HomeMy WebLinkAboutVentana Subdivision CUP
RECEIVED
SEP 2 2 2004
City Of Meridian
City Clerk Office
STAFF SUMMARY
OF
PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name:
Ventana Subdivision
Case No(s).:
AZ-04-0l9, PP-04-026, CUP-04-028
Applicant:
G.L. Voigt Development Company
P&Z Commission Hearing Date: August 19, 2004
Recommendation:
Approve with conditions (all ayes)
Summary of Public Hearings:
. Becky McKay, representing the applicant and developer, testified in favor of the
application. She provided an overview of the site and application.
. John Priddy, property owner to north, testified in opposition to the applications. His
concerns were outlined in a letter to the Planning Director, dated August 19, 2004. He
testified with concerns about the lack of transitional lot sizes, fencing on the north
boundary (requested a rock wall, as in Saguaro Canyon), safety concerns regarding his
bull and concern about lower home values.
. Other key points of discussion during the hearing included:
Public pathway standards (the Commission would like the Parks Department to
modify their standard pathway condition to allow a shallower cross section)
The 24-foot wide driveway serving the Boyack parcel in Saguaro Canyon
Stub street locations
Key Commission Changes to Staff Recommendation:
. The Commission removed staff's recommendation to add a center median at the north
entrance (condition #8, pg. 12 of staff report)
. The Commission added a new site specific condition (#22, pg. 14) to remove one ofthe
three smaller lots in Block 3 on the north boundary (either Lot 35, 36 or 37).
. The Commission agreed to add all ofthe proposed modifications in Engineering
Solution's response letter dated August 19,2004.
Outstanding Issues for City Council:
. Preliminary Plat Date: Should the City Council approve the revised preliminary plat as
recommended by the P&Z Commission, the correct date of the revised plat is 9-14-04.
.
Future Middle School Fencing: Condition #13, pg. 12, of the staff report asked the
applicant to coordinate with Joint School District No.2 on the type offencing along their
shared property line (south). To date, no details have been submitted to the P&Z
Department. The applicant should state for the record what type of fencing will be
constructed on the south boundary as part of Phases 2 and 3.
.
Densitv: While it did not receive any discussion at the P&Z Commission public hearing,
staff wanted to repeat a key portion of our recommendation from the 8-13-04 staff report:
"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-a 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 Chinden and Ustick). "
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE
REQUEST FOR 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 ON
64.48 ACRES FOR VENT ANA
SUBDIVISION
Case No. CUP-O4-028
RECOMMENDATION TO CITY
COUNCIL
G.L. VOIGT DEVELOPMENT CO.
Applicant
1.
The property is approximately 64.48 acres in size and is located on the east side of
N. Meridian Road, between McMillan Road and Chinden Blvd, within Section
30, Township 4 North, Range 1 East.
2.
Kenneth L. and Sharon Aschenbrenner are the current property owners and have
provided notarized consent for the subject application.
3.
The Applicant is G.L. Voigt Development Company.
4.
The subject property is currently zoned RUT and is used for agricultural purposes.
The applicant proposes an R-8 zone. The zoning ofR-8 is defined within the City
of Meridian Zoning and Development Ordinance Section 11-7-2.
5.
The applicant requests the Conditional Use Permit for a Planned Development
which includes approval of234 building lots and 16 other lots on 64.48 acres with
reductions to the minimum lot size, street frontage and request to exceed the
maximum block length. The Planned Development designation within the City of
Meridian Zoning and Development Ordinance requires a Conditional Use Permit
be obtained for most uses including those requested by the Applicant. (Meridian
City Zoning and Development Ordinance, Section 11-8-1).
6.
The Planned Development proposed which is the subject ofthis application will,
in fact, constitute a conditional use as determined by City ordinance.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 64.48 ACRES IN A PROPOSED R-8 ZONE, BY G.L. VOIGT
DEVELOPMENT CO. - CUP-O4-028 - Page I
7.
The Planning & Zoning Commission recognized the concerns ofMr. John Priddy,
who verbally testified at the public hearing.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the conditional use permit as requested
by the applicant for the property described in the application, subject to the following:
A.
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
modified by the P&Z Commission, as follows:
SITE SPECIFIC CONDITIONS (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 CUPIPD 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 10-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.
6.
The following deviations from the Zoning and Subdivision Ordinance (MCC Title
11 and 12) are approved as part of this application:
Lot Size-
City ReQuirement
R-8: 6,500 sq. ft. per lot
Approved Lot Sizes
6,000 sq. ft. minimum per lot
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 64.48 ACRES IN A PROPOSED R-8 ZONE, BY G.L. VOIGT
DEVELOPMENT CO. - CUP-O4-028 - Page 2
Frontages- Citv ReQuirement
65' minimum
Chord Citv RCQuirement
Length - 40' minimum
Block
Length- Citv ReQuirement
1,000' maximum
Approved Minimum Frontage
40' minimum
Approved Chord Length
35' minimum
Approved Lengths
1,200' maximum
7.
All areas being counted toward the 5% open space requirement 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.
8.
All fencing around the active, usable common lots (Lot 11, Block 2, Lot 11,
Block 3, Lot 16, Block 8 and Lot 3, Block 5) shall be limited to 6-foot open vision
or 4- foot solid.
B.
Adopt the Recommendations of ACHD as follows:
ACHD Site Specific Conditions of Approval
1.
The applicant shall do one of the following:
a. Dedicate by donation a total of 35-feet of right-of-way from centerline (an
additionallO-feet from centerline) along Meridian Road, and construct a
minimum 5-foot wide concrete sidewalk along Meridian Road, located a
minimum of 28-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 28-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.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 64.48 ACRES IN A PROPOSED R-8 ZONE, BY G.L. VOIGT
DEVELOPMENT CO. - CUP-O4-028 - Page 3
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 IO-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.
6.
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.
7.
Construct a new stub street to the north property line approximately 600-feet west
ofthe east property line, as proposed. Install a sign at the terminus of the
roadway that states, "This roadway will be extended in the future."
8.
Extend East Montevina Street into the site from the east property line
approximately 940-feet north of the south property line, as proposed.
9.
Construct three cul-de-sac tumarounds without center islands within the
subdivision, as proposed. Provide a minimum turning radius of 45-feet for the
tumarounds.
10.
Construct Lot 18 and Lot 31 of Block 7 as pedestrian paths to the south property
line, . as proposed.
11.
Construct Meridian Road to provide a minimum of 19- feet of pavement from the
centerline of Meridian Road abutting the entire site.
12.
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.
13.
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.
14.
Comply with all Standard Conditions of Approval.
ACHD Standard Conditions of Approval
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 64.48 ACRES IN A PROPOSED R-8 ZONE, BY G.L. VOIGT
DEVELOPMENT CO. - CUP-O4-028 - Page 4
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.
3.
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.
4.
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.
5.
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.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
7.
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.
8.
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.
9.
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.
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.
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 64.48 ACRES IN A PROPOSED R-8 ZONE, BY G.L. VOIGT
DEVELOPMENT CO. - CUP-O4-028 - Page 5
11.
Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
C.
Adopt the Recommendations of Meridian Fire Department as follows:
1. One and two family dwellings will require a ITre-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 y," 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 required before
combustible construction begins.
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.
6. Building setbacks shall be per the Building Code for one and two story construction.
7. The proposed 234-10t 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.
D.
Adopt the Recommendations of Meridian Parks & Recreation Department as
follows:
RECOMMENDATION TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 64.48 ACRES IN A PROPOSED R-8 ZONE, BY G.L. VOIGT
DEVELOPMENT CO. - CUP-O4-028 - Page 6
1. Pathway and Trail standards: The applicant shall coordinate construction of the
pathway with the Meridian Public Works and Parks Departments.
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 TO CITY COUNCIL FOR CONDITIONAL USE PERMIT APPROVAL FOR A
PLANNED DEVELOPMENT ON 64.48 ACRES IN A PROPOSED R-8 ZONE, BY G.L. VOIGT
DEVELOPMENT CO. - CUP-O4-028 - Page 7