neighborhood comments tJur conversations with neighbors wcrc positive; there was some concern with regards tcs the ~affic generated on Harris. By and large, the residents ~°ere~ happy that vve designed the development +~•ith only one primary access paint on Harris Street, along with three access points ott Meridian 12aad, We made it clear to the residents that the access points on Meridian i~~auld require a ~•arianee and in turn the residents echoed Qxeir suppaart. This valiance request will provide direct, positive results consistent with the established tiaals and Polices of the City of Meridian Comprehensive Plan. Exhibit A- 4 - ~ ~ 4 f F .~( ~ ~ r},C f t a..k. 1~ 3 ~v ti ff a r , ,.~ I k F ( ~. ' kk ~ ~ 3 a h f5 Y ~ ~ y 9 Q' ~ ~ llgx ~,'rj ~9 q r { ~ 1 i;n ,h ,~ ~ _;~ . # f ~ ~.1 } ~~ ~F~ ytF'~ l " ~ k~ a y -9 ~ ~ {'# fi ~ i7 ~ ~ ~ • ~ ~- f;. Y f a ~ ~ .t- fi .1 # ~ d ~ Y_ ~ y ~. ~ A pj [ ~ ,,~ }' 6 ~ ~ .. ( (g 5 1i t < ,1~ ~ ' ~~ "f ' t. J , (I l 1 ~ ~ ~t AA ~ ~ ~~ A f. ; { }{ ~~ L ~ ~4. l~ ~ ~ dh1 y ~ 14 ) , l + ~ 1~ {) j ~~ { ~ ~ r 1 `'l ./ ~ . t. ~ ~` 1 ) i' i1 1 IY 6 ! f~+[ y f ~ q q f f' e a y f ~ }} ~ 1 ~ ~ a ~, !~ yy9 ~ f fit! ~' , ,_ ~ ~3 ~~' , ~~ , ~ ~ ~- ~ ~ ( ~ t~ 1 7 -? 'j ~ ~. ' ~ ~ ~ '~. 4 7 ~ ' FF t ~ a A~• ~ ~ ~ ~ ~f j .~ 1!Z 1 ~ u i Y P ~ ~~ ~~ ~,~.. ti ~ i a , ~ ~` ~~`~ ~ t ~ i < ~a . ~~ ~ ' i k ~` t 5, r 4 t ,{ ~i s : s ~`~ 2` s{4° ~ , ` ~ ~• : ~3i C ~H c ~` , ~ ' , try ~ s ~ ~ 4 ~, . ~ ~'_~ ~ ~ r i s ~ i 1+~ ~ ~ # `t ~;~ ~~ ~~ l 1 ~ N a z~, ~' ~ M ~ ~ J~ ~ t ~~ SS ~ ~ ,' CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 B. Agency Comments 1. ITD VARIANCE COMMENTS ~oAaa~s ak ~., ~} # 1 Fi~~ r ~ ~~~ ~ tblilt~i ~~tAI!$PtYttTA~'M'9t~! bLpdfg7`~il~t~17' P~7. flan H~1~'8 III ~?-~ d`4"eTl9ber leg trity of Meridiem 1~2 _ ° g t (-6tI 1. V~at~!ovrer lane Suite 2t12 h~iiati, Idaho 5642 ~'AX 888~5~ DF AO E TE' ~y~~y~~ r~ AFLi_g .,.,,~ Re: Lea°.~sn; teT't6~' of'66P. Amity R~sad aed S. M~idlaa lead Route: Sly ~~ 7.~ i~ame< 3~1 t/orapaaies Fite No. ~.~-It 4 Hearisl; . No b ~, 2Cl~S ~~U f~f the oppebrlunsty tQ ~11it ~$ t~F II~$i:~ M+eaiclian Itaad (51-1~+9j is a T+e 1V hi~way.. 'mss of Amity Ttc~cl aad SH-~l ~ y si lzed~ sad rve uad AGFII} is werrt~ level is the fir sxlza~a ref flee 's S'~eet S1~3 inter~ct4n. Mush is sa4t fa the M attd lGuaa wltieh will lead ~ " ed ~ volumes eta 3~_~rj, ~, oaf a ee iii stow maltiple eraiai ss~ almsg the hi~cva~ frontage twill ' ~e pat fear diets oa the wad utahle tcti ' ~ o~ a~°ar in trips. am ply in the `1°re'~all~r, itccl ' ~ e R~€r~ ~sxmsSj tvh 6i~lc ` 'tY sxsex ntang a state hix~ay havre reduced TO*s alsility to balartc~ amass, safety aad ty=, VVe t~ revtew,~d the An ;~ c impact stray t'°T1Sj for the 3matYh Meridi~t tom, by 1Cit#tesc~a aad iates• TIC Tl5 eat the for • to Mats along S}l ~iq, Atiuw#ah adctitil s Mats aaa SH ~~ d t~et a~apear tc~ ' tl~ oponal of the i~at ~ SFl b~ at Ars~ity ar His Street, as re~'art oa Page I of the ~4ppli~atas 'vc. 'i`lr+e Exhibit B- 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 C:'F~r ~~ ~~rs~t~i ~t~ziut~ I~~~ lt~ H~~,v ' G~ ~~s~ I+1~. A Aid. $J$_ Hrien~ I3~t~, N~~v+iu~!' , Nava 14~ 2~ i'a Z ~f~ ix iu `~ ~fi°ici~c~+ at tla aatt,~t~ ~ to c~rn;e ~uffi as issc nu~b~ tl~e wr+~it tic ma~erne~ts. ~J~ r i~,lly s~u~t tint the ~it~ the tfs~ ~ cios~p i~fore t~iira~ ~~ti~n. it' ~ roc y gt~tior~s die Bali me ~t 334-~$~77. 3~ i.&'a cY'~dg -_ ~~ '.. ! 'v m ~ ~~~ P c~~, P.. r i?~Nrei~a a~ .CCs ~I~Rt Fs3'IIl~C7' Exhibit B- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 3. ACRD TIS COMMENTS ~"` :' r finmm.~d`eal a'o Se2riec October 7, 2008 Kittelson & Associa#es Attn: John Ringert 101 S. Capital Boulevard, STE 301 Boise, lD 83702 Subject: South Meridian Center TIS Comments ~. care! A. t4cKee, President SherPS R. Hut~r, ice President Gave everts, 2' Yice Ptc.;,ii9etyt Jahn 5. Franden, Commissioner Rebecca w. Arrtoid; Cammi~oner Sent Via E-mail The Ada County Highway District staff has completed a review of the submitted traffic impart study {TIS} for the proposed South Meridian Center development. Below are the c~ammentstrecommendations provided by District Traffic Services and Planning Review staff. 1. The South Meridian Transportation Plan has not been finalized or adopted by the AGHD Cammissian. The improvements a# the AmitytSH-6g intersection and any other improvements listed as part of the plan should not tae assumed to be in place or constructed by the t?istNct. If improvements are needed to serve this development for the in#ersection {AmityJSH-69} to function adequately, this development should be responsible far the improvements. 2. The Transportation and Land Use Integration Plan {TLIP} has not bean finalized or adopted by AGHD Gammissian. References #o consistency with TUP should be removed from the TIS. Cane particular item of concern is the recommendation for a collector roadway at the /a mite an SH-69 {Meridian Road}. A collector roadway at the % mile does not meet District policy, and has not been recommended by AGHD staff. Although ii was shown on a draft working map for TLIP it is not a recommendation of AGHD. Additionally, SH-69 {Meridian Road} is under the jurisdiction of the Idaho Transportation Department {ITD}. Current iTD policy allows access on to SH-69 at the '/: mile. The District would not recommend a roadway alignment or intersection location an a state highway that is inconsistent with iTD policy. Current AGHD policy recommends and allows collector roadways to be located at the 't: mile. The District will not support a collector roadway at the quarter mile unless needed for traffic purposes #or the benefit of the system as a whole. 3. A phasing analysis will need to be submitted to AGHD which outlines at what phases the traffic improvements are needed to serve this develapment. 4. The 15i access {right-intright-out} on Amiry Road will not be allowed. The driveway location will not meet design standards with the proposed lane configuration and appears to only serve one small pad site and has little benefit to the rest of the develapment. P,da County Highavay ®[sbict + 375 Adams Street • Garden Crt~r, IG , 63?14 . PN 20$-36P-&100 • FX 345-7650 . wtvwr.achd.ada.d.r~ _ Exhibit B- 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 5. A signal will not tae allowed at the proposed 2"° access location. If ACRD is to consider a traffic signal, the site plan should be redrawn to send more traffic to the 3`~ Amity Road access at the 'I< mile. A signal may be considered at the 3`~ Amity Road access if it meets signal warrants and benefits the system as a whole. A signal at the 'la mile on Amity may be considered if access is restricted to Hwy 69 in accordance with the Aeridian Unified Development Code and ITD access policy. if a signal is determined #o meet warrants and is approved at this location alt• costs associated with the signal would be at the developer's expense. 6. The site plan appears to be poorly laid out. Traffic circulation interior to the site will be difficult and force people to use the drive aisle directly in front of the buildings, thereby causing conflicts with pedestrians walking to the store fronts. The applicant and the City should consider an interior private ring road to improve circulation within the site. 7. District staff is supportive of Access Scenario # 1. It appears that this Scenario would work with same minor adjustments. The applicants engineer should analyze Access Scenario # 1 without the first right-in/right-out driveway on Amity Road and submit the analysis for review by staff. 8. Staff questions what the queuing on the site will be like if there is no access to SH- 69. The submitted traffic impact study only provided a queuing analysis for the Preferred Access Scenario. The applicant's engineer should analyze and submit a queuing analysis far all 4 of the Access Scenarios identified in the submitted traffic impact study for review by District staff. 9. The developers of the Cavanaugh Subdivision were required to provide the District with a road trust deposit for the cost of 'I of a signal at the Sti-69lHarris S#reet intersection. At this time it appears that the Cavanaugh development is on hold; #herefore the road trust deposit has not been submitted to ACRD. If the signal is warranted by this development and allowed by ITD. it will be required to be installed wfth the development. 1 i3. The'da mile collector roadway should connect to Harris Street. 11. It is unclear which roadway interior roadways are proposed to be public and which are proposed to be private. 12. The functional class cations given in Table 1 are incorrect for the following eoadways: a. Victory Road -Minor Arterial b. lake Hazel Road -Principal Arterial c. Linder Road -Minor Arterial d. Locust Grove Road -Minor Arterial 13. Spreadsheets far the internal trip capture calculations were not included as part of the submitted traffic impact study. Please submit the spreadsheet for review by District staff. If you have any questions, please feel free to contact me at 208-387-6178. Sincerely, Mindy Wallace Rlanning Review Supervisor Right-of•Way & Development Services CC: Hawkins Company -Lance Evens City of Meridian Ct~MPASS lTD Exhibit B- 4 - ;~ ~' ~ z i ~ x ~~ r~ f ~ ,~ ~ i ~ ~ ~ ~ ~ ~ ~ ~ 'r 't ~ a ~ ~' r[~at ~ al ~: Q ~ ~ ~j ~ ~ ~ ~ ~ ,~ ~ ` } f { y~ j ~ ~. { ~ '~ r s v f . tax ~ ° 1 . * ' ~ z,~ s '' ~ ~ l j 1 j~ tz t {t i ~ ~ .~ ~ ijt '.r ~ SSF ~ ~ , .S c t ~ 1 t ~ .~ ~~ # _ .1 s }. ' ~ .'f kk 1 Z ~ !* ` ~ y' ~ ~ ~ L' f 1 f - ~ ) x ~ ~ G y ;S ~ ~ ~) y ~ 3 A i P ~ 1 { it ~ ;~ ,t ~ ~ L f ~ ~ a t •} ~ 1 } # r. l 3 5 l °. ~ ~ ~I p ri ~ ~ ~ jj 1 ~ i S ~ ~ 6~ ~ ~ Q~J t 'r E ~ ` _ ~ i _+ S ~ I ~~ ~ °" r 4 f as y~i , ~ ' ) ~ t 3F 1 7 ~ ~ ~ "3~1 3 ` k ~ F ~ I i ti ' t ~ . ~ I 1 Ja ~ ~ ~ ~ { q x # } f . t '~ 7J ` ~~ ,2 5. ii ,1.. % ~ S a e p ~ x ' i, ~ ,3 ~ a ~ , u ~ t ~? !!/ 1.' ~~ x 17 ~ ' ~ ' A I` ~ 't t,~ ~ ~ 7 ~ ~ f • ."~~ ~ ~ ~ ~j F ~ 7 i { 1~. i, i. PPP € ~ I ~ 3,y t ~f ~ r 7 ~ F . r ` Y 1 3 {3 ~G~F 1 r ,~, ~ L j 1 t~ :# t .j ~ ~ ~ w ~~ ~~ ~ ii~ ' t ~ x i fff ~ 'i , t _ l ~ ~ ~ ~ ~ ' ~ t.. 9 F' t ~' ' 8; ~ F+ ~ ~, ~'~ i 5t I~ _ F 1 ~ i . ' t a~ t ~j ~ f~ ` - I ~ ° t ~ r { ~ ~ ~ ~~ r 9 S i. , , , K h ~ ~ I it ~ ! f ~" . ~ T 7 ~ s~ l ) t i ~: ( ~ F , t t I 3 ~ c ~+ ~? ~ g ~ i i i ~ E ~ i ~ M1 :~J ~ ,}!! 1 ! 4Ri ~.° p e a p ~ E'G ii . 1 . ~a` a, -1~~: ,7~~, {I :;' 'S' ' . k 3 l ~ ;i A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 E-MAIL FROM ITD REGARDING TIS Bill- I'm not going to get to sit at my desk this afternoon, so I will send you an e mail from my phone instead and follow up with a formal letter if needed. ITD is in receipt of the ACHD comments regarding this proposed development. We agree with and support the comments from ACHD. Thanks- Pam 4. MERIDIAN POLICE DEPARTMENT Bill, We have significant concerns with the requested access of this project out onto Highway 69 /Meridian Road. From the Police Department, we would like to see no access points onto the 55 miles per hour Highway 69 and all future interior access either directed towards Amity Road to the north or Harris Street to the South. Access onto Amity allows drivers to cross Meridian Road at a signalized intersection. Access onto Harris allows them to exit and enter through an already established location further back from the intersection of Amity Road. Further access points directly onto Highway 69 would be an increased roadway hazard for the other drivers on Highway 69 that can be avoided through careful design and planning of this project. Even a normally • minor accident at low speeds can turn into a very serious and deadly accident at 55 miles per hour on Highway 69. Please add this comment for the Police Department to the variance application. Thank you, .Gt. ,~ohnA. Overton Community Services ~Divlision Meridian Police Department 1401 E Watertower St. Meridian, ID 83642 1-208-846-7300 overtonj_(a,meridiancit~ 5. MERIDIAN FIRE DEPARTMENT Bill Parsons Planner We also have significant concerns with the requested access into this project from State Highway 69 / Meridian Rd. The major concern is the requested left in from North bound Meridian Rd. This Highway has heavy traffic traveling at 55 mph. We have some very serious accidents on this stretch of highway when drivers have misjudged the speed of an approaching vehicle and attempted to cross on coming traffic. Exhibit B- 5 - iE ~ r i r t , ~ 'jti ~ ~' : r a ~ ~ ~ .f ~. ~ 1~ ~ C ~ ~- v .- ~ ~ ~ ~ i ~ ~~4 i 4 n ~ ~ r ri 1 r ( t 4 ~~ ~1 0 ~ ~ ~ I ~ i ~ `~ - ~ .~i 3 s r~~ ~ ~i ~z i ~ ¢"~ ~ F~ ~ ~ , ~ ~ ~ ~ _ ~~~ ~ ~ ? ~ ~ 1 ~'~ t~ ~ i ~ s i ~ { I ~ ~ 4 ~~ ~ k ~ ~ ~ ~ = ~ z 4 " S, ~ : ~ Wy . F 14 i ~' ~ ` ~ ~'~ i ~ h ~ {g ~ 4 r 1 i kk a ~ t ? ~ ~ ' f a . ii r , ~ ~ ~ ~ ~ ~ ~ i 1 ~ 3 ~~ ~~ ' ,~~~~~ ' ~ i . '~ '~ i } 2 ~~ ~ ~ ~ s i ,i 4 , S ~ t ~ @ rt ~ ~ ~ ~ ~~ ~ ~ ~' ~ J., i '~ ,~ ! ~ ~ ~ , a T~ i ~ 4? ~ . ~' ! 1 o- ~ i a t~ f ~ ,. i f'~ it . @ ~ Z ~ ~ r ' i ~ ~ ~ " F 7 t ~ 7 ~ t i ~ ~ ~ 1 i s ~ ~"~ Y ~ tl ' ~I ~ ~ ~ A~~ ~ + ~" S ~ v ~ f ~ ~ ~ 4 i ~~ 3 ~ ~ i ~ ~ ~ _ ; ~ ~' . 3~'i '-1! f a Qt ~ ~ _p l,.' ~~~= y S ~~ _ t ~`a : ~' ~ ?i ~ S . 4 h t ~ ~ +~" ~ ~ k ~.y ~~ e 'j`s .:1 " !~ ~ }r. ~~~ ' d. _ ` Fz i ';i~.t I% ~ ' ~ 1 ~s ~' ~ .. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 Please add this comment for the Fire Department to the variance application. Thank you, Joseph P. Silva Deputy Chief/ Fire Prevention Meridian Fire Department j silva(a,meridiancity. org 33 E. Broadway Ave., Meridian, ID 83642 (208) 888-1234 Office (208) 895-0390 Fax Exhibit B- 6 - ~ t ~ i + i r ~ a ~ e ; ti a~ ~ ' ~ i ~~ 11 ~ ' L ~ ~~ S ~ '~ ~ Q ~t t ,~ ~JX ~ ~ ~ ~4i ~ % s r -f. ~ ~ #1' 71 ~ 4 ~? - S i a~ t ,1 ,i~ a t '~ t~ t 2 ~ i h t~f 4 I" ~I I 1, { :F ~ K ~,, h ~,~ 0.:r . 'a ~` r i ~ 3 ~}~ a j} x ~ ~ ;~ ~ ~- ,~ ~ l r d 1 ~ ~ e ,~F t ~ ' ¢ ~ S. } ~ k3 3 i ~ ~ i sr, t 1 , 44 ~ a ~ . T ~, ,. ~ ~ 5 4 ~. ~ ~ ( ~ 5 g 1 t ' 4 ~ I'~, ~ 4 s ~~ ~ ~ ~ ~ a ~ `i. a . ~ ~ ~ ' ~' ~ ~- ~ ~ { ' ~ ~: 4, Y,~ fc . t. : ~ ' ~ ~ ~y tLyy 1 ~~ F ~ + ~ 1 ' 'F ` '. fir +7 } ~ ~ ~ ~~ ~ ~ ~ ~ ~ ~ ~ ~ 7~ , tc. ! i ) r ~ j ~ r:' ' ~ : fi r, i ' z ~ ~ ~ ~ ~ ~ ~ ~ . ;~ .. ~~ + ~ ~ 3 d , r ~ y ~i ~ a , ~ , w 9 ti ~ ti ~ T ~ r ~ . ~ ~ i + "s ! ~ ~ i L ~ t p~ 1~ } 5 f. - j ~ 1 ~~ ~~ ' ,~ ~: ~ ~ ~ r i ' ,~~ ~ ~~ : i r f a~ ? Fez ,'y~~ - ~ ' ~ '~ ~ n , ~ ! CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR HEARING DATE OF NOVEMBER 25, 2008 C: Required Findings from the Unified Development Code (Variance) The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings listed in Section 11-SB-4.E of the UDC to review the variance request. In order to grant a variance, the Council shall make the following findings: A. The variance shall not grant a right or special privilege that is not otherwise allowed in the district: Direct access to State Highway 69 is prohibited, per UDC 11-3H-4B. Staff finds that if the City Council grants the requested variance to allow three accesses to Meridian Road, a special privilege will be granted to the subject applicant that would not otherwise be allowed for properties adjacent to a state highway. B. The variance relieves an undue hardship because of characteristics of the site; In this case, the applicant has options to facilitate access to/from other roadways. As mentioned eazlier, Harris Street and Amity Road provide opportunities for future access to the subject site with a proposed collector/backage road that parallels Hwy 69/Meridian Road and completes the connection between Amity Road and Harris Street. Staff believes this roadway and future access points along the aforementioned roadways aze sufficient enough to accommodate the amount of future traffic generated by the proposed development. Therefore, Staff finds that there are no undue hazdships that would prevent the applicant from developing the site restricting access to HWY 69/Meridian Road. C. The variance shall not be detrimental to the public health, safety, and welfare. Staff finds that allowing three accesses to State Highway 69 will be detrimental to the public health, safety, and/or welfare by increasing the potential for accidents with vehicles slowing down to turn into the site and exiting the site and merging with traffic travelling at high rates of speed on the highway. Exhibit C- 1 - ~~ ~6 ~ ~ ~ ~ ~ x ~ k ~ ~ ~~ ~ . i ~' , ~'}~.' ~~d ~ ~ p ~~ ~ ~ _ ~~~ ~ ~ ~ r t ~ ~ ~~ ~ ~~ ~ Y f Sri - ~ ~ ' _ ' ~ ~ ~ ~ e ~ ,f t k '. a '. s ~ ~ r,. ~ . ~ t ~ t r ~ ~ ~ , ~ f f ~ s ~ ~ t ~~( ~ ~ ( $ } ~ ; t ~ t i t ~r K ~i` ~~ ~' ~ Y h ~4 r j ' ~ ~! 1 . r 7 -I ~e i -c b J~ r_ } i . # ± y ) ~'~ E.~ ~R SJ 1 lI{, j . t '~C F 777y .. ~ ~i l~ ~ r + ey 1~ tip S L i3 1 ~ :; {.S. 7 I . _ r~ ~ ~ ~ ( $ 1 ~ , ~ 3 ~~ k 1~ ,-~ ' QQ@~Y ~~ ~ ~ ~ ~ f ~ ~ ~ y ~ i S ~ ~ ~ [ I ~S _ 7~ ~ ~ ~ ~ ~ ~ 1 v ~ f i~ ~ ~ " ~~ r ~i ~ ~ 3~ > E 1 ~ t ~ i ~~ - p ~~ ~ y ~ ~ r 7 i+v - d F ~ ~ 7 ~~. i ;~ a~ y ~.~ S <~ F y ~ i ~i ~ . ~ f r z #}; ; i -t ~ :~ g ~ f ~ {~ s `; ~ l F I~ r ~ s U ~ 1. ~ , ` ~ ` ~'F" iF # } ti ~tr$~ 3 ~ r ~ g ~ e~. ~ 8 ~ ~ ~ t, Y 3 f ' K ~~' ~ ~ ~ 1 ~ ' ~ ~ k~' ~ ~, ~ ~ ~ ~ ~ ~ A f ~ ,~ ~ ~' ~ 7 &.' 9a ~ ,~ ~ i c 1 '? ?, f~ 3 5 r ` ;t .~ ~ .~ w.+ ~ e ~~ .3 ti 1 1. ~ . ~'. Y rt. t~",~~. C. • A~ ~. ~~ + ~( .°#. p ~~~ ~ ~C ~ M ~.i ~ ! f s CITY 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 E I ,_~., 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 Off~ce)(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. SUMIVIARY 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 Comxnercial)(25.10 acres), L-O (Limited O~ce)(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 1 S acres in the not thwest 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. Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 2. SiJ1VIlVIARY 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 Mined 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 (11IDA-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 subiect RZ reauest 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. Kev Issue(s) of Discussion by Commission• i. None c. Kev Commission Change(s) to Staff Recommendation• i. The applicant has provided a new legal description and exhibit map referencing the remammg acreage subiect 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 1 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 % of Section 27, Township 4 North, Range 1 West b. Owners: Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 2 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 aze: 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 azea forms the core of the site. This will be Volterra's Business Pazk 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 azeas. 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 azeas 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 azea 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 PAGE3 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. c. Newspaper notifications published on: September 1, and September 15, 2008 (Commission); October 13 and 27, 2008 (Gifu Council) d. Radius notices mailed to properties within 300 feet on: August 22, 2008 (Commission); October 10, 2008 (Gifu 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 azea 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-OS-040), preliminarily platted (PP-OS-039), and approved as a mix use planned development for commercial, office and single family residential called Volterra Subdivision (CUP-OS-041). 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 awaze of any potential hazazds 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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE4 CTTY 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 ofnon-residential uses, up to 200,000 square feet ofnon-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 ofnon-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 fmdings 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. Off ce 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 ACID 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. ACFID 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 I1-3B-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. Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE6 CTTI' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 • Chapter VII, Goal IV- Encourage compatible uses to minimise 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. 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 200S.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 111 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 11-2B-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 11-2B-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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 7 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 11-2B-3: (Applicable upon development of the property) Dimensional Standards' i~ C-N ~ C-C C-G L-O M-E ~ H-E Front setback (in feet) -~------__._.. 0 Rear setback (in feet) 0 Interior side setback (in feet) 0 110/52 ~ 0 ~0 Street landscape buffer (in feet): j ~I ____ Local 10 ~ Collector 20 Arterial 25 _._ .. _ Entryway corridor ~ 35 Interstate ~ 50 Landscape buffer to residential uses (in ; 20 25 ~ 25 20/lOZ See note 4 j feet)3 I ~~ ~ ~ ~ Maximum buildin hei t m feet g gh (' ) ~ 35 ~ 50 ~ 65 35 _ ~65 j 95 Maximum building size without design 7,500 :60,000 200,000 10,000 See note 4 standard approval as set forth in section 11- 3A-19 of this title (in square feet) ~::~ Y ~~ --- --- -- ______ _...._ --- - __ _ __ _ __ _ - Parking requirements - --- ::~:- --.___:~____:~..~_wv._»- See chapter 3, article C, "Off Street Parking And ` Loading Requirements", of this title Landscaping requirements See chapter 3, article B, "Landscaping _ Requirements", of this title 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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 8 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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 9 CTI'I' 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 e~sting legal descriptions and ezhibit map tied to the original DA should be replace with a new legal description and ezhibit 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.S. The original Volterra Project was approved with approximately 54 acres of non-residential uses and includes the southwest comer 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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 10 CTI'1' 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 11 CTI'I' 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 the 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 future 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 11-3B-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 future 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. Staff's 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 Seutember 18 and October 2 2008 At the October 2,__2008 nubhc 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 -_~.. ` -r~7-- Ri a` R-8 SITE R-4 ~`lo I~.~ ~... W MCMILLAN RUT R-4 ~.~ _ _~ m --- LTA DR W ANA L 1D _~ a ~..-- -~ T ~~ ~ "j `~ ., ~ ~ S `q . \`~ y. ~~ ~~, /~ > f ~ ~ ~a ~jj ~ _' - i `7 ~ i-- ~~i _... .... ~_.._ i_ J ~ -- ;e~ 3 ~ ~~~ ~ _...._ ~ ~.. ~ I 4 _....... i roT,T I ? ~ ._.. ~ t9 ~ `j/5 '7~ o, ~ _. ___ _._ d i - ~ i! I I i~ I {L! . fJ _ i~ .. ~i ^- 1 "~. ~ NO DR ~ , _: ,.. , ~L-t~ ` W TU~I~ - ~. ~- I.~o ~.-o ~_~ C-(T Ci C;~~~``__~ r~ - ~~. W QUINTALS OR ~ ~ , '`III . ,~.. ~ ~, ~, - L_,_ U _ ~, ,_. > > C-1 W. _ t ~_._ W GRAND IL4PID5 DR-- ,h,~ }~~]j - ~ r _1a J ---- ., UVL~ ~ ~ 1 - --- ~~t 1 ~'~%f ~ ~~ ~~ 1 W EL~{ B I,~~p __ .._._-,- _~~___. ~ ~' `'`mot. ,r' ~ ~ ~ .: ;, i -- , W DOC LN ~ ~ ~ ~ ~ ~. - --- .~ :< / y_ ~_~~ Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 2. Conceptual Site Plan Exhibit A =d116~A~®~ I S~ ~ ° . !}t~LA3 ARt.6 t CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 3. Submitted Photos ~:..,,_ ~" '~' ~: r 1 ~~ f . ~wy ~.. ~. ~- _ _ _- ~~ ~ ,y~+ i1 _ '~ °~~i' Exhibit A ~~._ ;~~~ w ~S =~_.~ .~ ~~-~., ~,. ~ .s~ irk ~ t 'a _,~ ^ .-._ .,; ~ .c :` r ~ ~ ._, ~ :~*~ ~, x °fi"' ,,.. E '. 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 i~~ . :" ~«,.,.~ ~e~m, i /1 11 . ;~ Exhibit A ~. s+...- >„ Ns~, SkHledHUaing "? 4 T i CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ~ ,y s ~°. ~. f E !1 .R 3Y .}y~ ~~~e ~... ~ i t Fr d »a, r ` ~u t V~... ..... ~ ' ~'" ~ r ~. r~~~ W . L 4. .~ ~ '~ Hd+., t, I k '33'~~ ~ r .,~,~ ~f' f :' j 4 ~. Y. ~" ~ . F. r- w ~~ i ~ ~ S~ ~] ~r__~..~ ~~v~~,a .~~4 ~;i :~~ ~ ~. Exhibit A g 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] ^^ ^^ 9uadrant Consulting, Inc. Volterra Subdivision Development Agreement Boundary A parcel of land situated in the North''/z of the Northeast % of Section 34 and the South h of Section 27, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, more particulazly 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''/o of said Section 34 South 00° 52' 47" West 1315.58 feet to the Southeast comer of the North %x of said Northeast'/a; thence along the south line of said North'h of the Northeast %a North 89° Ob' 30" West 2651.08 feet to the Southwest comer of said North %z of the Northeast '/<; thence along the West line of said North''/z 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'/a of said Section 27 North 00° 28' 37" East 644.85 feet to the Southeast comer of Lot 7, Black 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 89° 18' 01" West 1261.91 feet; thence leaving said North line North 12° 4T 57" West 206.21 feet; thence North 88° 11' 16" West 896.71 feet; thence North 50° 51' 36" West 89.06 feet; thence North 34° 21' 20" West 79.64 feet; thence North 19° 35' 33" West 111.55 feet; thence North 89° 34' S6" West 291.92 feet to a point on the West line of said Section 27; thence along said line North 00° 31' O8" East 877.06 feet to the West'/< comer of said Section 27; thence along the East-Westmid-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-Westmid-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 O 1 ° 53' S6" 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 pazcel contains 201.48 acres more or less. October 30, 2008 Page 1 of 2 1904 W. Overland Boise, ID 83705 • Phone (2081342-0091 • Fax (208) 342-0092 • Fmoil: quadrantOquadront.cc Civil Engineering • Surveying • Construction Management Exhibit A I tE ' Y ;1 ~' 1 ~1 ( ! ~. ~ 1 , 'i ~ t ,7~ ~ ~ 2 t i ~ ~ i ~', ~ ~ 1 ( ; ~S ~ t ~¢ ~ q~ ~ j ~ ,~ ~ ~~a ~ f ~ ' 3 ~~1~ ~` :4 ill - ~~ ~ ;~ ~, Ef ~: fi k ( E- y ~ 1 ~ ~ ~ ~ i ~ ~~ [ ~~ ~ h ~.1 ~ S ~ +. ~y s Y iE '~ t i ~ ~ ~ i _ ; ~ ?? i. 1 ~, 7 1 '~ i ~ ~ ft '' T ~ ~ ~ ~, I , ' S .. ~ f , `_ ~ f. j N "~ 1 ~ 1~t rd' ~ ~~'° , '' ' 3 ~3 v ~ , i y 1 < <. ~ 7 ~ L S iF ~ "~ ~ ,~ ~~ ~ 2 ~ {~:~. ~ ~ t ' ~~ ~ ~ ~ ~ t ~' ~ tL ~ ~ A- i ~ 1( I iiK ~ •1 ~ '~ ~ - , ~~ ~ 1 ~. ~f ~ ~P Y . , ~ ~ iDY - ~~ { ~. 1 ~ F F ~ ; 1~ A ~ 3 T ~~ ~ l' Y~ ~ ~ ~: ~ a ~ ~; ~ y ~ ; ( 1:. ~. I ~ t ai ~ a ,~ . . w , i ~ i i " ~ ~. . ~ ~~~ i .r ~ ; ' ~ ~ ~ f' ~ ~ u ~~ ~ ~ ; ~ ~ - ~ f ~ ~. ~ ~ ~ ~ 'z ~ f: ~ ~'. ~y: ~--' t~t kk 1 •. ~ 2 ~, ~ Lai ~},t ' $!i _ i . Y' ` Y b Yy f 7, YY .. f £c ,~a~ i , ~ c ~ ~'. ~';a.:. ee~ r f~ ~ ~ - 19 ~: CTI'I' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 N "d _ ~ -N~ g ,s£•soti mm~ N ag a m 0 Z $p 2 j 0~0 fn F ~~ J i< - - ~~~~ 90YL8 3,BQ,t£.ON N I I I I I ,6C'449Z 3„9l,tZ.ON OVOa 3lIW N31 'N N M \ n ~ N M d0 N O O ~ N ~ O N ~~ Lw ~, w o~ U O E ~ n OZc} p ~`~O ~ O yp W ~ ~ > O OQO '- ~ \W~O ~ Z W F-Z J ~ W ~ U ~aw ~ E a W~~ ~ ~ ~ 0 ao? ~ N 3 N \ N ~~ Ccs y M m mQ ,eo'z-e I~ I N I ,00'098 ,S9'4b9 .*• I 3,04,BLON 3.L£,8Z.ON N M L£'£Z£i 3.54,£6.ON I W Y ~" I V1 UU I N S O P m m ,~ 41 n I e b No I 1~ 1" Z ~ I W W Z N N Z Q O I app U I Z N W W ~ I a Y I '~ a I ~ m I I r m ~ I I I N~ NIM . n--------- -~---- - - - - - - - - a otloa ltlo N~tllB N ,`~, Exhibit A 7 -~- U v ~~ ~~~ `~ ~ ~ o~ C3~ ' ~ ~~ C ~~ V O .a~~ mg ~~ 0 Z ~~ O Z F m O m ~ ~ ~ ~~ cn .,. W ~ Q Z<8 W K Q 0 ~~~ J ..v= qqN F Z N O OWWF oOJ N 0 0 n a 1 a` ~ ~ ~ ~' ii ~r ~ ~ 3 ~~ ii r. ' }L~y ~ ~ 1 ~ ~ ~ ~ ~~ ~~~ f, ~1 ~ fiS ~ ~ ~ ~ i ~ # ,~ ~ ~, ~, f~ .i r,. ~~ f i c ~ x ~ ~`'~ 3 ri °S. ~ 4r: f ~qqt~ " ~ ~ R~1~ ~~ ~ 3 ' ,i >f rri _ ~ )~~ d ~~ ;.~ S .A ~ yl~~t 2 l ;. ~i 1 ~ ~q~'J . I ~Y ., [{(7,R ~f~ +`~ ~,.a ~ ~~ _ t ` 3 ~ v ' . L . C 1n Z'~ f ~ .. - a ~ ` ~ ~ ~ }F ' ~ ''a.' ~. A f i ~ ~ 1 Y ~ ~ t ~ ~ »~ " k .~ b~ a ~ ~ ~ 1 3 ~ a ~ ~ ~ t° '1I s~ , J sQ ~ i~ ~ 5 9 ~ ~~ '{ ~ ~ t L ,~ ',INS ,i j~ ~r (k• 1~> ~ mot' ~l 7tla i, ~ ~ {I{~ ~ '; 4 1 ~ d 4 . ~ ~yx~- qF Y ~~ j t T { ~ , f t j ~~ ~~ ~ w '~ ~ ! ~~' ~ j~ Vii ~ ~ ~ t ~~ 3 s~ ~,G '!: :~ ~ , + a. .~' ~ i ~ `s k _ ~' ~ .~. ! ~ art .~ S ~~ ~ ' 4Y ~~3 ~! .. i ~~ ~.~ -,. f '.. ,~}.-. ~~ ~~ .~ a .' f ~,. 1i, ~~ 1 ~ __ ~. ~ ~,', ~. CITY OF MERIDIAN PLANNING DEPARTMEN'T' STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 5. Legal Description and Exhibit Map of the Area subject to new Development Agreement ^® Quadranfi Consulting, Inc. LE.CAL DI~SCRIPTtO1V OF': New- Development Agreement Area A parcel of land being a portion of a tract of tend as described in Special ~'ananty Deed, Instrument No. 1t1fi099Q~0, records ofAda County, Idaho, together with a portion of ~ tract of land as described in. Special V-~arranty Deed, Instrument No. 106t199t~11, records of Ada County. Idaho, together evith a portion of a tract of land as desca~ibed in Spr cial warrant}f Reed, r Instrument No. 146CI~12~9, records of Ada County, Idaho., together with a portion of the Right- O~ 1~l'ay of ~dest McMillan Road and North. Ten Mile Road, situated in the Southeast quarter of Section 27, Township ~ North, Range 1 West, Raise Meridian, City of Meridian, Ada County, Idaho more particularly described as fellows: Commencing at the Section comer common to Section 27, 26, 3~ and 35 of said. Township and Range; said comer being the FOINT OF BEGINNII,TG; thence along the South line of said Section North 8S° Sri` 't9" V1%est for a distance of 1561.26 feet; thence North Ctl ° 53' {6" East for a distance of 1299.71 feet; thence North 06° 3?' 30" Nest for a distance of612.t1E, feet; thence lwarth 22° 14' 26" East for a distance of 335.9 feet; thence Atarth Ot)° 59' ~~» East far a distance of 4119.34 feet; thence South 89° 21' 12" East far a distance of 1769.59 feet to the east quarter carnr of said Section 27;tbence South f?fl° t 1' 16" 't~~est a distance of 2644.39 feet to the FOINT OF ~E+C11'diVIIVG; Said parcel contains 11 I.19 acres more or'less. 1904 w. 4vef9an~ • Raise. i0 83705 • Phone (2081342-0091 • Fax I208} 3a2-0042 • Email: gvodranfc`~~uac~rani.ci Civil Engineering • Sunaeylrt0 • COnstNCtiOn Manoggmenf Exhibit A L2 ~ ~ pit r a 3 ~ s ~ ~ ~~ : 1~ 5 ~~i ~~ ~~ ~~ i 1 3 ~ ~ ' ~ ~ ~ ~ ~ ~ r ~ ~. `~; z' a4` t ~x`y ' ~ ~ ~' ~~ ~ . ~ ~ , , u ~ u a f ~ ~ ~ f ~ ~ t ,c~ i .* ~~1 .~ 7 ~ ' ~s r .C; ~ ~ ~ r, ~~ a i~ ~~ ' 7 }; N ~ 1 ~ ~ ~ ~i ~ ; a ~ _' ~ 1 ~~ '~ ~ ! r ~ ~ ,; i r ~ , 4 ~ , ~ ~ i 1~ t~ ~ ~ 1 ,~i ~ a ,~ ~; ~ ~ ~ f ~ _ r t I , ~ , a ; ~ ^' 1 ~ ~ ~ i ~ ~ Y ~~ ~ - A . ~ ~ ' ~ ~ f (• 5 ~ r ~ f _ ~ ~ i T { ~ '~ i ,, i ~~ ~ 4 t ~~~ #{ ;A ~ ~ 1i t~ f 1 ~ 1" ~ } ~. # rR j{ ~ it ~, , s r. ~ ~ ffs ~ ' ~ Y : = K~ ~ o tin ; 1 C ~~ ` A 3 f +~ ~ }_ t ~~ ~ i t ' ~ ,~ ~ ~ k ~ ~ ~ ~~ , n i ~ ,s ~ ~ ~ ; -r 1 1. ~ } - ~ , f ' ~~ ~ q, ~ ~~ ;,, d i u 1 } R ~+ % ' 1 ~ ~`~ . l ~ ~ ~ t ~ ~ ~ ~ ~ ~ J ~ ~ 4 4 . ~I r D ~ ,~i . { 1~ 55 ~ z f 1 .. Y. , .. Y r ~ {1 am ~ k' * ~ l e f Y i.~: ~ ~ ~ :. . } ~ i h j CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 s?~~ ' 589'27"12°E t76g,5g° I <. d W , ~1 M {p~~ a a ,o,, ryPo uu~ s.;ti. OE€C ~:VST ~pz ^s ti0. ' OCiG4? Z4c O m 3 O M e 111.99 ACRES 'r _. _ .,,,, _. ..... _ a ~, _ _- ~i m n N ~w. $ ~. VC~LTERRA S-JBDI~I~~C~RI ~~ :~~t~~~ _ - _ ~ _. ^ ~~ u ~ ~ r~ r~ t .. u^~ ~-- 1 ~ _.._~: -M;. Exhibit A 9 . ~ ~ f, ~. r b ~ ? , S ~ '~ f ~ ~s ~ ~ ~ ~~ ' i ~ . j. k ~ _~,~~ ~ f '6 }~ ~ ~' i J~ '~~'- ~t _ ; ~ . ~Y; Yt}~ 3 ~ y ~ 1 ~, ry t t Y! i ~ ,~. ~ ~ ~ ~ 1 ~' ~ ' x' 3 ' ~' ~ z1 ~ , v dt~ ~ i { ?8 ' ~ ~ ~ 6 $ ~ ~1V Lg ~F~ 3 Yi i ~ 1 ~ ~ t ~ „Y ~ 1 r fi~ ;.S ' ~ .~ ' . !f r j i ~ y¢ i f , . '~ ' r 1 ~ r'i. 1 '~ [ ~ ~ 11 ~J ~ ~n ~ 7 ~ i ~'j if ~ ~ ~' d ~ x i r ~ ~ ;j ~ o. ~~E, i ii < 4 ~(f ,~ ~ y ~ 1~1~ t t 1F I~ i ~ ; ' k 8 ~ ~~ i ~ ~ i` g ! i . t t Y ~g r`. ; 4 ~;~ a~,~v ~ 7 s~ F ~ a~ ~ k ~ rj r ~ ~ ~f; ~ ,+ F ~~ b , ~ ~ ~ ~,+ '' 6t '~ ; '~ ~ ~ ~~ a ~• ~ ~ g ~ r di ~~~, ~ ~ ~' Y ~~ y~ j ~ ~ E 4 ~ ~ ~ ~ ~ ~ ~~ ~~ b 1 7 ~ :~ t w~T,,f ~t ~1s t, s~ ,~ 5 ~~ E 1 ~ 3 ~ ~ ~, ~ CTI'Y 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 ezhibit map referencing the remaining area acreage that will remain subject to the e~sting 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 ali 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 maybe 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 %" 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 %Z" outlets. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or e~sting 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 afire-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 OFMERIDIAN 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 aze required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.22 CONIlVII;RCIAL 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 azea to be served, measured in a straight line. 3.23 COMIVIERCIAL AND INDUSTRIAL -Buildings or facilities having a gross building azea of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire appazatus access roads separated by one half of the maximum overall diagonal dimension of the property or azea to be served, measured in a straight line between accesses. Exception: Projects having a gross building azea 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 additiona160" 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 azound the perimeter of the building from the fire lane. Code complaint Handicap parking stalls maybe 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 CTI'1' 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 ffiGHWAY DISTRICT 7.1 Dedicate 35-feet ofright-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 ofright-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 t t t~ ~ £ i z7 ~ s t ~~ i~ ~ ~ ~ . ~ ~~ ~ - ~ c (' ~ $j ) t ~ 9y ) 1 { {~ ~ i l~ 1 6 ~ S S ~ fl C N ,~I f }) ~ € ~F 1 7F k r~.. ~ ( { ~ 1 1 ~ Yj ~ ~ t '~ ~ k L 1 ~ { ~ 6 1~ . ! ~ ~ a t $ 1 ~ ' ~' ~ { ~ ~ , r 1 ~ ? . ~ i ~ { z 5 ~ l5 ~ ~ r t ~ ~ ; ~ ~ ~ 47~•'~ ~ ; , ~ t ~ 'SI S 4 I ~ v i ! t ~ ~ ~ ~ ~. ' i Ilj A i $r •' ~ ~ ~Ei 7~ 3 ~ '~ J °4 ' { ,§ ~ r~ g g x ~ a $ ! t ~ r k~ ~ i / F ~. ~ ~ ~ ~ ~ ~ ~:: h a: 3 t@6 FS , T .5 . ~.. s F~,. 6 ~.. ~ i ~~~_ o ~ f r W Y ~' .i,. ~'C.. ~ }} ~ .~.Y~ ~ ~ s s ~t .'~6~ ~ t ~ l 3 tr 4! t" Y 1 ~i~ ~ i ~. 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 aze 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 xnay 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 yeazs old aze 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 Standazds and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepaze 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 aze 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 ACRD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) aze compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they aze 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 amosquito-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 a' i J, ~ pp _ ~. - ; ~ ~~ ~ ` ~ i ~' j ~ g ' ~ ~ ~ ~ A '~ ~ p ~ a ~ t ~ ~ ~ ~ ;t d ~ ~~~ ~~ yy py fi~ ~ • Y y A ~ ~ i ~~ ~~ r ~ ~ i ~ ~ ttt E s I ~ J w b i ~' ~ ~ '1 a ~ F t t ~ ~ x ~ ~ L ,~ ; ~ ~ .~ ~~ M` ~ ~ ~ f ,c j ~,f 4 ~ ~ ~ 1 3~ ~ ~1 ~` ~ i ~ ~~ ~ ~ "-F'~ , ~h ~. tY ~ F ~~ ~ r 3 ~ ail ~ ~ ~ ~1i" ~ pp~ - 1 I v t . ~ ~~ x z ~ i V ~. ~ i ~~; ~ ~ s ~ y ti ~ a ~`~~ tt ~ ;.[ f+ ~- ~~ ~',. -3~ i ~ i ~.4 '3 ~ ! .a ~ Q ~ ~ ~ # 3. i~ ~ al ~ ~~~. ) i' ~ € ff f t of ~ p .3 ~ ~ 1 ~ {. ) s v { ~. t ,. . { ~ rr }~ Y } ~ ~ z i . ~ .. 111 ~ ' ~ C + . f d {~ 3 .: ~~~~ ASF 1 £y l 1 i F ~ z~ ,j~ ~ ~ ~~ ~ ~ ~~ -~4 ~ ~ ~ ~ ~' ft ~' ~ ~ ` ~~.; ~ ~ ~~ ~i' ~ ~IA ~ Z ~ q~~ ~ ~ , ~~ ~ . ~ {~ t ~ - ` tip. ~~ ~ ~ L~~ 1 ~'~ v Sf-fi ~. ~ ~~: a ,tl - j~ ~ i~.. 1: X ~. . ~ ~ ~ ~ ~ ~ ~' ~ ~ ~~~=f a ~~ ~~~ ~ ~~~ = ~~~ .~ , ~ ~~ ~.~ ~~ { ;~ ~ ~ a ~ ~ ~ ~: CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 C. Legal Descriptions and Exhibit Map ® ~2UQCIt'f,~i1$ ConsuEtfng, inc. LEG.~L UIaSCRIPTIOl9J t7F: Overall Fdezone Boundary A parcel of land being a portion of a tract of land as described in Special 1arranty Deed, Instrument No. 10609904Q, 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 pardon of a tract of land as described in Special Wananty Deed, Instrument No. 106041249, records of Ada County, Idaho, together with a portion. of the Ri,ght- Qf-Way of West McMillan Road and North Ten Mile Road, situated in the S®utheast quarter of Section 27, Township ~ North, Mange I West, $oise Meridian, City of IbSeridia>t, Ada County, Idaho more particularl}~ described as follows: Coznrreencing at the Section corner common to Section 27, 26, 34 and 35 of said Townsiip and Range; thence along the South line of said Section North 88°56'29" V4'est, 891.33 feet to the POIl~1T Ol+ II;EGINMIVG; thence continuing 2v'orth 88°56'29" 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`59'3?" East, 409.34 feet to a paint on North line of said Southeast quarter; thence slang said Werth line South 89`2I' i 2" East, 1769.59 feet to the East quarter comer o.f said Section 27; thence Soutb O'21't6" West, 1738.65 feet along the East line of said Section 27; thence leaving said East line North 89`38'46" Nest, 485.15 feet; thence 623.40 feet slang a curve to the left, said curve hati~ing a radius of 400.00 feet, a delta angle of 89°1 T4b" and a long chard bearing South 45-42'2?" Nest, for a distance of 56.20 feet; thence South Ol°03'30" t~rest, 499.73 feet to the POINT OF BEGI.?tiTNL'~IG; Said parcel contains 93.65 acres more ar less. 8t " 6~ au~ is ~~~iat~~ ptii3~ ~~KB DEPT. 1904 yt. Overiond Bo6se, ID 83PQ5 • Ph®ne l2t?81342-~9t Fax (2061342-0092 • Email: ~uadronfua~quQdrani.ce CivE! En~inearing • Surveydn~ • Ct~nsiruc~fon tvtanagement Exhibit C _ I _ { ~x 1 s+ N k ~~ ~ ~ ~~~~ 't - 1 ~~ ' ~ ~~~~ i X~ ~ ~~ i ~~~ 11 d i i } y~_ 1 j ~ Y r 't ~~ F ~ 1 ~ +, ~ ~ , ~'~ t ( ~ {T _~ t ~ ~ { 1t i : S. i..~ ~ 3~~ ~. ! t ~r s ~!~ ~+~~ i y ~ ( a 1°r ~~~ ~ ' i S fG 1 ~ . ~ q~ L t ' s i j ~ ~ ~ y , ~ ~ ~ , a ! i , ~~ ~ ,~ ~ S Sj x £ ~ ~ c, ~~ ?. ~ ~ ~ y ;~ 1 '~ F } ~~ ~ ~ ~ F f~A ~~ is `~~ ;~ i i :S ~A ~~~ ([~ q f ~ ~ k 1 0. F,. ~ is ~ + -~ F ~ ~ i ; ~ rE t+' ~ ~~ d ~ 4, ~ lJ' x~~ ~t ~ A ~~ #S ' & t ' ~~ ~ d~5 gI ll ~ ~ ! ~t F ' ~ {k~~ Y .~ ~ '~ f .~~ ~~ '~ 4 i ~ ~ti F ~ ~~ F ~ n 1. ~s 1~ ~ ~ ~ ~ .l. ~ F, ~~ t p ; 'S ~~ p i ,~ G 1 _ Si; ~ ( ~ .11 .~ 5 ~~ i S~, 2~. 11f. ~~ { ~ ~ ~ ~ 3 'y{~ ~ t 1 1 te ~] i J t S iI' ~ s _ ~ ~' ~ ~ ~ I ~ ~ ~~ ~ f~ ~{. ~ ~ ~_ ~ ~~ .~ ~ ~~~ ~~ 3 ~ ~ .~ a~i ~ ' r a ,~~ ~ '~ ~ ~~~ ~~~ ~ ~. ,~ ~ :,r~~ ~ s ~ r ~' ~ t III : ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 6Zuadranfi LEGAL DESCI2I.PTI01V OF: C o n s u t t i rt ~. I n e. Proposed R-15 Zoning A parcel of land being a portion of a trace of land as described in Special Warranty Deed, Instrument No. 1060990>~0, records of Ada County, Idaho, together with a portion of a tract of land as described in Special Warranty Deed, Instrument No. I{36fI99tk&1, records of'Ada C'ount~f, Idaho, together with a partiorr oFthe Right-®I~Way of th'est ~?IcMillan Road, situated in the Southeast quarter of Section 27, Township 4 North, Range 1 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 Toevrrship and Range; thence along the South line of said Section 27 North $856°29" L4`est, 1.020.01 feet to the POTNT ©F BEGLitiNING; thence continuing Nardt S$~' S6' 29" West 81.25 feet; thence leaving said South Iine North. 0l " 33' S6" East 1117.09 feet; thence North 90° tAQ' 00" East 739.7I feet; thence ~0.A8 feet slang a curve to the right, said curve ha'~~ng a radius of 2.50.00 feet, a delta angle of t14° l?' U2" and. a long chord bearing South 03° (15° 00" East for a distance of 40,4 feet; thence South Ol° 03' 31e' West S88.U0 feet; thence l~t).00 feet along a curve to the left, said curve having a radius of 350.00 feet, a delta angle of 22° SS' 06" and a long chord bearing South 10° 24' 02" East for a distance of 139.07 feel; thence South 21 ° 51' 35'" East 1010.00 feet, thence 80.00 feet along a curve to the right, said can=e having a radius of 2tf0.Qp feet, a cleEta angle of" 22` 5S' 06", and a long chord bearing South 10° 2~' 02" East for a distance of 79.7 feet; thcrrce South 41 ° 03' 31" West 19b.00 feet to the PAINT OF BEGINNIPiG; Said parcel containing'_0,00 acres more or less. REViE PP YAL t3Y AUG 19 gpp~ SutER1~tA~i PUt3ttG WttRE(S r)EPT> I9Q4 4N. ®verland • Eoiss, It3 E.3765 • Phone (26Yt31342-~91 Fox 12o8j 342-00'2 * Emtrll: quodranti~quodronf,t~ Clvli Engineering • Sur~ytng • Construction McSnagement Exhibit C - 2 - ' ~ ~7':i -k ~ ~ ~~ ~ t~~ I ~ 1i }~ ~ ~ T Sj ' ~ ~ {y.i ~ .~ }~ n r 8 ~ j( ~ } y a Ij ~ ~ ~~. ~ ~ k F L ~~~+ ~ f ;1 ~ isi + ~~, 1 ~ ~ r. ~ ~~' ~ dd.. i F~ :' f ' j ~ f tS. ~I I ~ ~ ~ 1 ' ~ ~} t ~~ 7 Y ~ . ~ ~ r ~~ ~ ~~ ~ d a ~7 - l ~ ~, ~ ~ 4 1 .,~ ~ L~ '~. t t ~~~ i ~ L ~~~ a~ ;~~ ~ ~' zl ~ i f i~ f: I, S ~ -' i Cl t.i ~ 4 } ~ •f y~ ~ ~ ~}. i III h" " ~ 1 fl t.' j 4 ~ i i 1 ,~. *.. ~~ fa i1'~ ~9 ~ i 7 S f SI ~ ~ y I B 1 J ~ ~ 3 rr3~ ~ y €~ ~1 f • Y t~' ~- ~p ~ a ! ! ,~'~ 1 ~~ ~ 1 p" .{ y ~ } •1 'S yl ~. ~' _ 5 f ~ ~ i i ~~ r ~ ~ ' : Y~ a ~ a ~ t r ~ { 1 ~ ' t ~ ~ ~ ~ ~? ~~ ' -~~ F yy `~ ~ ~ ff ' ~ w ~ I ° ~ ' ~i: ~la ~ t~' 4~1 r 1:- ~ 9' ~ ~ ~ ~ ~ f rd t ~: t 2 ~ ~ ~ ~ ~ s a ~ ,~ ~ I ~ 1 ~ '~ ~ ` rho ~ p ~r ?•Y! ' , ~ r ~ ~ J ' J " k '~ fe i ~ ' J I ) . t ` ~ ~ ~ ~} L 222 r ) l 7 ~ 1 T.. ~ . ~ 3~ ry il 1 $ ~ ~l l.' ~ i F~ ~ }~J r ( p$ ~ ~ ~ ~~ ~ !~ ~ i 4 ~; • ~ t~ ~ _4`~ ~ 1 ~ f ~ t j yF C ,+ n-A f` i~,)'3 s ~ {{ 3 pp ~ ~t i! ii ~ {j i i 1 }. t ~ Y l I f~` _ ~ i t F ~ I P .i; ~ '. ~.; i ~ k I,-X ~ tj;j 1 g } E, r S n 1 ~ ~ c CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ~6~uadrant Consulting.IrtC. LEGAL DESCRIPTION OF: Proposed C-C "Coning Exhibit C A parcel of tend being a portion afa tract of land as described in Special Wananty Deed, I:nstruanent l~Ta. 106099041, records of Ada County, Idaho, together with a portion of a tract of tend as described in Special Warranty Deed, Instnrment No. l 06C14i 249, records of Ada County, Idaho, situated in the Southeast quarter of Section 27, Township ~ North, Range 1 1~'est, Baise Meridian, City of Meridian, Ada County, Idaho mare partieularty described as follows: Commencing at the Section comer connnon to Section 27, 26, 34 and 35 of said To~vrrahip and Range; thence along the South line of said Section 27 North 88°56'29" Wear, 1851.26 feet; thanes legating said South line North 1 ° 53` 56" East l l l'.09 feet to the P4tNT QF BEGINNING; thence continuing North 1° 53' S6" East 132.62 feet; thence North 06~ 37° 30" West b 12.{76 feet; thence North 22° 14' ~6" 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 io the left, said curve having a radius of 1150.00 feet, a delta angle of 1 ?° 27' 20" and a long chord bearing North 84° 22' 35" East for a distance of 249.31 feet; tlxettce 4°?3. i3 feet along a curve to the right., said curve ha't<ing a radius of 2{IQfl.QQ feet, a delta anlrle of 12~ 07' 18" and a long chord bearing ?Rlor~t}a 84° 12' 34" East For a drstancc of 422.34 feet; thence 521.307 feet alang a curve to the left, said curate having a radius of 2350.00 feet, a delta angle of 12~ 42' 36" and a long chord bearing North 83° 44' S5" East far a distance of 520.23 feet; thence South 08~ 48' 46'" East 100.01{) feet; thence 100.00 feet along a curse to the right, said curve having a radius ofEr50.00 feet, a delta angle of (18~ 48' S3" and a long chord bearing South 04° 24' 20°' East for a distance of 99,r}0 feet; thence 4'15.00 feet along a cun-e to the Ia.ft, said curve having a radius of 19(10.{t0 feet, a delta angle of 12" 48' >8" and a long chord bearing South 0E" 24' 2a'° East for a distance af424.11 feet; thence i40d ~/, Overland Boise, tt)133705 + Phony t2t)$l 34~-QQ93 Fnx t2t181942-g04~ ~ Email; quodranfsa quc~ctirani.ct Civ7 Engineering . Surv~y;ng * C~nsfructian Nac~nog~msnf -3- i ~~ ~ ~ ~ , ~ ~ ~ _ 0 ;t ~ ,~~ f , , 1 ~ z ~ . , < ~ 1# ~ ~ , ~ ~ r ~ ` ~ 4 ' S Y ; - ~ ~ # i jt ~ N { ~' ~t ~4 k ?} ~~ 1 (~ # _ ~ ~ +1 ~ { f ~ +~ ~ J ~. F f ~ i- ~ , ~ p , ~ ~ - ~~ t~ ~ ; ~, g ~, , i ~, ~. r l ~~ ~ ,, ~; <~ a~ r i , t , ~ ~, , J ~ ~ ~ ~ ~ ~ (~: t ,T i ;~ ~~ ~ 5. `.. ~1 1,~ ~b .~ /~~ r ' ~17. {, II I.. ~ E ~ ~ 1~ { ( ~~ f ~ .j L 1 ~i ~ K fit ~' • '~ ~ ~~ 1' ~ ~ ~. S ~ ~ i i}'c' i 7 ' ! ~~ ~ ~ ~4 ~7 ' Z 3 ~-.i ~ a ~ J ~ ~ ~~'' ~lA ~ p ~ ~ <.' ~' 'i ~i a ~ ~, E H 1 1.- 1 , ~,. j ~ J :~M ~~ ~ iiE t1 ~ ~ a "~ ~ _ _ ,,. C L.{ -3t ~ ~ ~ ; ~ 1 1 , j ~ F -~~ ~ t l '- °= ! '1?`i ~ ~. ~ '~ ~`.~ ~ ._ i { k #!#, t ~,rS ~, j 1 ~ v, ~ .~ ~i ".t X~ -~i:~ . i 3 ~ ~~ ~'~ ~ t A ~~Y L. `Zi i !". ~ t I ,. ~F i CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ' ~ Quadrant c~r,s~#jtjt,~.1#,C. §~10.§3 feet along a curve to the right, said curve hat ing a radius of ~SOti,QO feet, a delta angle aft}~° §2' §Ca" and a long chord Isearin$ South 09A 22' 23" East fear a distance of SA~Q.21 feet; thence North 88~ §6` ~ 7" West 83b.90 feet;, thence l ~9.§2 feet along a con's to the right, said curve having a radius of 2~O.C1Ca feet, a delta angle of 32° 38" 3Ct'° and a long shard bearing South 23° 32° 46" East for a distance of 1§7,37 feet; thence North 90° 00' tl0"West 739.71 feet to the POINT OF BEGINI~IING; Said parcel containing 37.$~i acres rnore or less. o~-Rt' y~~l1 M~~ ~~a~~~ p~tc t 1904 W. Qverian~ • Baise, #U 83705 • Phone 12osj 342-0891 Eax (2QSj 942-0092 + Email; quadtanfsquodrant.cc Civi! Engineering • Surveying + CanSYructiar. Management Exhibit C -4- , I ~ f¢~ , ( 5 J~ { + is 4J~ i~ ~ Fp .}~ ~ ~s f 1 ~` c ` ~ ~ ~~~ ; y ~. ,~ c ~ ~t ~ ~ ~ ;~ ~ d 1 ' ~ t ~ is d r~ ~~ ~ ~ ~ ~~ ~ ! s u. - ~ 'g r"i t ~. ~, ~ ~ l , !' a ~ Ei ~ t i ~ ~ ~ ~ , ~ ~ t~ ~. ~ ~ ~~ n i d~ ~ l ~ ~~i f ~' ~ ~ t try ~ '` ~r .I ,,. i t"~ ~ )i) ~ ,~SU' { a 1. ~' 1 ~}~ f~ {r ~ ~ }jj~ > ,{ ~ p 7 j r ~. t 1 ~. g r t. r 4' ~F ~ ~s ~ ~ 'i T ~ iI~ ~ t F t ~ ~ ~ !; i l i # t +!.5 ~ 47 1'~ ~~ y ~ riI ~.~~ i ~~ ~~~. ~ ~jS~y ~. .i,y ` 4L* ~ _ ~ 9N ~ .~ { i { c i 1 [ :~ s f1 1'. 'S y : ~` 1, ; $ ~ F' #."i ~~ ~ ~ yfi: ~~~4 3 ~I i ~' i l !? ~:,< i P ~;~'+~ ~ ; ~ ~', ~ ; ~t3' ~ ~rr, F t-3 ~~~~:~'~ ` ,:. is , I~~ s 11! ' 1 k j CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 l..' ~~.'"; ~UCIt~CCII'It Consulting, Inc. LEGAL DESCRIPTION Olin: Prflposed L-O Toning A parcel of land being a portion of a tract of land as described in Special Warranty Deed, Instrutnent Na. 106041249, records of Ada Caunty, Idaho, tagether with a portion ol'the Right- C}f=Way of North Ten Mite Road, situated in the Southeast quarter of Sectian 27, Township 4 :'forth, Range 1 ~R1es1, Boise Meridian, City of Ivleridian, Ada Caunty, Naha snore particularly described as follows: C'omrrsencing at the Section eotgser common to Section 27, 26, 34 and 35 of said Taw-nship and Range; thence slang the East line of said Section 27 North 00°2l'1(i" East, 2472.93 fact to the POII+iT OF BE+GINNIIVG; thence leaving said East line North 89° 3S' 44" West 1$S.JO feet; thence 2~&7.OQ feet along a curi~°e to the left, said curve hatrira~ a radius of I OQU.00 feet, a delta angle of 14° 09' t17", and. a fang chord bearing South 83° 16' 42" West far a distance of '246.37 feet; thence 577,00 feet slang a curve to the right, said curve having a radius of 2350.00 feet, a delta angle of 14° 04" OS", and a long chord bearin~a South 83° 14' 11" West for a distance of 575.55 feet: thence 423.13 feet along a curve to the left, said curve ha4~ng a radius of 2000.00 feet, a delta angle of l2° 07' I8", and a long chord bearing South 34° 12' 34" West far a distanee of 422.34 feet; thence 25(?.0{I feet along a can=e to the right, said curt a having a radius of 1 I S(t.00 feet, a delta angle of 12° 27' 20", and a fang chard bearing South 84R 22' 35" West for a distance of 249.51 feet; thence North 89° 23' 45" Vest 104.83 feet, thence North t}0° 59' 3°7" East 352.92 feet to the north tine of said tract; thence along said north line South $9° ? 1' I2" Bast 1769.59 feet to the East quarter comer of said Section; thence South 00° 2I' 16" West 17l .46 Ceet along the East litre of said section to the POINT OF BEGINNING; Said parcel containing 10.7 Gees mare ar Ices. ttEVt ~~v,~t. av Ate i 9 MER!?iJ~ttd PU~I~iG NOfyRttS QEPT, 19p4 tN. C}verianci • Boise, iD 83745 Phone (2081342-t204i .Fax (208} 342-0pF2 • Emoik quodrxaniquadrant.~G Civic Engineering • Surveying Construction Management Exhibit C _ 5 _ ~ ~ ~ ~ ~t 3 t { tm q ~ ~ ~ s ~ ~~ E i r ` ~{ ( r ~ ~ *~' ~ S ~ ~~ ~ yy, Y} ~ ~ ~ ~ ~' ,j ~ 1 ~ ~ L t^~~]yyy ¢rrr 13 I ~ ~ ~~ ' ~' ~ ~ ~~ ~ ' fF 1 ~/ ~ { Y ., 1 h ~ ' ~ ~ 8 p ~[ 5 1JF i 3; ( ;x 3 ~ rT - ~ ~ '~ ~ . n .~ } T i ~ ~ +t i ~ i # w , ,~ ~., r ~ } ~~ ! + `t ~+( i r i i } ' 1 k ~ ~ ~~ ~ a ,} ~ ~ x r s ~f ~ ~} yet} t ~~~ ,: `} ~ ~ u ~ ~ f{w s~ ~ ~ ~ t { I . r: ~ t j i ( ~ '~ v ~ t ' ~ ~ ~ ~ 1 - ~ ~. ~ ~ , i~ a .~t ~L~ ~ f ~~ ~ j ~~ ti ~~ - ~ ~ S Y j~ ~~ A 7i x ~ ~ S~. , +t. F' + ~ ~ } ~ $ 4 ~~ ~ ~ ~ t ~~31 ~ (1 1 a 3 +E„ 4; ( ~-, { ,. ~ y , ~ ~ t_ ; ? ~ 5 4 ~ j ~. 1 I ttt , I p 111 r' ~ xr ii ~' ~y qC' 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 F``: QI.ICldfCytl~ Consulting.ln~. LEGAL DESCRIPTIGN OF: Proposed C-G Zoning .~ parcel of land being a portion of a tract of land as described in Special Warranty Deed, lnstrutrteni No. 10(i099t340, records of Ada County, Idaho, together ~>irh a portion of a tract of land as described in Special V+:'atra;,tty Deed, Instrument I~jo. 106(J99041, records of Ada County, Idah®, together ii°ith a portion of a tract of land as described in Special V4`arranty Deed, Instntment No. 106041249, records of Ada County, Idaho, together with a portion of the Right- C)f-ti~ray ofV6'est McMillan Road and North Ten Mile Road, situated in the Southeast quarter of Section 27, Township 4 North, Range 1 4`v'est, E3oise Meridian, City of Meridian, Ada County, Idaho more particularly described as follows: Commencing ae the Section earner common to Section 27, 26, 34 and 35 of said "Township and Range; thence along the East. line of said Section 27 North 00°21'16" East, 905.74 feet to the Pt?IIarT' OF BEGINNING; thence leaving said East line :worth 89° 38` 46" Vi'est 485.I.S feet; tlterice 623,40 feet along a cone to the IeO, said cone having a radius of 400.00 feet, a delta angle of 89~ 17' 46", and a long chord bearing South 45G 42' 22" Nest for a distance of 562..20 feet; thence South Ol ° 03' 30" West 499.73 feet to the South line of said Section ~7; thence along said South line North 88° 56' 29" West 128.68 feet; thence leaving said South line North Ol° 03` 31"East 196.C1i? feet; thence 80.(.10 feet along a cun•e to the: Left, said curve hating a radius of ?00.00 feet, a delta angle of 22~ 55' O6". and a long chord bearing North 10° 24' 0'" West for a distance of 79.47 feet; thence North ? I ° 51' 35'° West.100.00 feet; thence 140.00 feet along. a eur~e to the right, said curve having a radius of350.00 feet,. a delta angle of 22° 55' 06" and a long chord heating Notch 10~ 24' OZ" West for a distance of 139.()7 feet; thence North Ol° 03' 31"East 588.Ot) feet: thence 200.0() feet alone a can e to the left said cone hat=ing a radius of 280.00 fact, a delta angle cif 40" 55' 32" and a long chord bearing "v'ortlt 19~ 24' 15" West for a distance of 195.78 feet; thence South 88° Sri' 27" East 836,90 feet; thencz~, i 904 trt, pv$~pnd • $oise. ID 83706 Phon® (208) 342-00~ 1 • Fc3z {20813x3-t?092 EmCtil: quatlront<squ~drant,~e Civil Engineering • Suraeying • Constructinn Management Exhibit C -6- t ~ ~~ ~ € ,, ~ r 3 ~ ,. pi l,, F~` ~+~` ~' ~ ] ~~ n ~ F~ ~~ ~ ~ E~, t~ ~~ 1 ~ ~` _ ' r, t ~t, _ i t ~ ? i ~ ~ ~ ~ ~ i ~~ ~ 3 ~ ~ ~' ~ ~ ,~ w ~ y , ~ ~ f z ~ '. c ~ f ~~ , '~ ~ }~ ~ S ~l- - 3 i ~ ~ $~ ~ ~ ~ ~ ~ ~ - 1 _ a i { q : ~ fi k '~ ~~ ..i # ~ ~ ,~~ gyp. o " ~ t, ~ ? -~ ~ t: { k S• y ~~x f 'I ~ € ~ ~ ~~~ ~ ~ '~ f ~' s I ~~ i~ ~k l It ~ 3 ~ ~ ~ t~ ~~ ~ ~ , i ~ ~ t, ~ q` ~ ~ # '~ Y ~ ~ ~~ " ~ ~ , ~ ~ ~ ~ 3 ~~ t ~ ,) ~i ~, ~ ~ ~ t , 1 ~ ~ , t : , t ` r ` i E ~# fit. 1 e k ~2 1'1~ 7 1 ~ ki {` iF S i~~ ~ 4 +e~, ~ ' ~ ` , jlr N .~. _ ~•1 k 4 ~ ~ s ]ajtjYj .r I ~~' '~ 1 ~' S 4 L, ~I y Y ti } ~ i~ CTI'1' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2§, 2008 `' ',~.~ ~llCldl'C7f11' Cransuiting, InC. ;4{,),§3 feet slang a curds to the left, said curve having a radius cif 4§Od7,00 feet, a delta angle cif ttb° §2' SG" and a Lang chard bearing North tI~° 22' 23" blest far a distance of 540.21 feet; thence 425.00 feet slang a curve to the right, said curue having a radius of 190(1.00 feet, a delta angle of l2° 48' S8" and a long chord hearing Nanh O6° 24' 22" V1,Test for a distance of 424. l I feet; thence 1 QO.OCt feet slang a curve to flee left, said curve hati~ing a radius of 650.(1(1 feet, a delta angle of 08° 4R' S3'° and a long chard bearing North 04° 24' 20" West for a distance of 99.90 feet; thence North QS° 48' 46" West 100.((0 feet; thence 55.?0 feet along a curve to the left, said curve ha~~ing a radius of 2350.00 feet, a delta angle of 01 ° 21' 29" and a long chord bearing Narih 7b° 52' S3" East for a distance of 55.70 feet; thence 247.00 feet slang a curve to the right, said can-e having a radius of 1QOCI.OQ feet< a delta angle of 14° fl9' 07" and a long chard bearing North 83° 1 fi' ~~°' East for a distance of 24(1,37 feet; thence South £s9° 38' 44" East 185,(}0 feet to the East line of said Sectian 2fin thence along said East line South 005 21 ` 1 ti" bb'est 1567.1 ~ feet to the '1POLNT O)~' BEGtN1VI1tTG; Said parcel containing 25.10 acres mare ar less. Vt~ Y ~t)f t 14Q4 W, Qveriand • Boise, id 83?0§ Phone t?OS} 342-(3041 • Fax (208j 342 ik542 + Emtaii: quodrant~quadroni.cc Civil Engineer+tsg + Suroeyirtg • Construction tdionagement Exhibit C - 7 - ~ L ~ ~ f ~ ~ ~. j 'T i.. ~ '. P i~ t Y : tl ~2 ' ~ ~ ~''~ ~, ~ ik i. ~S i ~ t` i 1 . f i ~ ~ _ ~ ~~ ~ , ~ fir} f~ S 't. ~ i f c f.' f ~ a~ _ ~I 1 ~ r ~' ~ ~ ~ ~ ~ ~ dtl s t ,s ~g~ a ly ~ rt- - ~ i ` ~` °~ ~ ~ ' ~ ij hl Y ~~ ~ 4'1 s i yy ~ ~ j _ 1 ~' Tix ~ ~t• ! .f~ :.3& ~ ~{~y} 1"7r~ ~ ~ -,S y3 yr~ , J, ~`1 ~ ~ r i ~ ~. q ~;~~ psi. SK ~ _p fG 'd~ _ ~ ` . e ~ tl ~~ t~ ~ j ~ iZ~~ e. F _ ~ .~_. .~'~ ;r~~ ~~ i ~ ~ ~ ~ N i. ~ ~ t:. f q t '' SI (- t i c ~{7 `~ j r ~ 5 i ~~ 1' y ~f t L t z. ~ i ~ r~ 4 4 . ~~ '~` ~,- 4 +' = .g ~ ~~ ; ~ 1 ~ ~ g ( t :7 ~' t ~ 1 -,' s i '~ r i4 ! ~ ~ ~~~ L tv' ~~ ~ ~ ~ ;'~~ ~ ~ ht' y i 9~}~ 3 ~ , + y6. F, ~~ 'i. ~~ iy ~ ~ 3 - na ' ~ }~~~~" ~~ ~~ ~ ~~ ~1~ s. ~u 9 ~ ~' 3, 1~ ` Y. ~ - ie~- ~ v. c '1 ~ ~ i.: 1 ~'. ~j ~i' HI: 9 ~ 2 ~ ( ~ ' ~`.t ,~ . . S i 4 { ~•C' k(f k ~v r Y. ~Y ~~ a ~ i p~ A: l ~i. ;f t ; CSI ~ ~I f i 1t i ~ , 1 ~ f r t~• ~!i ~ 3~ t~, ~ ~ ~~ { ' 4~; ~? ~ tl S 4i li ', t~ a~ $j~. ~ ~ ~ ~ - ~~ a L~.1 ~ ~ y4 ~ ~ ~ ~ , d~ -.c ~ ~1 = ~~ 777 ~ i ~4~ '~ t i ~ ~ , ; r' ~' ,7~ ~ f ~' ~~ ~ ~ 3 ~ ` ' 3. ~ s3 ~ 1 ~j ~ ~ 9~, ~ t 8 ~ ~ _ ~} ' r~ _~ 11 ~ i ~ ~ ~ ~ ~ -.r ~,t~• ~ . 1 f a~ ~ J ~~ ~i~ t~ I . j ~ :I~. 'S -~ ` '~.~ ~ ~ ~ ~,Y ' ;# a ~ ~f ~ ~ ,. t f , ~~~ ~ ~ xi$ ~ . ; ~r~f~ ~` ~, 1~ ~ ~ y; ~ r 1k F i t. ~ t ~ r',', ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 S89'21'12'E 1769.59' .. ! NO'S9'37"E ~ ti <i;_ S89`38'~14`E ~ • 409.34' c3 t85.00' ~,;; [ ~` m ~' Ctt ~` ""~G13 ~` Gt0 C9 N8923°45'W MS'48'4&"W ci'i o`' 104.83° 100.00' o~ 55.43' ` r ~ ~ ~ '~G _;ncs2ag 2 sm c'g. s s+ ~ - ma ~ u~i y, _ ..-.. _ ._. _ _._ - ~ - - -._. ._ ... __ .._.__ 836.80' - _. _ __ __ ~ ' ~ N90~4 00"E T39.79 ; °T .. ~ p~ F . - . C14 a _ ~ N8838'48"W °' ~ ~ :'~ «9 485.15' _ G~ ' ~ a+ ~+ •ECrt_ ~ ~ L~ p .4 .. u a _ ~+ 1 __ 900.00' ~ ~ ~ ~i ~ ;? N~'03'31'E ~ ~ ...,, 79fi.00 ~ ~ ~~ ~ .._ ... __ ... ._ _ 83f 25` L~ '" Exhibit C -8- t f j ~ ~ _~ ~ s err ii ~ ~~, u ~ ' ~ ~ ~3 {r~ Qsl ?.b ~ - ~ y~ ~ , 1 n .l ~ , t ;. GG{. ',~l . '@@~ r,~ - ~ {! 's'#0 d -~ t fft~11Y ~ 4 ~ t} F~. ' ~~ ~ y 3 1~ a ~ ~i ~ ~ ~. $t~ .)~ ~~ ( z ~ ~ 51 ~~ ~ ~ ~ ~ 1 { t r` i ~ . q . ~ r ~ ~ ~ ~ ~ ~ 1 ~ i Y ~~ ~ ~ I ~ ~ ~ 4 ~ ti{~ 4~ Kf i .~ t ' ~ - f ~ ~ 3 ~ ~ b f g , ~ ~ ~ 'i ~~'~ 7 ~ " h ~• 1 Ji ~ '~ ~ ~ ` ~ ~ { ~ ~ - ~ $ ~ ~'1 _ n ~~ ~~ i . k ~ ` s ~ i ppp ~ ~. ~ ti~~ , ~ , ~ ~ } 1 7a ~ p ~ j Y i a rzy ~, ~ ~ ~ 33 ~~ f ~ L ~ .~ ~ ~ , ~ ., ~~E ~ ~ Z ~ ~ y ~y ` si ~ ~'~ 5N }f ~ s` i1 ] v ~ z G I ~ , ++ ''~ 7 f Y. ~F ~ h C ,~ ~ ppp ~ ~ ~ ' ~ } ~ ~'~ ~ ~' ac ~, ~ ~ I ;.~ 't: ~$ ;.., .c a , i r. }s ~. ~,. ~ ~5 ,r.. J ~ a~,: ~: f ~ ~r. :.. i ..;: @ sY.3 ff;. n <~ ,,i6 ^c, 4 ,~ ;. ; ~.; ~.. ,~. il~ ~ , 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.l'n 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 fords that the proposed mix of uses would assist in providing service needs of the community. The Commission fords 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 fords 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 fords 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 fords 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 ~ : 3 S ~ ~°dG ~' i = ~ P ~, ~. ~~ 1 ~ ~. 1 ~ ~ ~t M k~ z- ~ T. f is i} ~ fit. ~ tr ~ $ ~{ f v ~f 3 f_. ~ F ~ , ~ ~ t 4~1, ~ ~ .~ Vii. ~ ~ t _ t , ; ~ ~ tf4 d fz ~ ~ i` '~ 1 ~ {{ 3 ~ ~ 1 ~ ~~ 'r,~ t r - # f ~ ~ ill ~~ ! , ~ k~ ~ ~ ~ .~ ~ ` - '~ ' 6_ ~ t SS ~ 1~ iii... ~ :Y ~ ~ j ' ~ ~~ 2 ~~ 1 1~ i ;> i ` r ~ 3 ,si ,_a t S { ~i .~ s~ i~ s ~ E ~~ ~ {.. a ~ ~ ,7 3 1. [w , [. 3+5 - J 4 ~ ~ ~ t ~ ' ~ ~ ll~ ~ t ~ , . 1 .~ F , r t. i I LA ~ J ~ J ~i : ~ 2 ( { i~ Y ~ ~ ~ h' ~ ~' ~ K { ~~ ~, 1~ ~' I 222 I ~ ~ ~ rt}I~ B A u i ~ ~ ~ ~ l ~ { ! i ~ I ~ ~ ~ f ~ 1 i$ ~ r! f 7 2 ~, S L. ~ u ~ ~ r ~ S ' § 4+ { ~„ III.. ~ ~. ~ .Y ' ~ , ~ ~r " q T ~ ~ ~ : ~~ ~ ~ £ F r a ~ A ~} r~ ~ _ r ~ i i L v~ =~~ p ~ i~ x i~t ! ~ „11 ~ }~ ~~~~~ e. a ~ ~ +• t ~ ~ 7 }~ ~ i ~ ~ ~ ~.- i - n ~r ~ ti~ ~ ~ ~ jj~ g ~~ a i ~ ~~ f ~~ i ~hi~ ,. 1 ; jr~ , f ~~ . . N 1 ~ 1 k ~ g ~F-9 F ~$ Y tX ~ y ~ ~, ~ ~, r S i P i t S R o- 11 t ~$ ~ ~ 7 4