HomeMy WebLinkAboutVentana Subdivision PP
PP 04-026
MERIDIAN PLANNING & ZONING MEETING August 19,2004
APPLICANT G.L. Voigt Development Company ITEM NO. 21
REQUEST Public Hearing: Preliminary Plat approval for 234 single-family residential building lots
& 16 common lots on 64.48 acres in a proposed R-8 zone for proposed Ventana Subdivision-
north of West McMillan Road on North Meñdian Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
~
:
,
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
See affached Comments
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
See affached Comments
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See affached Comments
No Comment
See affached Comments
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Conta_~ -~ """"'" Q3Q-ð1X2-
Emailed: Staff Initials:
Materials presented at pUblIc meeflngs shall become properly of lIIe City 01 Meridian.
MAYOR
Tammy de Weerd
olfe;;dla-n -
CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208)887-2211-Fax898-9551
CITY COUNCIL MEMBERS
Keith Bird
William LM. Nary
Shaun Wardle
Charles M. Rountree
IDAHO
LEGAL DEP AR1MENT
(208) 466-9272 - FAX 466-4405
MEMORANDUM:
Hearing Date: August 19, 2004
Transmittal Date: August 13, 2004
To:
Mayor, City Council and Planning & Zoning Commission
Brad Hawkins-Clark, Principal City Planner ~
Bruce Freckleton, Senior Engineering Tech ~
Ventana Subdivision
RECEIVED
AUG 1 6 200~
From:
Re:
City Of Meridian
City Clerk Office
. Annexation and Zoning of 64.48 Acres from RUT (Ada County) to R-8 Zone,
by G.L. Voigt Development Co. (File No. AZ-O4-019).
. Preliminary Plat Approval of Two-hundred and thirty four (234) Building
Lots and Sixteen (16) Other Lots on 64.48 Acres in a Proposed R-8 Zone, by
G.L. Voigt Development Co. (File No. PP-O4-026).
. Conditional Use Permit Approval for a Planned Development Consisting of
Single Family Residential Lots with Reductions to the Minimum Lot Size,
Street Frontage and Request to Exceed the Maximum Block Length, by G.L.
Voigt Development Co. (File No. CUP-O4-028).
We have reviewed the above referenced submittals and offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly
modified or deleted by motion of the Meridian City Council:
APPLICATION SUMMARY
The applicant, G.L. Voigt Development Company, has applied for Annexation and Zoning,
Preliminary Plat and Conditional Use Permit (CUP) approval of a Planned Development (PD)
consisting of 250 lots (234 buildable) on 64.48 acres of land generally located on the east side
of N. Meridian Road, between McMillan Road and Chinden Blvd. This is the third annexation
application the City of Meridian has processed in Section 30, T.4N, RIE (preceded by Saguaro
Canyon Estates and Leeshire Subdivisions). The south boundary of the property abuts a future
middle school site that is owned by Joint School District No.2. The subject property is
presently zoned RUT in Ada County and the applicant has requested the entire 64.48 acres be
zoned R-B. The CUP/PD application proposes reductions to the R-8 zone dimensional
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standards and block length (see further description below). The 2002 Future Land Use Map
designates all of the property as Medium Density Residential.
The preliminary plat application is for 234 single family detached residential lots and 16
common lots on 64.48 acres. The buildable lots range in size from 6,000 to 14,575 square
feet. The common lots include linear open space lots to accommodate a public, multi-use
pathway (being extended through Saguaro Canyon), two pocket parks (including playgronnd
equipment and a clubhouse with restrooms and pool) and several micropath lots. The total
amount of open space (excluding street buffers) is 5.27 acres, or 8.17% of the site. The plat
proposes all standard ACHD street sections (no reduced street widths). The gross density of
the .proposed subdivision is 3.63 dwelling units (du) per acre and the net density is 4.66
d. u.lacre.
The CUP/PD application includes requests to allow reduced development standards including
reduced lot sizes, reduced street frontages, reduced chord length and to allow two blocks
within the subdivision to exceed the length maximum of 1,000 feet (Block 3 and 7). No use
exceptions or other reductions are proposed. (See chart below for a comparison and summary of
the proposed reductions and allowances.)
Lot Size-
City ReQuirement
R-8: 6,500 sq. ft. per lot
Proposed Lot Sizes
6,000 sq. ft. minimum per lot
Frontage-
Citv Rtxmirement
65' minimum
Proposed Minimum Frontage
40' minimum
Chord
Length -
Citv Re<Iuirement
40' minimum
Proposed Chord Length
35' minimum
Block
Length-
Citv ReQuirement
1,000' maximum
Proposed Block Length
1,200' +
The applicant has proposed the following amenities as part of the PD: 8.17% open space,
playground equipment, a clubhouse with restrooms and a swimming pool. While not addressed
in the applicant's CUPIPD letter, a multi-use, public pathway is also an amenity of the
development.
(Note: The application transmittal sheet for the cUP/PD application was noticed incorrectly. It
stated the CUP was for a "mixed use PD. " Since the number of lots, acreage and other elements
were correct and since the notice was for a more intensive use than proposed, staff does not
believe a re-notice is required. The error was made by staff, not the applicant.)
There is one planned stub street and one planned pathway stub to the subject property from the
east, both approved as part of Saguaro Canyon Estate's preliminary plat. The development's only
frontage on an existing roadway is Meridian Road (approx. 1,600 feet). The applicant is
proposing to construct two new residential collectors off Meridian Road (E. Santiago and E.
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Tatum) to serve the project - both proposed in Phase 1. The ACHD Commission approved
Saguaro Canyon Subdivision with conditions on 8/4/04. A Transportation Impact Study was
prepared by Washington Group International, which projects the number of new vehicles per day
at build-out to be 2,239. ACHD is requiring the applicant to construct right turn lanes at the
intersection of the collectors and Meridian Road.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
annexation/rezone, preliminary plat and conditional use permit applications below. We are
recommending approval of all three applications with conditions.
CURRENT OWNERS OF RECORD
Kenneth L. and Sharon Aschenbrenner are the current property owners and they have submitted
an affidavit of legal interest to allow Engineering Solutions, LLC to submit the subject
applications.
LOCATION
The property is located within the SW \4of Section 30, T4N, RIE, the square mile bordered by
Chinden Blvd, Meridian, Locust Grove and McMillan Roads. The land is designated as
"Medium Density Residential" on the Future Land Use Map of the 2002 Comprehensive Plan.
SURROUNDING PROPERTIES
North: A 24-foot wide, private gravel driveway and the future, 5-acre outparcel in Saguaro
Canyon), zoned R-4. A 20-acre parcel with an existing single family residence, barn and
small grazing/ranching operation is north of the Saguaro driveway, zoned RUT (Ada Co.)
South: Future middle school site (approx. 41 acres), zoned RUT.
East: Saguaro Canyon Estates Subdivision (unconstructed phases 2-4), zoned R-4 (Meridian)
West: Paramount Subdivision, zoned R-40, C-G and L-O (Meridian)
ANNEXATION & ZONING ANALYSIS
According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both
the P&Z Commission and Council are required "to review the particular facts and
circumstances of each proposed zoning amendment in terms of the following standards and
shall find adequate evidence answering the following questions about the proposed zoning
amendment."
The following is the list of standards found in 11-15-11 and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive
Plan and, if not, has there been an application for a Comprehensive Plan
amendment;
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Staff finds that the requested zoning designation, R-8, is harmonious with and in
accordance with the 2002 Comprehensive Plan and Future Land Use Map, which
designates the land to be Medium Density Residential. There is a minimum target density
of three (3) du/acre in the Comprehensive Plan and Ventana's gross density is 3.63
du/acre. The Future Land Use Map shows a potential public park site, regional pathway,
and future school site in this section. The applicant proposes to construct a IO-foot wide
regional path from the parcel's west boundary to the center of their east boundary
(connecting to Saguaro's proposed pathway). Joint School District No.2 has already
purchased a 41 acre site in the section and they are not pursuing any further land
acquisitions in Section 30 at this time (according to Wendell Bigham, Facilities Director).
P&Z Department staff is not aware of any efforts the Meridian Parks & Recreation
Department is undertaking to acquire land within this section for a public park.
The Comprehensive Plan contains policies which encourage development to be phased in
accordance with their connection to the sewer system (see policy #8, page 108) and
similar policies aimed at controlling growth. The applicant has closely coordinated with
the Public Works Department on the extension and alignment of the North Slough Trunk
line through this property. Paramount Subdivision is currently constructing the sanitary
sewer and will stub to Meridian Road.
Below are some of the 2002 Comprehensive Plan policies which generally support the
annexation request (Staff analysis is shown in italics). The application also lists several
other policies which support annexation:
. "Promote the design of attractive roadway entryway areas throughout Meridian
that will clearly identify the community." (Ch. V, Goal III, Obj. B. #7)
Ventana is proposing a 30-foot wide landscape buffir lot on Meridian Road with
a substantial amount of new landscaping and hardscaping therein.
"New development should not rely on cul-de-sacs since they provide poor fire
access, walkability and neighborhood social life. New development and streets
should be designed to encourage walking and bicycling." (Ch. VI, Bullet #2, pg.
71)
Within the 64+ acre development, the preliminary plat proposes three (3) cul-de-
sacs. Staff believes these are acceptable and are justified to prevent excessive
straight-aways and achieve the highest and best use of the land.
"Require pedestrian access in all new developments to link subdivisions together
to promote neighborhood connectivity as part of a community pathway system."
(Ch. VI, Goal II, Obj. A, #5)
The plat proposes to extend both the regional pathway and future streets out of
Saguaro Canyon Subdivision and shows two (2) new pathway stubs to the south,
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which will allow jùture middle school students to access the regional pathway
system.
"Coordinate with irrigation districts to provide multiple use of existing irrigation
easements." (Ch. VII, Goal III, Obj. B, #3)
The applicant is coordinating with Settlers Irrigation District to provide a new,
paved, IO-foot wide maintenance/pathway facility acijacent to the North Slough.
"Require usable open space to be incorporated into new residential subdivision
plats." (Ch. VII, Goal IV, Obj. C, #3)
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant intends to rezone the subject property in the
future. This is only the third urban-scale development and annexation application in
Section 30, T4N, RIE. Upon extension of the North Slough Trunk into this square mile,
additional rezone requests are anticipated.
c.
Is the area included in the zoning amendment intended to be developed in the
fashion that would be allowed under the new zoning -for example, a residential area
turning into a commercial area by means of conditional use permits;
Staff finds that the proposed single family residential subdivision would be allowed
within the requested zoning district of R-8, with a Planned Development to allow the
reduced frontages, reduced lot sizes and longer blocks.
D.
Has there been a change in the area or adjacent areas which may dictate that the
area should be rezoned. For example, have the streets been widened, new railroad
access been developed or planned or adjacent area being developed in a fashion
similar to the proposed rezone area;
Staff finds that the land to the east has been recently annexed and approved for single-
family residential lots in Saguaro Canyon Subdivision. Saguaro Canyon has a gross
density of 3.29 d.u./acre. Paramount Subdivision was annexed in 2003 and land
immediately west of Ventana is zoned for professional office and single family uses.
Larkwood Subdivision east of Saguaro has lot sizes that run approximately 2 acres each.
The proposed density-3.63 d.u./acre gross-is very similar to Saguaro Canyon. Thus
staff finds that surrounding developments are mixed densities-either the same or less,
but the proposed density is within the anticipated range for a medium density project.
ACHD has also reviewed the adjacent street capacity and has approved the proposed
subdivision (with conditions).
Meridian Road (between Chinden and McMillan) is not programmed within ACHD's
Five Year Work Program. McMillan Road is in ACHD's Capital Improvement Program
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and is anticipated to be reconstructed in 2018. The property is designed to sewer into a
portion of the North Slough Trunk that is not yet constructed.
E.
Will the proposed uses be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character
of the general vicinity and that such use will not change the essential character of
the same area;
Staff finds that the proposed single family residential use will change the existing rural
character of the subject property. There are two estate-type properties north of Ventana
which, according to public testimony issued at prior Meridian hearings, are not expected
to redevelop in the near future. The intended character of the vicinity is a mix of urban
and suburban scale developments on a generally gridded street system with a focus on
single family and multi-family housing at 3 to 8 d.u./acre. The proposed use is
compatible with the Future Land Use Map. The design and density conforms to most of
the Comprehensive Plan policies.
F.
Will the proposed uses not be hazardous or disturbing to existing or future
neighboring uses;
The Commission and Council should rely on public testimony (oral and written) to
determine whether or not the proposed uses will be disturbing or hazardous to the
existing or future neighboring uses.
Staff does not anticipate that the proposed residential uses will be hazardous. However,
staff finds that the new residences may be disruptive to existing agricultural practices to
the north. It should be noted, however, that the Commission and Council made this
finding in the affirmative during the Saguaro Canyon hearings for the same rural
properties.
G.
Will the area be served adequately by essential public facilities and services such as
highways, streets, police and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed zoning
amendment shall be able to provide adequately any of such services;
Staff finds that the property to be annexed will or can be served adequately by most
essential public facilities and services if all conditions of approval are met by the
applicant. The applicant shall be required to extend sanitary sewer and water mains to
and through the proposed development, thereby making them available to the adjacent
properties. The applicant and/or future property owners will be required to pay park and
highway impact fees as well as construct on-site stormwater drainage facilities.
Please review ACHD, Police and the Fire Department's comments concerning this
subdivision for further information regarding public services and facilities.
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H.
Will not create excessive additional requirements at public cost for public facilities
and services and will not be detrimental to the economic welfare of the community;
Staff finds that there will not be excessive additional requirements at public cost for
public services and facilities, if the applicant complies with the conditions of approval for
the accompanying conditional use permit and preliminary plat applications.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment
and conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
Staff recognizes that traffic and noise will increase significantly upon build-out of the
proposed subdivision. The Commission and Council should refer to the TIS prepared by
WGI that accompanies this application for specific details on traffic impacts. The traffic
engineer determined that, even at project build-out in 2009, Meridian Road will function
at an LOS C or better. Staff does not feel that the amount generated will be detrimental to
the public welfare if all City and ACHD conditions of approval are met.
Staff finds that the proposed subdivision will not involve uses that would create other
nuisances that would be detrimental to the general welfare of the surrounding area.
J.
Will the area have vehicular approaches to the property which shall be so designed
as not to create an interference with traffic on surrounding public streets;
Staff finds that the subdivision's two vehicular approaches off of Meridian Road will
need to be aligned with the proposed public streets on the west side of Meridian Road
(Paramount) and comply with the turn lane and intersection control conditions imposed
by ACHD. The war study shows Meridian Road, north of McMillan Road and south of
ChindenJSH 20-26, to be LOS C or better at the 2009 build-out of Ventana (5,531 ADT).
The other proposed roadways will need to be improved in compliance with ACHD
requirements in order to alleviate interference with the existing and proposed
intersections.
The Commission and Council should review ACHD comments concerning vehicular
approaches and traffic generation. The ACHD Commission has approved the Ventana
Subdivision preliminary plat application.
K.
Will not result in the destruction. loss or damage of a natural or scenic feature of
major importance; and
Staff finds that no natural or scenic features of major importance will be lost or damaged
by approving the annexation and re-zone. The North Slough does bisect the property and
is proposed to be piped underground. However, this facility is not considered to be a
feature of "major importance" for the community. Any existing trees larger than 4"
caliper that are removed shall be mitigated for, per the Landscape Ordinance.
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L.
Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord.
592, 11-17-1992)?
Staff finds that sewer, water, irrigation, solid waste, library, fire and street services are
available to the site. Existing elementary school capacity remains an important but
undetermined factor for this subdivision. The school district has stated in the past (for
other North Meridian developments) that additional students will further compound the
current overcrowded situation and residents cannot be assured of attending the
neighborhood school. Both Havasu Creek and Paramount Subdivision have been
approved for new elementary schools, although neither of these sites has a construction
date at this time.
Long-range planning in the North Meridian area has been underway since 2001. This
area is a part of the North Meridian Area Plan. The proposed use and density generally
comply with this plan. Staff [mds that the annexation of this property is largely in the
best interest of the City.
ANEXATION AND ZONING COMMENTS
1. The legal description submitted with the application (stamped by D. Terry Peugh on 5-13-04)
appears to meet the requirements of the City of Meridian and State Tax Commission and
places the parcel contiguous to existing city limits.
2. Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
3. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the parcel shall be tiled per City Ordinance 12-4-13.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public
Works Department. If lateral users association approval can't be obtained, plans will be
reviewed and approved by the Meridian City Engineer prior to final plat signature.
4. Any future subdivision, planned development, uses and construction shall comply with the
City of Meridian ordinances in effect at the time.
PRELIMINARY PLAT FINDINGS AND REQUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
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a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds the subdivision to be in substantial conformance with the Comprehensive
Plan, as noted in Finding "A" under Annexation and Zoning above.
b. The availability of public services to accommodate the proposed development;
As noted under Findings G and L under "Annexation and Zoning," Staff finds that public
services are available to accommodate the proposed development
c. The continuity of the proposed development with the capital improvement
program;
The proposed subdivision would not create any more additional requirements or demands
to the City than other residential uses. The Public Works Department CIP includes the
North Slough Trunk extension, a portion of which is proposed to be constructed by the
developer of Ventana Subdivision.
d. The public ('mancial capability of supporting services for the proposed
development;
Staff finds that the development will require public expenditures for extending the North
Slough Trunk. Specifically, the Public Works must enter into a contract with a private
firm to acquire easements, design and construct the line. The funding for this extension is
budgeted in the FY04 budget, with a preliminary estimated schedule of construction
completion by June 2005.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Other than previously noted, staff does not find any other health, safety or environmental
problems associated with this subdivision that need to be brought to the Councilor
Commission's attention.
SPECIAL CONSIDERATIONS - PRELIMINARY PLAT
Interconnectivitv/Stub Streets: The applicant has designed the subdivision with one (1) stub
street to the north, serving a future 5-acre lot in Saguaro Canyon Estates Subdivision. Farwest,
LLC, developer of Saguaro Canyon, submitted a potential fe-subdivision plan for this 5-acre lot,
which mayor may not be the final configuration (assuming it ever re-subdivides). Either way,
Staff is recommending the N. Catarina Way stub to this 5-acre lot be shifted approximately 300
feet to the east. Placing the stub street in the middle of this lot better aligns with N. Cactus Hills,
the future stub street in Saguaro Canyon on the north side of the 5-acre lot. See Site Specific
Condition #3.
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Staff is also recommending a new stub street be added to the north property line approximately
530 feet east of Meridian Road (in general alignment with N. Isla Way). The distance from
Meridian Road to the Catarina Way stub street (after relocating 300 feet east) is approximately
1,450 feet. Staff sees no justification or reason presented in the application to approve this
exception to the ordinance. At 20 acres in size, the parcel to the north is large enough to warrant
a connection to the mid-mile, residential collector (E. Tatum) and has the possibility of re-
developing at densities that justify an access to the south. See Site Specific Condition #4.
Status of Private Drivewav on North Boundarv: The following condition was placed on Farwest,
LLC as part of their Saguaro Canyon Development Agreement regarding the 24-foot gravel
driveway on the north boundary :
"The 24 foot lane will be limited to use for one single-family residence on that five acres
and no others, until such time as the five acre parcel is connected with a dedicated public
road, built in full compliance with ACHD's road bed, curb, gutter, sidewalk and other
right-of-way standards sufficient to provide the five acre parcel in its current state, or as a
re-subdivision with full public access. At that time, the 5-acre Boyack property shall
either: 1) relinquish any rights to use that lane for access; 2) offer it for sale to either the
property owner on the north or the property owner on the south, at appraised fair market
value."
While the developer of Ventana Subdivision has no control over the timing of when this
condition may occur, staff believes the intent of the condition is to eliminate any possibility of
the gravel driveway becoming a permanent and unsightly barrier between the Priddy parcel to
the north and Ventana Subdivision. We believe some level of interconnectivity between these
two properties as well as Saguaro Canyon should be planned and the stub street to the north
helps to accommodate this north-south interconnection.
Visibilitv into Common Lot 16. Block 8: As designed, the visibility from adjacent public streets
into the southwest comer of Lot 16, Block 8 is severely restricted. The Police Department
strongly encourages all common areas to be designed to enhance public safety. The applicant
should re-visit the design of Block 8 and coordinate with Police Chief Musser on improving the
visibility into the southwest comer of the common lot. One option is to narrow the lot frontage of
Lots 2 - 12 and add a new micropath access at the intersection of Ensenada Drive and Zamora
Way. A second option is to construct open vision fencing around the perimeter of Lot 16. See
Site Specific Condition #5.
Design of Common Lot 7. Block 7: TIús common lot accommodates the 10-foot regional
pathway being extended through Saguaro Canyon Estates. The common lot in Saguaro Canyon
was approved as a 62-foot wide lot. Ventana Subdivision is showing a 40-foot wide lot. To help
ensure public safety surveillance and eliminate the "dead space" at the property line, the north
and south property lines of Lot 7, Block 7 will need to be tapered or otherwise altered to ensure
clear visibility from N. Cordoba Ave. to the east. See Site Specific Condition #6.
Encroachment Al!reement: There are several proposed buildable lots that encroach into the
existing Settlers Irrigation District (SID) easement for the North Slough. The applicant should
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Planning & Zoning Commission/Mayor & City Conncil
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address the status of discussions with SID on this issue at the hearing and whether they expect
the encroachment to be approved as proposed, especially for Lots 1 and 10, Block 5 and Lot I,
Block 7. A copy of the signed encroachment agreement will be required with the final plat
application. See Site Specific Condition #13.
SITE SPECIFIC CONDITIONS OF APPROVAL / PRELIMINARY PLAT
1.
Sanitary sewer service to this site shall be via main line extensions from the North Slough
Trunk that is currently in the design stage by the City of Meridian. The applicant will be
responsible for constructing the lateral sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties. The
subdivision designer is responsible for coordinating main sizing and routing with the
Public Works Department. This development shall be subject to latecomer fees, to
reimburse those responsible for bringing sanitary sewer service to the area, when and if
the Latecomers Fee Agreement is established. Latecomer's fees shall be due and payable
prior to signature on the final plat for each phase.
This proposed development is currently not serviceable by the City of Meridian's sanitary
sewer system. Proceeding through the approval process is strictly the risk of the
applicant. The City of Meridian does not guarantee sewer service within the
development time frames outlined in Meridian City Ordinance.
2.
Water service to this site shall be via a l6-inch main line extension fÌom a main currently
being designed by the City of Meridian. The City's project will extend water service up
N. Meridian Road to McMillan. The applicant will be responsible for constructing the
l6-inch diameter water mains to the mid-section line, and a l2-inch main to the north
boundary line extended in Meridian Road, and a l2-inch diameter main through the
development to the end of the stub street into Saguaro Canyon. All other mains through
this proposed development shall be 8-inch diameter. The subdivision designer is
responsible for coordinating main sizing and routing with the Public Works Department.
This development shall be subject to latecomer fees, to reimburse those responsible for
bringing water service to the area, when and if the Latecomers Fee Agreement is
established. Latecomer's fees shall be due and payable prior to signature on the final plat
for each phase.
The applicant has indicated that the pressurized irrigation system within this development
will be owned and maintain by the Ventana Home Owner's Association. Plans and
specifications for the irrigation system shall be reviewed by the Public Works
Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval, and
the applicant shall be subject to irrigation plan review fees. Underground vear-round
pressurized irrigation must be provided to all lots within this development. The City of
Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water. Applicant shall be required to utilize any existing surface or well water for the
primary source. If a surface or well source is not available, a single-point connection to
the culinary water system shall be required. If a single-point connection is utilized, the
AZ.04.0l9.PP-04-026.CUP-04.028
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12.
13.
14.
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: August 13,2004
Page 12
developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the Meridian City Engineer.
4.
Revise the preliminary plat to shift the N. Catarina Way stub street on the north property
line approximately 300 feet to the east (in general alignment with N. Cactus Hills).
5.
Revise the preliminary plat to add a new stub street on the north property line
approximately 530 feet east of Meridian Road (in general alignment with N. Isla Way).
6.
Prior to the P&Z Commission hearing, the applicant shall coordinate with the Meridian
Police Chief regarding the safety and visibility issues pertaining to Lot 16, Block 8 and
present the results of said discussion at the public hearing.
7.
Revise the preliminary plat to either taper the north and south property lines of Lot 7,
Block 7 from a 62-foot width on the east property line down to the proposed 40-foot
width or otherwise amend the plat to ensure clear visibility from N. Cordoba Ave. down
the pathway to the east.
8.
Revise the preliminary plat to add a center landscaped median near the intersection of E.
Tatum Drive and N. Meridian Road to match the planned median in Paramount
Subdivision. Coordinate the location and size with ACHD staff.
9.
Revise the preliminary plat to show phasing lines.
10.
Revise the preliminary plat to call-out the 6-foot multi-use pathway on the north side of
Lot 1, Block 5.
11.
To enhance public safety, the final plat construction drawings for Phases 1 and 4 shall
include some form of designated crosswalks at all locations where the multi-use pathway
crosses a public right-of-way, such as striping, pavers, or other alternative surface
treatment. Said crosswalks shall be coordinated with and approved by Meridian P&Z and
ACHD staff.
The proposed street name of "E. Montevina St." does not match the proposed street name
of "E. Joshua Tree" in Saguaro Canyon Estates Subdivision. Applicant shall coordinate
the street names through the Ada County Street Name Committee as part of the final plat
applications.
No fencing details are shown on the Landscape Plan for the south boundary (Sheets PL-l
and PL-2). Prior to the City Council public hearing, the applicant shall coordinate with
Joint School District No.2 on the type of fencing for this shared boundary and submit
details to the P&Z Department. A detailed fencing plan shall be submitted upon
application of the final plat for each phase.
The conceptual landscape plan submitted with the preliminary plat (Sheets PL-I thru PL-
3, dated 6/15/04 by The Land Group) is approved with the following changes:
AZ-O4-OI9. "-04-026, CUP-O4-O,"
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17.
IS.
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: August 13, 2004
Page 13
a. The 6-foot dogear cedar fence around Lot 16, Block S is not approved. Fencing
around the active, usable common lots shall be limited to 6-foot open vision or 4-
foot solid.
b. As conceptually shown on Sheets PL-2 and PL-3, any stOITllwater retention
swales in the Meridian Road street buffer shall be designed in accordance with
MCC 12-13-14.
c. As applicable, reflect the preliminary plat revisions noted in Site Specific
Conditions #3-9 on Sheets PL-l thru PL-3.
d. No trees will be allowed within the common lots that have sanitary sewer mains
traversing through them. Relocate those trees show within these lots to other
locations within the development.
IS.
All irrigation ditches, laterals or canals intersecting, crossing or lying adjacent and
contiguous to the parcel shall be tiled per MCC 12-4-13. Plans will need to be approved
by Settlers Irrigation 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, plans will be reviewed and approved by the
Meridian City Engineer prior to final plat signature.
Meridian City Code l2-4-13-B requires that tiled ditches have a sloped bar-grated inlet
structure and access/c1eanout boxes at a maximum of four hundred foot (400') spacing
and at all angle points of the pipeline. The applicant shall address the access to each of
these required structures, as some will fall within the back yard of several lots.
16.
Applicant shall construct a minimum S-foot wide, detached sidewalk along the entire
subdivision frontage of Meridian Road and adjacent to the designated collector roadways.
Coordinate sidewalk location with ACHD.
At the P&Z Commission public hearing, the applicant should address the status of
discussions with SID on whether they expect the encroachment of buildable lots into the
North Slough easement to be approved as proposed. A copy of the signed encroachment
agreement with SID will be required with the final plat application for any lots impacted
by said easement.
A pennanent pedestrian easement, in favor of the City of Meridian, shall be recorded for
the regional pathway in each phase of the subdivision. The public easement shall be
recorded for the pathway prior to the first Certificate of Occupancy of any structures in
that particular phase of the subdivision. Submit a copy of the recorded easement to the
Planning and Zoning and Parks Departments. The easement shall be sufficient width to
cover the lO-wide pathway (or 6-foot where the reduced pathway width is allowed).
Buildings are precluded from constructing within this easement. The lO-foot wide hard
surfaced pathway shall be constructed and fully improved prior to the issuance of the first
Certificate of Occupancy for any building within the phase. Additionally, a note shall be
added to the face of each final plat indicating the City of Meridian is responsible for the
maintenance of the pathway surface located within the easement. Applicant shall confoITll
to the Park's Department standards for construction of the regional pathway. The
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4.
5.
6.
7.
Planning & Zoning CommissionlMayor & City Council
Transmittal Date: August 13,2004
Page 14
Homeowner's Association is responsible for maintenance of all landscaping adjacent to
the pathway,
19.
All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stormwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plans. Any ACHD-required access
driveways to serve stormwater areas that are located within required open space lots shall
be shown on the detailed landscape plans with each fina1 plat.
20.
Phasing for the overall project may be modified by staff level approval, provided written
explanation of phasing changes are provided by the applicant and final plat approval
request of said phases are contiguous to previously approved phases.
21.
Ten (10) copies of a revised plat shall be submitted to the City Clerk's Office at least ten
days prior to the next public hearing for this plat.
STANDARD PRELIMINARY PLAT CONDITIONS
1.
Please submit a copy of the Ada County Street Name Committee's approval letter for the
subdivision name, and the lot and block numbering. Make any corrections necessary to
conform.
2.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3.
A letter of credit or cash surety in the amount of 110% will be required for all fencing,
landscaping, play equipment, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
All micropaths within the proposed subdivision shall be designed in accordance with
MCC 12-13-15 "Micropath Landscaping".
A detailed landscape plan, in compliance with the landscape ordinance shall be submitted
for the subdivision with the final plat application, the landscape plan shall include the
location and design of any proposed playground equipment.
Sidewalks within the proposed subdivision shall be built in accordance with MCCI2-l3-
10-S.
250 and 100-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
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Planning & Zoning Commission/Mayor & City Council
Transmittal Date: August 13, 2004
Page 15
8.
Please submit up to date groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be designed
to ensure that water will percolate within a period of time not to exceed 24 hours for all
storms up to and including a IOO-year storm event. Side slopes within drainage areas
shall not exceed 3:1.
9.
Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be considered as replacement trees for
those trees that have to be removed.
10.
Developer shall coordinate mailbox locations with the Meridian Post Office.
11.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
may be used for non-domestic purposes such as landscape irrigation.
12.
Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered backfill, where footing would sit atop fill material.
13.
Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
STANDARDS FOR CONDITIONAL USES
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A.
B.
C.
That the site is large enough to accommodate the proposed use and all yards, open
spaces, parking landscaping and other features as may be required by this
ordinance;
Staff finds that the subject property is large enough to accommodate the requested use
and all other required features as noted above.
That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements of this Ordinance;
See Finding "A" under Annexation and Zoning.
That the design, construction, operation, and maintenance will be compatible with
other uses in the general neighborhood and with the existing or intended character
of the general vicinity and that such use will not adversely change the essential
character of the same area;
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G.
H.
I.
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: August 13, 2004
Page 16
See Findings "D" and "E" under Annexation and Zoning.
D.
That the proposed use, if it complies with all conditions of the approval imposed,
will not adversely affect other property in the vicinity;
See Finding "F" under Annexation and Zoning.
E.
That the proposed use will be served adequately by essential public facilities and
services such as highways, street, police, and fU'e protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed conditional use shall be able to provide adequately any such services;
See Finding "G" under Annexation and Zoning.
F.
That the proposed use will not create excessive additional requirements at public
cost for public facilities and services and will not be detrimental to the economic
welfare of the community;
See Finding "H" under Annexation and Zoning and Finding "D" under Preliminary Plat.
That the proposed use will not involve activities or processes, materials, equipment,
and conditions of operation that will be detrimental to any persons, property, or
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors;
See Finding "I" under Annexation and Zoning.
That the proposed use will have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public
streets;
See Findings "I" and "J" under Annexation and Zoning.
That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
See Finding "K" under Annexation and Zoning.
SPECIAL CONSIDERATIONS - CUP/PD
Amenitv Relocation: Based on the Landscape Plan, two of the development's main amenities-
the playground equipment and clubhouselpool- are located less than 1,000 feet from each other
(Lot 11, Block 2 and Lot 12, Block 3). To provide more accessible access to an amenity for the
southern half of the subdivision, staff recommends relocating the playground area to Lot 16,
Block 8. See Site Specific Condition #2.
AZ-04-019.PP-"4-026.CUP.O4-02S
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6.
Planning & Zoning Commission/Mayor & City Council
Transmittal Date: August 13, 2004
Page 17
Block Lengths: As proposed, Blocks 3 and 7 exceed the maximum block length of 1,000 feet
(MCC 12-4-5). Block 3 is located in the middle of the subdivision and includes the club house
and swimming pool common lot. This lot serves to break up the long block and allows for
pedestrian connectivity between Ironstone Way and Isla Way. Block 7 is adjacent to the future
school district property. The school district has traditionally been opposed to public street stubs
to the sides or rear yards of their sites. The project is a PD and therefore a variance is not
required for the proposed block lengths. The Commission and Council should detennine if the
block lengths are appropriate for the proposed development.
Reduced Chord and Lot Frontages: The CUPIPD application requests a reduction to the
minimum lot frontage to 40 feet and the minimum chord length to 35 feet. However, it does not
appear that any of the buildable lots within the subdivision with frontage on a perpendicular
street are below 58 feet. It does not appear a reduction to 40 feet is necessary for perpendicular
frontages. Staff recommends a distinction be made between allowable frontages on curved
streets or cul-de-sacs and the allowable ftontage on perpendicular streets and the latter be
reduced to only 55 feet, not 40 feet. (Note: Saguaro Canyon Estates was granted a reduction to
60 foot frontages in an R-4 zone.) See Site Specific Condition #6.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
1.
Applicant shall meet all of the requirements of the preliminary plat as a condition of the
Conditional Use Permit.
2.
At least one of the required amenities within the development shall be located on Lot
16, Block 8.
3.
A condition of the CUP/PD shall be that the applicant participates in any road
infrastructure agreements in the North Meridian Planning Area negotiated with ACHD
and shall faithfully perform the terms of such agreement or agreements.
4.
All development shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
5.
The applicant shall provide/construct the following amenities within the subdivision:
a. A lO-foot wide (and 6-foot where otherwise approved), public, asphalt pathway,
built as a continuous system from the intersection of Meridian Road and E. Tatum
Drive and extending to the east property line (connecting to Saguaro Canyon
Estates);
b. Playground equipment, provided in Lot 16, Block 8; and
c. A clubhouse with restrooms and a swimming pool.
The following deviations from the Zoning and Subdivision Ordinance (MCC Title 11 and
12) are approved as part of this application:
AZ.04-019,PP"4-026.CUP-Q4.Q28
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Planning & Zoning Commission/Mayor & City Council
Transmittal Date: August 13, 2004
Page 18
Lot Size-
City Reauirement
R-8: 6,500 sq. ft. per lot
Approved Lot Sizes
6,000 sq. ft. minimum per lot
Frontages-
Citv ReQuirement
65' minimum
Approved Minimum Fronta!!e
55' minimum (perpendicular streets)
40' minimum (cuI de sacs/curves)
Chord
Length -
Citv ReQuirement
40' minimum
Approved Chord Len!!th
35' minimum
Block
Length-
Citv Reauirement
1,000' maximum
Approved Len!!ths
1,200' maximum
7.
All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances. All stormwater detention facilities incorporated into the required
open space are subject to MCC 12-13-14 and shall be fully vegetated with grass and
trees, as depicted on the submitted landscape plans.
All fencing around the active, usable common lots shall be limited to 6-foot open vision
or 4- foot solid.
8.
FIRE DEPARTMENT CONDITIONS
1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available
for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average
of 400' apart. International Fire Code Appendix D
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Y2" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each side of the
hydrant location.
e. Fire Hydrants shall be placed on corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
4. Operational fire hydrants and temporary or permanent street signs are
combustible construction begins.
required before
5. To increase emergency access to the site a minimum of two points of access will be required
for any portion of the project, which serves more than 50 homes. The two entrances shall be
separated by no less than Y, the diagonal measurement of the project.
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Planning & Zoning CommissionlMayor & City Council
Transmittal Date: August 13, 2004
Page 19
6. Building setbacks shall be per the Building Code for one and two story construction.
7. The proposed 234-lot subdivision with an estimated 2.9 residents per household would have
a total estimated population of 679 residents at build out.
8. All portions of the buildings located on this project must be within 150' of a paved surface.
PARKS DEPARTMENT CONDITIONS
1. Pathway and Trail standards: If the proposed pathway is constructed, it shall meet the
standards as set forth in the August 2003 Comprehensive Parks and Recreation System
Plan, pgs. 3-2 and 3-3, sections B & C.
2. Standard for City to assume Maintenance of a section of Pathway: The pathway, if built,
must connect from one major arterial to another, and either an easement or ownership
deed must be granted before the city will assume the maintenance of any section of
pathway.
RECOMMENDATION
As discussed under the Annexation findings, Staff believes the development meets the majority
of Comprehensive Plan policies and conforms with the Zoning and Subdivision Ordinances. We
believe the centrally located common areas, extensive landscaping, and regional pathway would
be an asset to the community.
Staff is concerned about the gross density of the development being below 4 dulac, especially as
it relates to the North Meridian area's ability to provide a fixed route bus service in the future.
The site is adjacent to a future middle school and has R-40, CoG and L-O zoning within walking
distance in Paramount Subdivision. Unlike Saguaro Canyon, Ventana has over a 14 mile of
frontage on a minor arterial roadway and is better situated to capture some trips with a future bus
system. There is an opportunity here to provide a mix of housing types and densities, especially
in the southwest quarter of the development, that we believe would enhance this corridor (e.g.
Meridian Road between ChIDden and Ustick).
Nonetheless, we find the development substantially complies with the existing Comp Plan and
ordinances and we recommend approval of the applications.
AZ.O4-019.PP-<J4.026,CUP.O4-0"
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.~~
Ada County Highway District
John S. Franden, President
David E. Wynkoop 1 st Vice President
Susan S. Eastlake, 2nd Vice President
Sherry R. Huber, Commissioner
Dave Bivens, Commissioner
3775 N. Adams Street
Garden City 1083714-6499
Phone (208) 387-6100
FAX (208) 387-6391
E-mail: tellus@ACHD.ada.id.us
August 10,2004
R.. -f1'.. (" E-:1.I.vr¡l![ .....1
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To:
GL Voigt Development Company
1908 East Jennie Lee
Idaho Falls, Idaho 83404
AUG 1 3 2nO4
Of iI1 eridian
Clerk Oil1Céè
Subject:
Ventana Subdivision
234-lot single-family residential subdivision
East East side of Meridian Road North of McMillan Road
On August 4, 2004, the Ada County Highway District acted on your application for the above
referenced project. The attached report lists site-specific requirements, conditions of approval and
street improvements, which are required.
If you have any questions, please feel free to contact me at 208-387-6177.
sincer~ . ~(l 7'
¿[ !?It l{dpJ U4L¿'
Andrea N. Tuning (
Principal Development An Iy
Right-of-way & Developmen Services . ...
Planning Division
CC:
Project file, Construction Services, Drainage, Utilities
City of Meridian
Engineering Solutions
150 East Aikens Street Suite B
Eagle, Idaho 83616
....;<~.""
. ~ Ada County Highway District
Right-of-Way & Development Department
Planning Review Division
This application requires Commission action due to its size and its location within the North Meridian Area.
This item is scheduled to be on the consent agenda on Wednesday August 4, 2004. Tech Review for this
item was held with the applicant on Friday July 23, 2004. Please refer to the attachment for request for
reconsideration guidelines. Staff contact: Andrea N. Tuning, 208-387-6177-phone, 208-387-6393-fax,
atuninaCãJ.achd. ada.id. us
File Numbers:
Ventana Subdivision I MPPO4.026 I MCUPO4.0281 MAZO4.019
Site address:
East side of Meridian Road approximately one-half of a mile North of McMillan Road
Owner:
Kenneth and Sharon Aschenbrenner
4990 North Meridian Road
Meridian, Idaho 83642
Applicant:
GL Voigt Development Company
1908 East Jennie Lee
Idaho Falls, Idaho 83404
Representative:
Engineering Solutions, LLP
150 East Aikens Street Suite B
Eagle, Idaho 83616
Application Information:
The applicant has submitted an application to the City of Meridian requesting annexation, rezone, conditional
use and preliminary plat approval to construct a 234-lot single-family residential subdivision on 64.48-acres.
The site is currently zoned RUT and is proposed to be rezoned to R-8. The site is located on the east side of
Meñdian Road approximately one-half of a mile North of McMillan Road.
Acreage: 64.48-acres
Current Zoning: RUT
Proposed Zoning: R-8
Buildable Lots: 234-1015
Common Lots: 16-1015
Vicinity Map
A.
Findings of Fact
1.
Trip Generation: This development is estimated to generate 2,239 additional vehicle trips per day
based on the submitted traffic impact study.
2.
Impact Fees: There will be an impact fee that is assessed and due prior to issuance of a building
permit. The assessed impact fee will be based on the impact fee ordinance that is in effect at that
time.
3.
Traffic Impact Study: A traffic impact study was required with this application. The traffic study was
completed by Washington Group International and the following is a summary of the submitted traffic
impact study.
The following are the principal findings and recommendations of the Verntana residential
subdivision's traffic study:
. The proposed Ventana Subdivision is projected to generate an average daily traffic (ADT) of
2,239 vehicles per day (vpd), of which the peak hour traffic (PHT) is projected to be 236 vehicles
per hour (vph).
. The development proposes two public street approach onto Meridian Road, and two stub streets.
One stub street will connect with a future development to the north, and one stub street will
connect to a previously platted development to the east. At the build out year of 2009 the
approaches are projected to operate well under capacity.
. All access locations conform with the Ada County Highway Districts policy manual.
. The Ada County Highway Distñct's requirements for right-turn bays and left-turn bays were used
to evaluate the need for right and left.turn lanes at the site accesses. Copies of the waITants are
included in the Appendix. Based on these nomographs, the southern site approach and the
northern site approach require separate left-turn and right-turn lanes.
. A roadway capacity analysis was performed for Meridian Road south of Chinden to ensure that
adequate capacity is available for the projected increase in traffic. Capacity is available for the
2009 build out volumes.
Meridian Road will not have adequate capacity to handle the build out of the 12-square mile North
Meridian Planning Area at 2020. ACHD should make future improvements on this roadway based
on the recommendations of the North Meridian Area Traffic Study.
. All of the internal streets with front on housing have daily traffic projections lower than 1,000 vpd.
In addition to the submitted traffic impact study that is site related, staff has included the executive
summary of the North Meridian Traffic Study for a more regional analysis of the roadways within the
North Meñdian Area.
The proposed 12-square mile study area between US 20/26 and Ustick Road and between
McDermott Road and Eagle Road has been examined by the_Ada County Highway District (ACHD)
for anticipated development build out. The following are the principal findings and recommendations
of the study:
. The study area is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of
office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2
junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park, at full
build out.
. The build out scenario of the study area is projected to generate an average daily traffic (ADT) of
276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per
2
10.
3
hour (vph). Out of these trips approximately 10% of the trips remain internal within each section,
and 6% of the tñps are pass-by tñps.
. The distribution of the traffic from all of the study area sections indicate that approximately 30%
traffic directed towards south, 27% of the traffic directed towards east, 21 % of the traffic directed
towards west and north. The remaining 22% of the traffic is distributed within the study area.
. At build out, traffic on the arterials is expected to significantly increase. .
. All of the arterial intersections in the study area are currently operating at acceptable level of
service of "C" or better.
. The majority of study intersections are projected to meet the peak hour traffic signal warrants at full
build out of the area.
. Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume.
. At full build out, the following improvements may be anticipated within the study area:
oS-lane road section with right turn lanes at some arterial and access intersections:
Chinden Boulevard, McMillan east of Black Cat, Ustick east of Black Cat, Linder, Ten
Mile, Meñdian south of McMillan, and Locust Grove at Ustick.
0 3-lane road section with right turn lanes at some arterial and access intersections:
McMillan west of Black Cat, Ustick west of Black Cat, McDermott, Black Cat, Meridian
north of McMillan, and Locust Grove.
4.
Site Information: The site is currently vacant.
5.
Description of Adjacent Surrounding Area:
a. North: 18.17-acresitezonedRUT
b. South: Proposed Meridian Middle School
c. East: Proposed Saguaro Canyon Subdivision
d. West: Proposed Paramount Subdivision
6.
Impacted Roadways
Meridian Road:
Frontage:
Functional Street Classification:
Traffic count:
Level of Service:
Speed limit:
1,591-feet
Minor Arterial
South of Chinden Boulevard was 2,839 on 1-22-03
Currently LOS C
50 MPH
7.
An acceptable Level of Service for this segment of roadway is a LOS D based on the COMPASS
planning thresholds.
Roadway Improvements Adjacent To and Near the Site
Meridian Road is currently improved with 24-feet of pavement (2-traffic lanes) with NO curb, gutter or
sidewalk abutting the site.
8.
Existing Right-ot-Way
Meridian Road currently has a total of 50-feet of right-of-way (25-feet from centerline).
Existing Access to the Site
The site has an existing 30-foot wide gravel driveway that intersects Meridian Road at the north
property line. This driveway is an agricultural driveway.
9.
11.
Site History
The District has not previously reviewed a development application on this site.
Capital Improvements Plan/Five Year Work Program
There are no projects within this area that are scheduled in the District's Five Year Work Program or
Capital Improvements Plan.
B.
1.
2.
4
12.
Other Development in Area
Sagauro Canyon Subdivision - On November 12, 2003, the Distñct approved a 461-lot single-family
residential subdivision on 140.25-acres. Sagauro Canyon Subdivision is located directly to the east
of Ventana Subdivision.
Paramount Subdivision - On March 19, 2003, the District approved an 847-lot mixed-use subdivision
on 392.17-acres. Paramount Subdivision is located directly to the west of Ventana Subdivision.
13.
Development in the North Meridian Area
Due to the large number of inquiries and submitted development applications in this area, staff and
the development community realized that the potential for development in this area is significant and
the traffic impact studies that each individual developer was submitting did not include the major
surrounding developments that are "in the works".
Based on development pattems in this area, and the concern surrounding the abutting roadways,
ACHD hired Washington Group to conduct a traffic impact study of the northwestem Meridian area
from Ustick Road to Chinden Boulevard, and from McDermott Road to Eagle Road. The study was
necessary to determine what types of roadway improvements, especially at intersections, would be
needed to accommodate the traffic in this area at full build out.
One option for funding improving these roadways is the implementation of an extra-ordinary impact
fee overlay distñct. This applicant will be subject to extraordinary fees, should an overlay district be
implemented in this area.
Findings for Consideration
Right-of-Way and Sidewalk- Meridian Road
District policy requires 96-feet of ñght-of-way on arterial roadways (Figure 72-F1 B). This right-of-way
allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks
and bike lanes.
Meridian Road is not listed as a proposed project in the Distñct's currently adopted Five-Year Work
Program or in the currently adopted 20-year Capital Improvements Plan. As such, the applicant
cannot receive reimbursement for dedicated right-of-way from available collected impact fees. The
applicant shall do one of the following:
a. Dedicate by donation a total of 48-feet of right-of-way from centerline (an additional 23-feet from
centerline) along Meridian Road, and construct a minimum 5-foot wide concrete sidewalk along
Meridian Road, located a minimum of 41-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Meridian Road, located a minimum of 41-feet from the centerline of the right-of-way, in an
easement provided to the Distñct.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Meridian Road, located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
Roadway Offsets
Roadways Intersecting Meridian Road
District policy 7204.11.6, requires local roadways to align or offset a minimum of 300-feet from an
arterial roadway (measured centerline to centerline).
The applicant is proposing to construct East Tatum Dñve to intersect Meridian Road at the property's
north property line. This roadway is proposed to align with the main entrance of Paramount
Subdivision that is proposed to be located on the west side of Meridian Road. The proposed
r9adway location meets District policy and should be approved with this application.
The applicant is proposing to construct East Santiago Drive to intersect Meridian Road approximately
6g0-feet north of the south property line. This roadway is proposed to offset a roadway within
Paramount Subdivision that is located on the west side of Meridian Road by approximately 425-feet
(measured centerline to centerline). The proposed roadway location meets District policy and should
be approved with this application.
Internal Roadways
District policy 7204.11.6, requires local roadways to align or offset a minimum of 150-feet from a
residential collector roadway (measured centerline to centerline).
District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from
another local roadway (measured centerline to centerline).
All of the internal roadways meet or exceed the minimum offsets that have been established by
Distñct policy.
3.
Street Sections
Residential Collector
District policy 72-F1A, 7202.3.2 and 7202.3.5, requires that residential collectors be constructed as
36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks with no front-on housing.
The access restrictions for these street segments should be stated on the final plat. Unless otherwise
noted, parking should be prohibited on these street segments. Coordinate the signage Program with
District staff.
District policy 7204.5.4 requires six inch vertical curbs and gutters on all residential collector
roadways.
District policy 7204.5.5, requires five foot concrete sidewalks be required on both sides of all
residential collector roadways. The sidewalk may be placed next to the back-of-curb. Where
feasible, a parkway strip at least 3-feet wide between the back-of-curb and the street edge of the
sidewalk is recommended to provide increased safety and protection of pedestñans.
The applicant is proposing to construct East Santiago Drive (from Meridian Road to North Isla Way)
as a residential collector with no front on housing. The applicant is proposing to construct this
segment of the roadway as a 36-foot street section with rolled curb, gutter and 4-foot detached
concrete sidewalk that is detached with a 5-foot landscape stñp. District policy requires the
construction of a 5-foot concrete sidewalk on all residential collector roadways. The applicant should
construct East Santiago Drive (from Meridian Road to North Isla Way) as a residential collector with a
36-foot street section that includes vertical curb, gutter and 5-foot (attached or detached) concrete
sidewalk within 50-feet of right-of-way. Front on housing and parking should be prohibited on this
roadway.
The applicant is proposing to construct East Tatum Drive (from Meridian Road to North Isla Way) as a
residential collector with no front on housing. The applicant is proposing to construct this segment of
the roadway as a 36-foot street section with rolled curb, gutter and a 4-foot detached concrete
sidewalk that is detached with a 5-foot landscape strip on the north side of the roadway and rolled
curb, gutter and a 10-concrete multi-use pathway on the south side of the roadway. District policy
requires the construction of a 5-foot concrete sidewalk on all residential collector roadways. The
applicant should construct East Tatum Drive (from Meridian Road to North Isla Way) as a residential
collector with a 36-foot street section that includes vertical curb, gutter and 5-foot (attached or
5
detached) concrete sidewalk on the north side of the roadway and vertical curb, gutter and a 10-
concrete multi-use pathway on the south side of the roadway within 50-feet of right-of-way. This will
provide the District with the vertical curb that is required by District policy and will allow the applicant
to construct a 10-foot wide concrete pathway on the south side of the roadway. Front on housing and
parking should be prohibited on this roadway.
Internal Local Streets
District policy 7204.4.2 states, "developments with any buildable lot that is less that 1-acre in size will
typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks.
The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may
be allowed, depending on traffic volumes forecast to be generated by the development. Concrete
sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or
more in which case the sidewalk shall be a minimum of 4-feet in width.
4.
The applicant is proposing to construct the internal roadways as 36-foot street sections with rolled
curb, gutter and 5-foot attached concrete sidewalk within 50-feet of right-of-way. This street section
meets District policy and should be approved with this application.
Stub Streets
District policy 7203.5.1 states that the street design in a proposed development shall cause no undue
hardship to adjoining property. An adequate and convenient access to adjoining property for use in
future development may be required. If a street ends at the development boundary, it shall meet the
requirements of sub section 7205, "non-continuous streets."
Distñct policy 7205.5 states that stub streets will be required to provide intra-neighborhood circulation
or to provide access to adjoining properties. Stub streets will conform with the requirements
described in Section 7204.5, 7204.6 and 7204.7, except a temporary cul-de-sac will not be required if
the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the
stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub
street must meet the following conditions:
1. A stub street shall be designed to slope towards the street intersection and drain suñace
water toward that intersection, unless a satisfactory storm drain system is installed.
2. The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
The applicant is proposing to construct one new stub street and extend one previously approved stub
street.
The applicant is proposing to construct a new stub street to the north property line approximately 600-
feet west of the east property line. This stub street will serve the 18.17-acre site that is located to the
north of this site. District staff is supportive of the applicant's proposal to construct a stub street in
this location. Due to the fact that this stub street will be less than 150-feet in depth, the District will
not require a temporary turnaround at the terminus of the stub street. The applicant should install a
sign at the terminus of the roadway that states, "this roadway will be extended in the future."
The applicant is proposing to extend East Montevina Street into the site from the east property line
approximately 940-feet north of the south property line. This stub street was approved as a part of
Sagauro Canyon Subdivision on November 12, 2003. Staff is supportive of the applicant's proposal
to extend this stub street.
The applicant is not proposing to construct a stub street to the south property line due to the fact that
the property is owned by the Meridian School District and is proposed to be a Middle School.
Typically the Meridian School District does not want local residential streets stubbed to the future
school sites for security purposes. Although the District does recognize the secuñty issues
surrounding a school site, District staff has a great deal of concem with locating a new Middle School
6
8.
7
on the comer of two arterial roadways with sole vehicular access being located on the arterial
roadways. At the very minimum, the applicant should provide pedestñan path to the proposed school
site to allow bicyclists and pedestrians to access the school site and the residential subdivision.
5.
Turnarounds
District policy 7205.2.1 requires turnarounds to be constructed to provide a minimum turning radius of
45-feet. The applicant should also be required to provide a minimum of a 29-foot street section on
either side of any proposed center islands within the turnarounds. The medians should be
constructed a minimum of 4-feet wide to total a minimum of a 1 OO-square foot area.
The applicant is proposing to construct three cul-de-sac tumarounds without center islands within the
subdivision. The applicant should provide a minimum turning radius of 45-feet for the turnarounds.
6.
Pedestrian Paths
The applicant is proposing to construct two pedestrian paths to the south property line (Proposed
Meridian Middle School). The pathways are identified as Lot 18 and Lot 31 of Block 7. Staff is
supportive of the applicant's proposal to construct the pedestrian pathways to the south property line
to provide pedestñan and vehicle connectivity between the residential subdivision and the proposed
school site. The applicant should construct Lot 18 and Lot 31 of Block 7 as pedestrian paths to the
south property line.
7.
Commuteride
The applicant should provide the future residents of Ventana Subdivision with alternative
transportation materials. For more information, the applicant should contact the Ada County Highway
District's Commuteride Division at 387-6160 or 345-7665.
Turn Lanes
Center Turn Lanes
District policy 3004.1, 72-F8, AASHTO guidelines and the MUTCD guidelines require the turn lane to
be constructed to provide a minimum of 1O0-feet of storage with shadow tapers for both the approach
and departure directions. Coordinate the design of the turn lane with District staff.
Based on the submitted traffic impact study, the applicant should be required to construct a center
turn lane on Meridian Road for the East Tatum Drive intersection and the East Santiago Drive
intersection. Based on the District's analysis of the area, Meridian Road will be a 3-lane minor arterial
in the future. As opposed to constructing a center turn lane that is not located on the centerline of
Meridian Road, staff is recommending that the applicant construct Meridian Road to provide a
minimum of 19-feet of pavement from the centerline of Meridian Road abutting the entire site. This
will provide one half of pavement that is needed to have a 3-lane roadway in the future that is located
on the centerline of Meridian Road. The District has imposed this requirement in the past for
developments that are located on Meridian Road (between McMillan Road and Ustick Road). This
practice has been successful in this area and has provided the District with continuous improvements
that will be striped for a left turn lane in the near future.
Right Turn Lanes
District policy 3004.1 and AASHTO Guidelines require tapers to be constructed on a varying basis
contingent upon the posted speed limit. Coordinate the design of the taper with District staff.
Based on the submitted traffic impact study, the applicant should be required to construct northbound
right turn lanes on Meridian Road for the East Tatum Drive intersection and the East Santiago Drive
intersection. As opposed to constructing a separate right turn lane that meanders off of the centerline
of Meridian Road, the applicant should be required to construct a minimum of 31-feet of pavement
from the centerline of Meridian Road for the East Tatum Drive intersection and the East Santiago
Drive intersection where the northbound right turn lane was recommended by the submitted traffic
impact study. The 31-feet of pavement will accommodate for the 19-feet of pavement that is being
6.
7.
8.
8
9.
constructed in lieu of constructing a center turn lane and will provide an additional 12-feet of
pavement for the right tUrn lane. ""The applicant will be required to dedicate any additional right-of-
way that is needed fro the turn lanes without compensation due to the fact that the improvements are
directly related to the development of this site.
Other Access
Meridian Road is a classified roadway. Other than the access points that have specifically been
approved with this application, direct lot access to Meridian Road are prohibited. A note describing
the access restriction to Meridian Road will be required on the final plat.
C.
Site Specific Conditions of Approval
1.
The applicant shall do one of the following:
a. Dedicate by donation a total of 48-feet of right-of-way from centerline (an additional 23-feet from
centerline) along Meridian Road, and construct a minimum 5-foot wide concrete sidewalk along
Meridian Road, located a minimum of 41-feet from the centerline of the right-of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Meridian Road, located a minimum of 41-feet from the centerline of the right-of-way, in an
easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete sidewalk
along Meridian Road, located at the back edge of the existing right-of-way. Accomplish all necessary
adjustments to properly accommodate existing drainage and utilities.
2.
Construct East Tatum Drive to intersect Meridian Road at the property's north property line and align
with the main entrance to Paramount Subdivision, as Proposed.
3.
Construct East Santiago Drive to intersect Meridian Road approximately 690-feet north of the south
property line, as proposed.
4.
Construct East Santiago Drive (from Meridian Road to North Isla Way) as a residential collector with a
36-foot street section that includes vertical curb, gutter and 5-foot (attached or detached) concrete
sidewalk within 50-feet of right-of-way. Front on housing and parking shall be prohibited on this
roadway.
5.
Construct East Tatum Drive (from Meridian Road to North Isla Way) as a residential collector with a
36-foot street section that includes vertical curb, gutter and 5-foot (attached or detached) concrete
sidewalk on the north side of the roadway and vertical curb, gutter and a 10-concrete multi-use
pathway on the south side of the roadway within 50-feet of right-of-way. Front on housing and parking
shall be prohibited on this roadway.
Construct East Santiago Drive (from Meridian Road to North Isla Way) and East Tatum Drive (from
Meridian Road to North Isla Way) as residential collectors with 36-foot street sections that include
vertical curb, gutter and 5-foot (attached or detached) concrete sidewalks within 50-feet of right-of-
way. Front on housing and parking should be prohibited on these roadways.
Construct the internal roadways as 36-foot street sections with rolled curb, gutter and 5-foot attached
concrete sidewalk within 50-feet of right-of-way, as proposed.
Construct a new stub street to the north property line approximately 600-feet west of the east
property line, as proposed. Install a sign at the terminus of the roadway that states, "This roadway
will be extended in the future."
4.
5.
6.
7.
8.
9.
9
9.
Extend East Montevina Street into the site from the east property line approximately 940-feet north of
the south property line, as proposed.
10.
Construct three cul-de-sac turnarounds without center islands within the subdivision, as proposed.
Provide a minimum turning radius of 45-feet for the turnarounds.
11.
Construct Lot 18 and Lot 31 of Block 7 as pedestrian paths to the south property line, as proposed.
12.
Construct Meridian Road to provide a minimum of 19-feet of pavement from the centerline of Meridian
Road abutting the entire site.
13.
Construct a minimum of 31-feet of pavement from the centerline of Meridian Road for the East Tatum
Drive intersection and the East Santiago Drive intersection where the northbound right turn lanes
were recommended by the submitted traffic impact study.
Other than the access points that have specifically been approved with this application, direct lot
access to Meridian Road are prohibited. A note describing the access restriction to Meñdian Road
will be required on the final plat.
14.
15.
Comply with all Standard Conditions of Approval.
D.
Standard Conditions of Approval
1.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
2.
All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
3.
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.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State
of Idaho shall prepare and certify all improvement plans.
The applicant shall submit revised plans for staff approval, pñor to issuance of building permit (or
other required permits), which incorporates any required design changes.
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.
Payment of applicable road impact fees are required prior to building construction in accordance with
Ordinance #198, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking
ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in
the event any ACHD conduits (spare or filled) are compromised during any phase of construction.
2.
10.
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.
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 restñctions 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.
11.
E.
Conclusions of Law
1.
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are
satisfied.
ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular and pedestrian transportation system within the vicinity
impacted by the proposed development. Attachments
AUachments
1.
2.
3.
10
Vicinity Map
Site Plan
Request for Reconsideration Guidelines
11
Request for Reconsideration of Commission Action
1.
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff
or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action previously
requested to be reconsidered, an action whose provisions have been partly and materially carried
out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for reconsideration,
but the motion may be seconded by any Commissioner and is voted on by all Commissioners
present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no later
than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following
the meeting at which the action to be reconsidered was taken. Upon receipt of the request,
the Secretary shall cause the same to be placed on the agenda for that next scheduled
regular Commission meeting.
c. The request for reconsideration must be supported by written documentation setting forth new
facts and information not presented at the earlier meeting, or a changed situation that has
developed since the taking of the earlier vote, or information establishing an error of fact or
law in the earlier action. The request may also be supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to ACHD
staff for further review. The Commission may set the date of the meeting at which the matter
is to be retumed. The Commission shall only take action on the original matter at a meeting
where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such wñtten and oral testimony as the
President of the Commission deteITnines to be appropriate, and the Commission may take
any action the majority of the Commission deems advisable.
f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover
administrative costs, as established by the Commission.
12
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Traffic Distribution
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13
II
Development Process Checklist
II
I8ISubmit a development application to a City or to the County
I8IThe City or the County wilitransmR the development application to ACHD
I8IThe ACHD Planning Review Division will receive the development application to review
I8IThe Planning Review Division will do Q!J§ of the following:
DSend a "No Review" letter to the applicant stating that there are no site specific requirements at this time.
DSend a "Comply With" ietter to the applicant stating that If the development is within a platted subdivision or part of
a previous development application and that the site specific requirements from the previous development also appl:
to this development application.
DWrite a Staff Level report analyzing the impacts of the development on the transportation system and evaluating th,
proposal for its conformance to District Policy.
DWrite a Commission Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
DThe Planning Review Division will hold a Technical Review meeting for all Staff and Cammisslon Level reports.
DFor ALL development applications, including those receiving a "No Review" or "Comply With" letter:
The applicant should submR two (2) sets of engineered plans directly to ACHD for review by the Development Revl...
Division for plan review and assessment of impact fees. (Note: If there are no site improvements required by ACHD.
then architectural plans may be submitted for purposes of impact fee calculation.)
The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, includin¡
but not limited to, driveway approaches, street improvements and utility cuts.
DPay Impact Fees prior to issuance of building permR. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Conslruclion (Zone)
0 Driveway or Property Approach(s)
Submit a "Driveway Approach Requesf' form to Ada County Highway District (ACHD) Construction (for approval by
Development Services & Traffic Services). There is a one week turnaround for this approval.
0 Working in the ACHD Right-of-Way
Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit Application" to
ACHD Construction - Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you are
placing >600 sf of concrete or asphaR.
Conslruction (Subdivisions)
0 Sediment & Erosion Submittal
At least one week prior to setting up a Pre-Con an Erosion & Sediment Control Narrative & Plat, done by a Certified Plan
Designer, must be tumed into ACHD Construction - Subdivision to be reviewed and approved by the ACHD Drainage
Division.
0 Idaho Power Company
Vie Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled.
0 Final Approval from Development Services
ACHD Construction - Subdivision must have received approval from Development Services prior to scheduling a Pre-Con.
14
Figure 1
ì
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11
PROPOSED SCHOOL SITE
sc"-, 1" =300'
OWO.DATE 0611-
p",,"..., 3050
1OF'
VENT ANA SU BDIVISION
LOCATED IN THE SW 1/4 OF SECTION 3D, T.4N., R.1 E., 8.M.
MERIDIAN, ADA COUNTY, IDAHO
~GINEERING
~OLUTIONS
LlP
VICIN
\3OSO.APR
BKB
VICINITY MAP
"".""NSSTREET.,"IT',
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Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
RECEIVED
JUL 1 ~ 2004
July 12, 2004
City of Meridian
City Clerk Office
City of Meridian
33 East Idaho
Meridian, Idaho 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval of Vent ana Subdivision will have a significant impact on school enrollments at
Ponderosa Elementary. Sawtooth Middle. and Eagle High School.
We can predict that these homes, when completed, will house eighty (80) elementary
aged children, sixty-three (63) middle school aged child, and forty-five (45) senior high
aged student. Additional students will further compound the current overcrowded
situation. Residents cannot be assured of attending the neighborhood school, as it may be
necessary to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
on the district's capacity. If you have any questions, please contact me at 888-6701.
Sincerely,
~~-
Wendel Bighafu
Supervisor of Facilities and Construction
"'1"
olfe;;dl;;~- é; '\,
I~
,¿Y
MAYOR
Tammy de Weerd
CITY COUNCIL. MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
IDAHO
LEGAL DEPAR1MENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579' Fax 898-5501
PUBLIC WORKS
(208) 898-5500' Fax 887-1297
BUILDING DEPARTMENT
(208) 887-2211 . Fax 887'1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: August 12, 2004
Transmittal Date: July 8, 2004 Hearing Date: August 19, 2004
File No.: PP 04-026
Request: Preliminary Pial approval for 234 single-family residential building lots and 16 common lats on 64.48
acres in a proposed R-B zone for proposed Ventana Subdivision
BÝ~ G.L. Voigt Development Company
Location of Property or Project: north of West McMillan Road on North Meridian Road
Your Concise Remarks:
~~;:¡ ~1f;~
RECEIVED
JUL 1 2 200~
x
David Zaremba, PIZ (No FP)
David Moe, P/Z (NoFP)
Wendy Newton-Huckabay, PIZ (NoFP)
Michael Rohm, PIZ (No FP)
Keith Borup, PIZ (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, CIC
Keith Bird, CIC
Shaun Wardle, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAC, FP)
Building Department
Fire Department
Police Department
City Attomey
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meridian Post Office (FP/PP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian IITig. District
Settlers Irrigation District
Idaho Power CO. (FP/PP only)
Qwest (FP/PP only)
Intermountain Gas (FP/PPonly)
Bureau of Reclamation (FP/PP only)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
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City Of Meridian
City Clerk Office
33 EAST IDAHO AVENUE. MERIDIAN. IDAHO 83642 . (208) 888-4433
City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility Billing Fax (208) 887-4813
RECEIVED
JUL 2 2 2004
City of Meridian
City Clerk Office
~ & ~ 1~ "Di4:tIUet
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208.463-0092
19 July, 2004
Phones: Areo Code 208
OFFICE: Nompa 466-7861
SHOP: Nampa 466-0663
William G. Berg Jr.
. City Clerk
City of Meridian
33 East Idaho Ave.
Meridian, ill 83642
RE:
AZ 04-019/PP 04-026 - Ventana Subdivision
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced
application for Annexation and Zoning of 64.48 acres from RUT to R-8 zone for
proposed Ventana Subdivision as it is out of our district.
Thank you,
ß¿¿/ þ(~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
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Water Superintendent
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS. 40,000
~ CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
.'\¡¡- BtðL!~. Environmental Health Division
Return to:
0 Boise
0 Eagle
P jarden City
)i(Meridian
0 Kuna
OACZ
0 Star
Rezone #
Conditional Use #
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t/ ,€ AI/if ¡tJ J9 5" c.lA {)¡ u / S' ./;? AJ
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C~ty Ot Nlen¡£an
01.
02.
03.
04.
05.
06.
07.
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We have No Objections to this Proposal.
We recommend Denial of this Proposal.
Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
We will require more data concerning soil conditions on this Proposal before we can comment.
Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
This project shall be reviewed by the Idaho Departmè'nt of Water Resources concerning well construction and
water availability.
After wri~ approval from appropriate entities are submitted, we can approve this proposal for:
~entral sewage ~ommunity sewage system 0 community water well
0 interim sewage entral water
0 individual sewage individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division £,pnvironmental Quality:
~entralsewage ~:ommunity sewage system 0 community water
0 sewage dry lines ,..-..entral water
~. Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
012. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
013. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
~. Please see attached stormwater management recommendatations
015.
0 child care center
D"'Jifn~
Reviewed By: 'i'tí. ~
CDHD9IOOIk,
Review Sheet
G}~mTH
\:t!! DEPARTMENT
MAlNOFAtE. W7 N. ARMSTRONG PL. . BOISE, 10 83704.()825 ..¡208) 375-0211 . fAX 327.&500
To prevent and /reJJI disease and disabühy; to promote healrhy lifestyles; and to pratecr and promote the health and quality of our enviroome"'.
STORM WATER MANAGEMENT RECQMM:ENDATIONS
It is recommended that stonn water be pÞe-1reated prior to discharge to the
subswface to prevent impact to.ground water and"Surface water quality. The
engineers and architects involved with the design of this .project 'Should obtain
cummt best management practices"for stontL water disposal 'and design a
storm water management system that is preventing groundwater and surface
water degradation. Manuals that-could be ùsed.for.guiàance ar-e:
State of Idaho Catalog of Storm water Best Management PracttGes For
Idaho Cities and Counties. '. .
Prepared by the Idaho Department of EnviYomnental 'Quality,e1uly
1997.
Stormwater Best Management Practices Guidebook.
. Prepared by City of Boise Public Works Department, May;2O00.
Ada I Boise County Offiee
707 N. Armstrong PI.
Boise, 10 83704
Enviro. Health: 327.74~9
Farni~ Planning: 327-7400
Immuni2at~ns: 327-7450
Senior Nutrition: 327-7460
WlC: 327-74&
fAX: 327.8500
Serving Valley, Ehnore, Boise, and Ado Counlies
flmore ~ounty Office
520 f. 8th SI. North
Mountain Home, 10 83647
Enviro. Heakh: 587-9225
fami~ Health: 587_7
WIC:587-4409
fAX: 587-3521
Valley (ounly OffiGe
703 N. 1st SI.
~O. Box 1448
McCali, ID 83638
Ph. ~34-7194
fAX: 634-2174
.....,,-""
SETTLERS' IRRIGATION
DISTRICT
~Opy
PO BOX 757 J
PHONE 344-247
BOISE, IDAHO83707-1571
FAX: 343-ì642
July 12,2004
RECEIVED
JUL 1 3 2004
City Of Meridian
City Clerk Office
Becky McKay
Engineering Solutions
150 E. Aikens Street, Suite B
. E~g~,!~ ~~~16~__~__------~-
--._- --~--~-~.
Re: PP 04-026 Preliminary plat for Ventana Subdivision
Dear Becky:
After review of the Preliminary plat of the above-mentioned application Settlers Irrigation
District requests the following:
1, All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facilities involved are the North Slough and the Rosti Lateral,
2, A Land Use Change Application must be on file prior to any approvals.
3. A license agreement MUST be signed and recorded prior to construction of any S.LD.
facilities. .
4. Any changes to the existing irrigation system such as relocation, tiling, and landscaping
must be approved by Settlers Irrigation District.
5. All storm drainage must be retained on-site
6. The development must supply irrigation access to all lots within the above-mentioned
subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and
maintain the pressure irrigation system an agreement needs to be in place prior to the pre-
construction meeting.
If you have any questions please call 343-5271.
4l} d;:h~
Nathan Draper, Manager
Settlers Irrigation District
Enclosures
Cc: Will Berg, City of Meridian (w/o enclosures)
Bruce Freckleton (w/o enclosures)
MAYOR
Tammy de Weerd
LEGAL DEPAR1MENT
(208) 466-9272 . FAX 466-4405
PARKS & RECREATION
(208) 888-3579 . Fax 898-5501
PUBLIC WORKS
(208) 898-5500' Fax 887-1297
CITY COUNCIL MEMBERS
Shaun Wardle
William L. M. Nary
Charles M. Rountree
Keith Bird
otre;;d¡d!i"lY \,
i
/7
tDAHO
BUILDING DEPARTMENT
(208) 887-22lt ° Fax 887-1297
PLANNING & ZONING
(208) 884-5533 . Fax 888-6854
TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS
WITH THE CITY OF MERIDIAN
To insure that your comments and recommendations will be considered by the Meridian Planning
and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office
Attn: Will Berg, City Clerk, by: August 12, 2004
Transmittal Date: July 8, 2004 Hearing Date: August 19, 2004
File No.: PP 04-026
Request: Preliminary Plat approval for 234 single-family residential building lots and 16 common lots on 64.48
acres in a proposed R-8 zone for proposed Ventana Subdivision
By: G.L. Voigt Development Company
Location of Property or Project: north of West McMillan Road on North Meridian Road
x.-
David Zaremba, P/Z (No FP)
David Moe, P/Z (No FP)
Wendy Newton-Huckabay, P/Z (No FP)
Michael Rohm, PIZ (No FP)
Keith Borup, P/Z (No FP)
Tammy de Weerd, Mayor
Bill Nary, CIC
Charlie Rountree, CIC
Keith Bird, CIC
Shaun Wardle, CIC
Water Department
Sewer Department
Sanitary Service (No VAR, VAG, FP)
Building Department
Fire Department
Police Department
City Attorney
City Engineer
City Planner
Parks Department
Meridian School District (No FP)
Meñdian Post Office (FPIPP only)
Ada County Highway District
Ada County Development Services
Central District Health
Nampa Meridian IITig. District
Settlers Irrigation District
Idaho Power CO. (FPIPP only)
awest (FPIPP only)
Intermountain Gas (FPIPPonly)
Bureau of Reclamation (FPlPPonJy)
Idaho Transportation Department (No FP)
Ada County Land Records
Meridian Development Corporation
Historical Preservation Commission
Your Concise Remarks:
c"j ~
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~
33 EAST IDAHO AVENUE' MERIDIAN, IDAHO 83642 . (208) 888-4433
City Clerk Office Fax (208) 888-4218 . Human Resources Fax (208) 884-8723 . Finance & UtilIty Billing Fax (208) 887-4813
JUL 1 9 2004
".'" City Of Meridian
'. '1. City Cll'rK OfFce
DATE
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
August 19,2004 ITEM # 22
CT NUMBER PP 04-026
CT NAME Ventana Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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