Loading...
HomeMy WebLinkAboutVolterra Mixed Use RZ-08-004 MDA-08-002In the Matter of the Request for 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) and Request to Modify the Recorded Development Agreement for Volterra Subdivision and Create a New Development Agreement for a Mfzed Use/Commercial Employment Area, by Primeland Development Company, LLP. Case No(s). RZ-08-004 and MDA-08-002 For the City Council Hearing Date of: November 5 and 25, 2008 (Findings on the December 9, 2008 City Council agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of November 25; 2008, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of November 25, 2008, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of November 25, 2008, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of November 25, 2008, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-08-004 & MDA-08-002 -1- 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, Concept Plan and Development Agreement provisions in the attached Staff Report for the hearing date of November 25, 2008, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Rezone request as evidenced by having submitted the legal description and exhibit map prepared by Peter W. Lounsbury, PLS, dated 8/05/08, is hereby conditionally approved; and, 2. A Development Agreement is required with approval of the subject Rezone application and shall include the provisions noted in the attached Staff Report for the hearing date of November 25, 2008, incorporated by reference. D. Attached: Staff Report for the hearing date of November 25, 2008. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-08-004 & MDA-08-002 -2- ~~ By action of the City Council at its regular meeting held on the ~ day of 2008. COUNCIL MEMBER DAVID ZAREMBA COUNCIL MEMBER BRAD HOAGLUN COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD VOTED__~~ VOTED_ VOTED VOTED~~~o~. MAYOR TAMMY de WEERD VOTED ~f (TIE BREAKER) r Tammy eerd ```~~,~,~uuu~rny~~~ ~~~ ~~ ~~~ ~~i Attest: ,~`~.~'l ~1,9y%~ cee H an, ity Clexk ~, ~' o,° Copy served upon Applicant,'' ~~.1~~~1~itment, Public Works Department and City i~~r+t~~ri~~ n ~!~~t~~ Attorney. Dated: ~a ~ -(~~( ity Cler 's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-08-004 & MDA-08-002 -3- 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 IDR IAN;:--~- \.r._~ 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. SiJNIlVIARY 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 IS 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 I CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 2. SUNIlVIARY 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 R~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 (MDA-08-002). The Meridian Planning & Zonfng Commission heard this item on September 18 and October 2, 2008. At the October 2, 2008 public hearing the Commission voted to recommend approval of the subject RZ request. a. Summary of Commission Public Hearing: i. In favor: Cornel Larson ii. In opposition: None iii. Commenting• None iv. Written testimony: None v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: Pete Friedman 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 remaining acreage subject to the original Volterra development agreement. d. Outstandipg Issue(s) for City Council: i. None ~, Snmmarv of City Council Public Hearin: ~, In favor: Cornel Larson ji. In opposition: None jai. Commen ' :None jy, Written testimony: None y, .Staff ~resentin~ ano ication: B'll Parsons ya. Other staff commenting on aunLication: Pete Friedman ~_ Key Iccues of Di cussion by Counc 1: is The Counc'1 wanted a method ectabl_ished to notify home owners of future devel°p~gggLplanc for the Volterra Mixed-Use nroiect . ji. i.and lase comp~b'l~i y with the fu re residential to the west of the site. iai. Future access points proposed on the concept plan. jyt Timing for movigg forward with the development. ~. Key Council Changes to Staff/Commission Recommendation j, Added a DA p 11 future develoument on the site shall be subiect to administrative desa~n review. 11. Added a DA provision: The applicant shall provide a method for notif~ring home owners in the area of develop~gt_plans for the Volterra fixed-Use nroiect as dete in d by the Plann_ins< Director. Volterra Mixed Use RZ-OS-004 and MDA-08-002 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 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 '/a of Section 27, Township 4 North, Range 1 West b. Owners: 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). Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 3 CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 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 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 Councill 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 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-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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 4 CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 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. CanalslDitches 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 N. Ten Road and three full access points on W. McMillan 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 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." Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 5 CTI'1' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 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): • 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 ACRD 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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 6 CTfY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 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 I1-3B-7. Internal parking lot landscaping will also be required in accordance with the standards listed in UDC 11-3B-8. • Chapter VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The applicant is proposing two stub streets to the north which should provide future connectivity with the approved Bainbridge Subdivision to the north of this site. • Chapter VII, Goal III, Objective A, Action 1 (page 111) -Ensure that adequate public services, including transportation, for existing and future development are provided. City services are currently available to the subject property. The Developer will be responsible to design and construct any new infrastructure needed to support the proposed development. • 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 I~olterra 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 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. 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 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 (iTDC 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 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) f C-N ~ C-C ~G ~ L-O (M-E ~H-E _ i _ _ Front setback (in feet) '; ~~ _~~ 0 ~~ _. _ _ _ __ near setback (in feet) 0 Interior side setback (in feet) ~ 0 10/52 ~ 0 ~r 0 - - _ ___ Street landscape buffer (in feet): Local 10 Collector 20 Arterial 25 Entryway corridor ~~~~ _ 35 _~____W _ ~~ .-- -- Interstate 50 _ . __ Landscape buffer to residential uses (m 20 25 25 20/102 See note 4 feet)3 _ _ ~ ~ ~ ~_ _ _ --_.w_e -- Maximum building height (m feet) 35 50 65 35 65 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) Parking requirements See chapter 3, article C, "Off Street Parking And ,Loading Requirements", of this title Volterra Mixed Use RZ-08-004 and MDA-O8-002 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ----- --_ Landscaping requirements -'See chanter 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 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. Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 9 CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 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 (thee noYth/south Yoadways 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 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 Volterra Mixed Use RZ-OS-004 and MDA-08-002 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 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 acYes as shown with the attached exhibits) of the recorded Volterra DA. The ezisting 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 than 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 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 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 - Defuutions 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 e~sting Volterra DA (Instrument # 106034786). The new DA for the 111 acres shall include, at minimum, the following: 1. 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 Volterra Mixed Use RZ-08-004 and MDA-08-002 PAGE 11 CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 conceptual site plan submitted with this application, as determined by the Planning Director. 2. All future development on the site shall be subiect to administrative design review 3. 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. 4. 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. 5. 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. 6. 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. 7. 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. 8. The applicant shall construct five central plaza areas and associated pathway on the site as generally depicted on the conceptual site plan. 9. 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. 10. 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, 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 roofimg, composite or the roofing materials and variations in colors, roof planes and parapet heights. 11. 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. 12. 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. 13. 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. 14. 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. 15. Driveway access onto Ten Mile Road just north of McMillan Road shall be designed as a right-in/right-out driveway. 16. 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. 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 17. The applicant shall provide a method for notifvine home owners of development plans for the Volterra Mixed-Use roiect. as determined by the Planning Director. 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 & 7d111111g Commission heard this item on September 18 and October 2, 2008. At the October 2, 2008 public hearing the Commission voted to recommend approval of the subject RZ request. a Meridian Citv Council heard these items nn Nnvemher 5 and 2.5_ 008. At the nubLi¢ hearing the Council approved the ubiect 7, and MDA reaue t 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 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 A. Drawings 1. Vicinity Map R-8 ~ J"' ' ~'~~ SITE R4 0 !I~ W MCMIL.LAN RD RUT R1 R-4 I=1 _--- r IL..ANU UFf Z ~ ~ ~~~~` W TURIa~ G'T -, . I~.-O I,-o C-(~ C-G `` - fJr W QUINTALS DR -~ ~a" I- C-`~ ~; ,~ ~ ,_ ,~- ~- f ,,' _r L-U ~' ~ ' . t ~ ~. W GRAND RAPIDS DR ~, W EL r~U LN . ~ _ L-o , ,~f f 1 ~~ Y .~.~ .~.~..-- ~` ~,~~, W DOC LN _ ~ L-4 €_ I - ~'`" ,~ r^ ~ _ I ~~~ Exhibit A 1 r ~-mALTA DR ,_ w ANA~V~ CTI'I' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 2. Conceptual Site Plan ~~ urwt ~~ ~~ r~~ ,~ o I ~ " r~ ,aa- .:- uw .. - 0 ~~ ' r~ Exhibit A 2 CTI'I' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 3. Submitted Photos ~~ E~~,~ t~ _~< ~;.~ ~~~~ F'~~~. ~~~~ l ~.~~ i ~ .. .. ~, . ~: ~ , ~> K ~~ ' ,.: iGt .try „, # µ '~~ '.:9 ~~ -. ^ ~~~~~`~~ :: .~ ~.__ -- ~n ~~ ~ ¢ ..~, .. .. ; ~. ~- r_ . , ~~ ~, ~Y _ _ _ . .~_._ ~. , Exhibit A 3 CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ~ i ~ r ~ ~' ~ ~~ ~~~ ~ i .. F ~~ i ~» ~xK E'!'~m i '~ x t r - .. ~~, . -"" ~~~yr.~ C',~P [T 1i~ ~ !. ~ ~~~ ,:~ ,~ xC s., ly '.~""... u .....~.^._ .yl~_: r. ''g~II '...~ 3 >~ x' ~ ~ a. w~~ ~~~., k ~~. ~, ~ ~ ~~ ~~ ~~~,~,~,~,..a A Y'.,._ ~ ~~ ~~ "~!AY.w a^ E I Exhibit A 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 tr. h«r~~ ar i ~ r~ `~7` ~ ~_. HtalSA SUn __ _ ' t 1 lh h .... <r~ M ir, q~y~ ~+ s ~. ~...wa~ ~..4r i - 7 Kr _ _... ~I u % ~~~: ~ ~ s .. ~r ~ ~: ,; ~. ~ -, ~~ ..~ Y _;~, r .~ _. ~ ~~~ :.a r 'd't ».. h ..~ .., '+~a. ... I '~ ~` FYrt ~~ ~~ Exhibit A 5 T Y <. 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''/o of Section 34 and the South %x 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''/z of said Northeast''/a; thence along the south line of said North''/z of the Northeast %4 North 89° 06' 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" Bast 1323.31 feat 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, 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, Tdaho; thence along the East line of said Lot 7 North 00° 19' 40" East 660.00 feet to the Northeast comer of said Black Cat Estates No. Z Subdivision; thence along the North line of said Black Cat Estates No. 2 Subdivision North 89° 18' Ol" 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 feed 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' OS" Bast 877.06 feet to the West'/< corner 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 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.Ob 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 parcel contains 201.48 acres more or less. October 30, 2008 Page 1 of Z 1904 W. Overland • Boise, ID 83705 • Phone (208) 342-0091 • Pax (208) 342-0092 • Ematl: quadrant(s?quadrant.cc Civil Engineering • Surveying • Corutruction Management Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 N ~° ` N~ g .sr•soe O -~ --. - - ,~ ~ 80YL8 3.BO,L£.ON N 00 N O~ C ~ ON ~ ~g 3~ F-- S" 8 N W a ~~~~~ D= 7=0 O fn /X ~ ~~ O ^~ C ~~~ ^~ i~ ~ a~ O Q .av~ N ~~ 0 Z ~~ 0 ~~ 5 Fmo U m ~~ ~ orb a ~ ~~~ ~ ~,~g 0 J .sv= p z v, > rc ~ U? N O J O a n z -~- -~ I I I I I ,6£'449Z 3e9l,tZ.ON OtlOil 3ltW N31 'N N "~~ 89'SL£L M.L4,ZSu0S n Q N M Oza o OWE ~ ~ ~WK° +$ Z ~a0 ' J WF-Z ~ ~ W Z ~ U g w~~ ~ ~ ao? ~~~ 3 N 95 K'86bL M„9B,E9,LS Z sozL9 I~ N N I ,00'098 ,58'449 '"" I 3,O4,BI.ON 3~£,9Z.ON N n L£'£Z£L 3.94,£b.ON I ~ ~" I NcyU~ N ~ o I mm I 3 ^~ s `" o I ~ ;~ ~ I r z~ ~w z N,p Z ~ 0 Z N w N 4 x I ~ ~ I ~ m I 3 ~ I m ~ ~m ~ I z I I x I T~ NIA of . n------------~----------- ~ ~tl021 ltl~ N~tllB rv n O ~~ °< 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 ®® Quadrant c~nS~flr,f,~. ~nC. LIECAL DESCRIPTION raF: New Develapment Agreement Area A parcel of land being a portion of a tract of fend as described in Special Warranty Deed, Instrument ;tiro. 106099040, records of Ada County, Idaho, together with a portion of a tract of land as described in. Special RTarranty Deed, Instrument No. 106099041, records of Ada. Goifnty. Idaho, together with a partlan of a tract of land as described in Special Warrattty Deed, - Instnunent No. I06041249, records of Ada County, Idaho., together with a portion of the R.ight- Qf~Way of West McMillan Road and North't'en Mile Road, situated in the Soatheast quarter of S~tion 27, Tox~anship 4 North, Range 1 West, Boise Meridian, City of A~eridian, Ada Cotufty, Idaho afore particttlarly described as follows: Cozxttttencing at the Section comer common to Section 27, 26, 34 and 35 of said Township and Range, said comer being the POINT O:F EEGINNINGA thence along the South line of said Section North 88~ 56' 29" West for a distance of 1861..26 feet; thence North 01 ° 53' ~6" East for a distance of 1299.71 feet; thence North ~~ 3 p' 30'° West for a distance of 612.Ofi feet, thence North 22° 14' 26" East for a distance of 338.89 feet; thence North 00° 59' 37" East for a distance of 409.34 feet, thence South $9~ 21' L" East for a distance of 1769.59 feet to the east quarter comer of said Section 27, thence South 00z 21' 16" Nest a distance of2644.39 feet to the POINT OF BEGINtVING; Said parcel contains l 11.19 acres more or less. 19fl4 w, tZw®cianG~ + Baiss,1083Ft1,5 • Phon® (2081342-{~9t • t:ax ~20Sj 342-~42 • Email: quarlrant~sapcfrant.Gi. C'n it Eng4neerin~ • Sunrey+ng • C®nstrucfian Management Exhibit A CTfY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 588'29°92°E 9?6&59' -. °., ~~ W .y M ~ ¢p ~ (p V Z i 1 ~ ~ t P ~ ~ ~ s.u~. ae~c 3ws9 , `~ ~3 o&ca,a4s a °m 999.99 ACkES ,,.. _, ..... .~ ,, Z _ . ._.. _.. .__ ...,. ._. .., nng a5 N S. ire'. `.~)~Y.~% }!V ~' [V ~~ ` ~ - AsC. ir6p9AN~60 z 77 .. _.: _. ..._. ..... .... ._. ..~ 9883.25' _:; <5 ~~ < n`_53. ?{ ~t.'.'c5.~<.. tt Y.` .a. nit,.: i.n, HWAL; ~ ~~ VOLTERRA SI~BDIVIS~QN ~r;.>t.~1Ein~~, .. _. ~___ - Exhibit A 9 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 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 fmal plat Exhibit B CTI'Y 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 maybe 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. FIItE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. .Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 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 ezisting hydrants for all new construction or additions to e~sting 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 CTI'Y 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 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 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- irt/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 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 fmal plat. 7.8 Comply with all Standard Conditions of Approval. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 4.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8. CENTRAL DISTRICT HEALTH DEPARTMENT 8.1 After written approval from appropriate entities is submitted, we can approve this proposal for central sewage and central water. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & welfare, Division of Environmental Quality: central sewage and central water. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 8.3 Run-off is not to create 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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 C. Legal Descriptions and Exhibit Map ^^ !^ ~2uadrant Consul#ing, Inc. T.EG.AI. DESCRIPTIOfiI C11+': Overall Rezo-te Boundary A parcel of land being a portion of a tract of land as described in Special Wairauty Deed, lnstrtunent A'a. '1116099040, records of Ada County, Idaho, together with a portion of a tract of land as described in Special Warrasrtl+ Deed, Instrument Na. 1060991141, records of Ada County, Idaho, together with a partian of a tract ®f land as described in Sper:ial Warranty Deed, Instntment 1Vo. 106041249, records of Ada County, Idaho, together with a pardon of the Right- ©f-Way of West McS~liilan Read. and ?North. Ten Mile Road, situated in the Southeast quarter of Seetian 27, Touu=ttship ~ 1Varth, Range 1 West, Boise Meridian, City of Meridian, Ada County, Idaho more particularly described as fotlaws: Gazrrtnecing at the Section corner common to Section 27, 26, 34 and 35 of said Tawnship and. Range; thence along the South line of said Section North 88°56'29" West, 591.33 feet to the Pi.1INT OF BF~+GINNING; thence continuing 1V°arth 88`56'29" West, 969.93 feet; thence lea~rtg said Sauih line 2dcrrth {}I°33'56" East, 1299.71 feet; thence Natth 06°37'.30" West, 61.'2.06 feet, thence Nattlt 22`14'26'° East, 33$.89 feet; thence Nottlr 00`59'37" East, 409.34 feet to a point on North line of said Southeast quartet; theme along said north line South. 89`21' 12'" .:East, 1769.59 feet to the laast quarter comer ofsaid Section 27; thence tiouth 0`Zl' I6" West, 1738.65 feet slang the East line of said Section 27; thence leaving said East. lane North 89`38'46'" West, 485.15 feet; thence 623.41} feet along a curve Lo the Ieft, said curve haying a radius of 4017.00 feet, a delta angle of $9 1 T4fi"' atRd a long chord bearing South 4S`42'22" West, f®r 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 ar less. ,, ~~ id~RtDtr~td PUBttC ~Jd~Rtcs c 14{14 w. Ov~riond • 6oise. iQ 83J05 • Phone (2118} 342-0091 • Eox (208} 342-0092 • Emall: quadranf~s~uodrant.cc Civil Engineering • Surveying + Construction Management Exhibit C - 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 Qllgdt°QClt LEGAL, iTSC~RJI'T`IUitil OF: G o n s u t t i n g, ! n c. Pt'c+posed R-15 Zoning .A parcel of land being a portion of a tract of land as described in Spcs;%ai Warranty] Deed, lnstrunrent 1~do. 14160994:t4U, records ofAda County, Idaho, together with a portion of a tract of land as described in Special Warranty Deed, Instrument No. 14364)99041, records of Ada County, Idaho, together with a portion of the Right-O~ ~4'ay of Nest Mc~iiltatt Road, situated in the Southeast quarter of Section ?7, Township 4 North, Range 1 West, Raise 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" crest, 1.020.01 feet to the Pf1Th1T tlF BEGINNING; thence continuing North 38~' S4s' 29" Vilest 841.25 feet; thence leaving said South Tine Notch.4}1~ 53' S6" East 1117.419 feet; thence North 90~ 00' {lU" East 739.71 feet; thence ~4}.48 feet along a can a to the t~igltt, said curve having a radius of 280.ty41 feet, a delta angle of 413° 17' 02" and. a long chord bearing South 03° 435" 00" East for a distance of 40.45 feet; thence South 01 ° 03' 31" West 588.U0 feet; thence 1443.430 feet atang a cone !o the left, said can a havittg a radius of 350.430 feet, a delta angle of 22° 55' 06" and a long chord bearing South 10° 24' 02" East fox a distance of 13'9.07 feet; thence South 21 ° 5I' 35" East 100.0Q feet; thence t30,041 feet along a curve to the right, said cone having a radius of 200.430 feet, a delta angle of 22~ 55' Ufs", and a long chord bearixtg South 1{1° 24' 02" East for a distance of 79.47 feet; thence South 01° 03' 31" `N'est 194i.0U feet to the I'CtINT OI~ BEGINNING; Sand parcel containing ?0.00 acres more or less. iE PP , A~. Ali 19 Z ~aER«~Ar~ izusi~tc wDRiCS DEPT. i 90A w, Overten~ 8aisa, tD $3705 • ?hane (20813a2-Q041 Fax (208] 34212 • Emt~7: ~va~rantC+~gvadrant:CC Chit Engineering • SurveYtng • Can51(UCtian MtSnagemeni Exhibit C - 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 C~62uodrant Conscalting, Inc, LEGAL DESCRIPTIQPl OF: Proposed C-C 'Coning A pat~el of laatd being a portion cafe tract of land as described in Special Warranty Deed, I:nstrurrtent ItiTO. 106099041, records of Ada County, Idaho, together with a portion of a tract of [and as described in Special Warranty Deed, Instrument No. 106041249, records of Ada County, 'Idaho, situated in the Southeast quarter of Seetian 27, Township 4 Natth, Range 1 V4Test, Boise Meridian, City of Meridian, Ada County, Idaho more particularly described as follows: Commencing at the Section corner common to Section °~7, 26, 34 and 35 of said 7°a°~•nship and Range; thence along the South line of said Section 2? North 88°56'29" West, 1861.26 feet; thence Ieaving said South line North 1 ° 53' S6" East I I I'a .09 feet to tlae POINT QR BEGINNING; thence continuing North .I° 53' S6" East 182.62 fit; thence North Q6° 3T 30" West 6I2.06 feet; thence North 22° 14' 26" East 33$.89 feet; thence North 00° 59' 37" East 56.43 feet; thence South 89° 23' 45" East 104.83 feet; thence 250,f10 feet slang a sane to the left, said cane having a radius of 1150.00 feet, a delta angle of 12° 27' 20" and a long chard bearing North 84° 22' 35" East far a distance of 249.51 feet; thence 423.1.3 feet along a curve to the right, said curve having a radius of 2tH10.t10 feet, a delta angle of I2° 07' 18" and a fang chard. bearing North 84° 12' 34" East far a distance of 422.35 feet; thence 522.30 feet along a curve to the left, said curve hatiring a radius of 2350.00 feet, a delta angle of 12° 42' 3C>" and a tang chord bearing North 83° 54' S5" East for a distance of 52Q.23 feet; thence South 08° 48' 46" East I00.C10 feet; thence 100.00 feet along a suns to the rigltr, said curve having a radius of fi50.00 feet, a delta angle of 08~ 48' S3" and a long chord bearing South 04° 24' 20" East far a distance of 99,90 feet; thence 425.00 feet along a curb=e to the leis, said curve having a radius of 190tJ.00 feet, a delta angle of 12£ 48' S8" and a long chaard bearing South 06° 24' 22" East for a distance af424. I t feet; thence tAa4 W.Ovetlond • Boise,lt)837Q5 • Phone (2Ct6) 342-tD05'1 • fox (20&j 342-13092 • Email: qus~drani~qua~ront,cc Civil t.ngin~ering • Surveying • Constructian Manogemenf Exhibit C - 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ®® 62uac~rant Consult6ng, tnc. 54(}.53 feet aiang a can=~ to the right, said curve having a radius of 450t},{N? feet, a delta angle of tl~ ~ 52° 56'° and a lang chord bearing Sauth. Oi3~ 22' .'~.3" East far a distance of 54(J.2I feet; thence ~larth R8° 56' .~.7" West 836.90 feet; thence I59S2 feet slang a cun~e to the right, said curve having a radius of 280,00 feet, a delta angle of 3~®38` 30"' and a long chard bearing Sauth 23~ 32' 46" East far a distance of I57.37 feet; thence North 9tl° 00' tI0" West 739.71 feet to the F®INT t)F BF,GIiYNING; Said parcel containing 37.84 acres mare ar less. o~~~ g~i a~' ' 19 $~aL,c ~~~~~ ~~p-s. i404 YJ. t~verlanq • &aise, it)837C35 • Phone (208j 342-0041 FGx (20~' 3d2-0042 * Emaii~ qu~dranfC~gvc~drant.cc Cidl Engineering • Sutveyittg • C®nstructipr. Management Exhibit C _ 4 _ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ®® quadrant Consulting, ft1C. LEGAL DESCR[PTIOIoi OF: 1'raposed L-O Zoaing A parcel of land. being a portian of a.tract of land as described in Special Warranty Deed, Instrument No. 106Ct41249, records of Ada County, Idaho, together with a portion of the Right- Qf Way ofl'3arth Ten Mile Road, situated in the Southeast quarter of Se~tian 27, Township 4 North, Range I West, Boise Meridian. City of iv€eridian, Ada County, Idaho tztore particularly described as fullotvs: Commencing at the Section earner cornmon to Section 27, 26, 34 and 35 of said Tawnsl~ip and Range; thence along the East line of said Section 21 North 00°21'16" East, 2472.93 feet to the I~'El'IPiT GF I~I~GIl1NPVG; thence leaving said East lino North $9° 38' 44" West 185.Q0 fee#; thence 241.Ofl feet alc-ng a con a to the left, said curve having a radius of 1 tI0L1.00 feet, a delta angle of 14a 09' t)1", and a fang chord bearing South 83° 16' 42" West for a distance of 246.3? feet; thence S11,t}tI feet along a con=e to the right, said curve having a radius of 23Sfl.Ofl feet, a delta augle of l4° 04' (IS"> and a long chard bearing Sauth 83° l4' 11"West for a distance of 575.55 fret; thence 423.13 feet along a curve to the left, sand curve Having a rad; us of 2Qfl(1.6(l feet, a delta angle of 12° fl7' l8", and a long chord bearing Sauth 84° 12' 34" West for a distance of 422.34 feet; thence ?Sfl.t?fI feet along a curve to the right, said curve having a radius of 11SO.C1U feet, a delta angle of 12° 27' 2fl", and a long chord bearing South r34° 22' 3S"West for a distance of 249.51 feet; thence North R9° 23' 45" West tfl4.83 feet; thence North C1q° 59' 37" East 352.92 feet to the north tine of said tract; thence slang said north line South $9° 21' 12" East 1769.59 feet to the East quarter corner of said Section; thence Sauth 90" 21' 16" West 11].46 feet along the East line of said section to the Pt7i.'~T U'F BEGINNING; Said parcel cantainin~; ifl.1 coos more or less. rzEtti ~ ,~~, i3v Ate t 1~ER4t)kAPd Pt}i3L3G WOf2KS C4EPT. 19pA 5N. C3v@rti~nd • Bois@, ID 8'3705 » Phony (209t 3d2-'~S?t • Fcax t2~8} 342.OQF2 • Emoii: quadrani~?qundrarct.cc Ctvii Fa'+gin@@ring + Suru~ytng • Construction Naanvg@resent Exhibit C - S - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 Quadrant c~n~t,~t~~~.Inc. LEGAL n>~scllarPm~oN oF: rrapf-~e~ c-c ~an~~ .~ parcel of tend being a pardon of a tract of land as described in Special Warranty Reed, Instrument l0la, l Ofi09904t1, retards of Ada County, Idaho, together u ith a portion of a tract of land as described in Special Vdatrattty Deed, Instrument Iva. 1060991141, records of Ada County, Naha, together with a pardon of a tract of land as described in Special Warranty Deed, lttstrurnent Ivo. 106041249, records of Ada Caunty, Idaho, together with a partian of the Right- Of-V4pay afVl'est McMillan Road and North Ten Mile Road, situated in tht: Southeast quarter of Section ?7, Township 4 North, :Range 1 West, :Raise Meridian, City of Meridian, Ada Caunty, Idaho mare particularly described as follows: Commencing at the Section comer common to Section 27, 26, 34 and 35 of said Tawnslup and Range; thence, along the East. line of said Section 27 North 00°21'1.6" East, 905.74 feet to the P'Gtt1+TT OF BEGINNING, thence leaving said East line lv7orth $9~ 38` 46" l~'est 485.15 feet; thence 623.40 feet along a curve to the le#l, said curare having a radius of 400.00 feet, a delta angle of $9~' I7' 46", artd a fang chard bearing 5auth 45~ 42' 22" West for a distance of 562.20 feet; thence South O1° 03' 30" West 499.73 feet to the 5auth line of said Section 27; thence slang said Sauth Iine Natth 88° 56' 29'° West 12$.68 feet; thence leaving said Sauth line North Ol`~ 03' 31" East 196.00 feet; thence 80.00 feet along a curve to the Ieft, said carve having a radius of 2®(1.00 feet, a delta angle of 22° 55' 06", and a fang chard bearing North 10° 24' ®'" West for a distance of 79.47 Feet: thence biarth 21" 5i' 35" West 100.00 feet; thence 180.00 feet slang a curve to the right, said cut-ve having a radius of 350.00 feet, a delta angle of 22° 55' C16" and a tang chard bearing North 10° 24' C12" West far a distance of 139.07 .feet; thence North 01'' 03' 3.t"East 58$.00 feet: thence 200.00 feet along a curve to the left, said curve hae~ng a radius a'f 280.00 feet, a delta angle of 40° 55' 32" and a long chard bearing North 19° 24' l5" Vb'est far a distance of 195.'78 feet; thence Sauih 8$° 56"~7" East 836.90 feet; thence 19D4 rev, Ov~rBgnd • 6ots6. !D $37185 • PBg~ate {21181342-CIDS` i • F®x {2C$d 342d1Lt92 • EmaiB: t~uadrant=:squ~drpint,~C ~lvil Eng6ne~ring • Surveying Cvr?structi9n Monogement Exhibit C - 6 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 i~uadrant Consulting, IrtC. 541).53 feet. clang a curve to the Left, said. c~aave havixtg a radius of 4500.01- feet, a delta angle of 0~`' S2' S6" and a long chard bearing North (}~° 22' 23" Vest for a distance of S4U.21 feet; thence 425:OC3 feet slang a curve to the right, said curve having a radius of I)01},11® feet, a delta angle of 12° 48' S$" and a long chard bearing Narth LlV9 24" 22'" West for a distance of 424.1. l feet; thence 1 130.110 feet slang a curve to the left, said curve having a radius of 6511.(}11 feet, a delta angle of OS9 4$' S3° and a long chord bearing Forth A4° 24' '~1}" West f®r a distance of 99.~ft feet; thence Narth 1189 48' 46" West 1(0.00 feet; thence 55.711 feet along a curve to the left, said curve hai~ing a radius of 2350.110 feet, a delta angle of 01 ° 2l' 29" and a Zang chord bearing North 76~ 52' S3" East far a distance of 55.713 feet; thence 247.1}0 feet along a curve to the right, said curve having a radius of I OOC3.01J feet, z delta angle of 14° 09' 07" and a tang chord bearing North 839 I6' 42°' East far a distance of 246.37 feet; thence Sauth 89~ 38' 44" East I85.Ofl feet to the East line of said Section 27; thence slang said East line South 13fl6 2 t ° I6" West 1567. t 9 feet to the IPOINT ®F BEG[IYIVII+IG: Said parcel cantaining 25.10 acres mare or less. YA4+ ~ ~ 1904 W. Gtveriond • 8ois~, iD 93705 • Phone (208} 344-4091 • fax {448} 342-~92 • Email: qu~dr~nt:r§quadrnnt.cc Civti Engineering + Surveying • Construction MonagBment Exhibit C - 7 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 S8s°2r'92'E ras~.sg' 468.SS' ti .. ar __. C9 x8'48'46"W S.i4+. C~EEt` !^sS~ rub ,»pcs249 ... zG m h aV p ~j, H {~ °` _ ~ _ _ .. ri. _ ...... ^ 9~6.aY - «_ ..... m ~ '~.~._.. a.. ._.. .._ .... ~ ~ N&0~0'00'E 758.79 * `~' C14 ZS S's sL~a~g AA N r~ / iv "EE vST ~ d~_ 4Q5^`3 ~~4t ?£.,iiu A;;KES ~_ ~ ^ i N2r5r°55"W IQO.EM3'-~•• N9'Q3'3r"E - t98.~' • " 1 E °` Cam' Y ~p ' w~ ~~...._.z... ~.. ............._.~... ....,...._..__._ -- ??.£3i.£ . o- ~ o - zL'~ r sM:~4~G E3~ .. } ..- - - ,~ - . t ~. ~ ~ 3P ~ I X23 3 ,,~ ~ ~^ _ . ~. _ t ~ '~ t 4 .~~ 5 - ~ ~ __ --~1 ~~~ {' .~ . ~ '~ 4 d i i t ....' _., ~ v ~ ~_ ..: i ? f d 'J ' ~, ....:. . as I -.',3 .. .... A_~_ ,: G:t':, y. ~ '4 ~ .... .: ~489~'46"~ :' 4ss.rs• ~t $ $.i4 M PtG ~U~ ~' {N7'~ ~ m ~ ~ . ?tg .. 1f .':r, ,. i s ~ ~ I V ~ ~ 3J Li ~ ~ ~ 4 u $Q ". ~ ! __ C.. _..~ ~~ .. _~t- .... S. ._. ...._.... Exhibit C - 8 - CTI'I' 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 Council fords 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 Council fords that the proposed mix of uses would assist in providing service needs of the community. The Council 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 Council 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 Council 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 Council 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