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HomeMy WebLinkAboutVentana Subdivision REV PP PP 04-026 MERIDIAN PLANNING & ZONING MEETING December 2, 2004 APPLICANT G.L. Voigt Development Company ITEM NO. 7 REQUEST Public Hearing: REVISED Preliminary Plat approval for 220 single-family residential building lots & 17 common lots on 64.48 acres in a proposed Ro8 zone for Ventana Subdivision - north of West McMillan Road and North Meridian Road CITY CLERK: CITY ENGINEER: COMMENTS /â(!1Jml1lelld ¡/þ/.?rtJ vc1f ill - In /¿ ¿¡~ 0 AGENCY CITY PLANNING DIRECTOR: CITY ATTORNEY See aHached staff comments CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: No comment MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: ~o.ri &ilLs Date: j~.~ Phone: CJ &- éfl!?() Emailed: e s -b«! t.q ~1Alót. ntJ-Staff Initials:. fY} Þ4;-- Materials prese'wd at public eeflngs shall became property of the City of Meridian. MAYOR Tammy de Weerd j CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree CITY HAIL (208) 888-4433 - Fax 887-4813 PUBUCWORKS BUILDING DEPARTMENT (208) 887-22II -Fax 898.9551 LEGAL DEPARTMENT (208) 466.9272 - FAX 466-4405 MEMORANDUM: Hearing Date: December 2, 2004 Transmittal Date: November 29, 2004 To: Mayor, City Council and Planning & Zoning Commission Brad Hawkins-Clark, Principal City Planner ~~ Bruce Freckleton, Senior Engineering Tech ~ Ventana Subdivision - REVISED From: Re: . Annexation and Zoning of 64.48 Acres ftom 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 twenty (220) Building Lots and Seventeen (17) Other Lots on 64.48 Acres in a Proposed R-8 Zone, by G.L. Voigt Development Co. (File No. PP-04-026). . Conditional Use Permit Approval for a Planned Development Consisting of Single Family Residential Lots with Reduced Lot Frontages, Reduced Lot Sizes, Reduced Chord Lengths, and Increased Block Length, including Clubhouse pool and Playground, by G.L. Voigt Development Co. (File No. CUP-04-028). 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: {10/14/04 Revision Note: This updated stqffreport is based on the revised Preliminary Plat and Planned Development Site Plan, both dated 10/14/04. No modifications were proposed to the original Annexation and Zoning application All file lUImbers remain consistent with the original applications. The report is substantially the same as the original staff report dated 8/13/04. The last preliminary plat submitted with the first Ventana application (and the plat remanded by City Council) was dated 9/14/04. As a result of the 9/28/04 City Cauncil hearing where the cauncil remanded the preliminary plat back to the P&Z Commission, the applicant has reduced the number of buikk1ble lots and reconfigured several local streets within the plat, among other changes. (See below for further explanation) ] AZ-O4-0IO. pp.04-O26, CUP,04.021 V"","",""'di.won,"""oLAl.PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 2 BACKGROUND / PRIOR ACTIONS On August 19, 2004, the Planning & Zoning Commission recommended approval of Ventana Subdivision to the City Council (including the Annexation/Zoning and CUPlPlanned Development). At their September 28th hearing, the City Council closed the public hearings and ordered staff to prepare an Order of Remand to the P&Z Commission (see below for their reasons). The one specific request the City Council asked the Commission to address pertained to open vision fencing around the common areas (see #2 below). All applications were re-noticed by the City Clerk for a new public hearing. Reasons for Remand of Preliminary Plat Below are the reasons listed in the Order to Remand for the preliminary plat application, as ordered by City Council at their 9/28/04 meeting. Staff's comments are provided in italics below each item. I. "There is a lack of transition in lot sizes between the existing 20-acre estate parcel to the north (owned by Mr. John Priddy) and the lots on the north boundary of Ventana Subdivision. In addition, due to the existing R-4 zoning of Saguaro Estates Subdivision to the east, the City Council prefers to see larger lot sizes along the east boundary as well." The applicant has amended the block design adjacent to the north boundary. The original plat hadfive (5) building lots adjacent to Mr. Priddy's parcel with an average lot size of 1 0,972 sq. fl. The revised plat has six (6) building lots abutting Mr. Priddy's parcel with an average lot size of 13,407 sq. fl. The number of proposed buildable lots adjacent to Saguaro Canyon to the east remains the same as the original plat (21 lots). The average lot size in Ventana along the east boundary is 7,447 sq. fl. and the average lot size in Saguaro Canyon along the same boundary is 7,667 sq. fl. 2. The proposed open space lots should be re-designed to better blend into the subdivision. In particular, the two larger common lots with narrow openings to the streets and hidden by houses are not inviting to the neighborhood. The council also reQuests that open-vision fencing be addressed bv the Commission. The three (3) largest pocket parks within the subdivision have all been enlarged and opened up to the adjacent public streets. Specifically, Lot 1, Block 3, Lot I, Block 10 and Lot 1, Block 11 are all substantially opened to the neighborhood and are far more visible from the streets. However, the applicant is now proposing solid cedar fencing around the common areas whereas open vision fencing was previously planned. As noted below, with the exception of Lot I, Block 3 where the play structure is tucked in the rear portion of the lot, staff believes the intent to provide a guardian presence on the open space is accomplished with the new plat. nO'.O19, PP-{)4.()26, CUP-04-028 V"'~S,bdi,i,ioo-R"i,,dAZ,PPCUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 3 3. While the overalI density of the subdivision is acceptable, it should be concentrated more in the southern portion of the property near the future middle school site and Meridian Road. The gross density of the subdivision declined slightly from 3.63 to 3.41. The number of lots adjacent to the jùture middle school site remains the same at 20 and the overalliat size in the southern portion of the property alsa remains similar to the original application. 4. The vehicular access and drop-off points to the middle school from within Ventana Subdivision were discussed by the City Council. While trying to be cognizant of the school district's desire to restrict access around their facilities, the City Council and Police Chief encourage the applicant and Commission to review options for improved vehicular access to the school site ftom within the subdivision. The applicant has added a new common lot with a vehicular drop-off point along the south boundary. The original application included two (2) pathway connections to the school site whereas the subject plat only has the one, centrally located in Block 9. Data Comparison of Original & Revised Plat & PD Data Tvpe Original Revised Total Site Area 64.483 ac. 64.483 ac. Sin!!le Familv Residential Area 42.778 ac. 40.397 ac. Common Area 7.473 ac. 9.530 ac. # of Buildable Lots 233 220 ProDosed aDen SDace 5.270 ac. (8.17%) 6.71 ac. (lO.4%) Gross Density 3.63 duJac 3.41 du/ac APPLICATIONS 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 237 lots (220 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-8. The CUP/PD application proposes reductions to the R-8 zone dimensional AZ.04.0[9. PP-O4.026. CUP.04.0," v,"~, S,bd',""" R~',"' AZ.PP.CUP Planning & Zoning CommissionlMayor & City Council Transmittal Date: November 29,2004 Page 4 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 220 single family detached residential lots and 17 common lots on 64.48 acres. The buildable lots range in size from 6,388 to 18,924 square feet. The common lots include linear open space lots to accommodate a public, multi-use pathway (being extended through Saguaro Canyon), four pocket parks (including playground equipment and a clubhouse with restrooms and pool) and several micropath lots. The total amount of open space (excluding street buffers) is 6.71 acres, or 10.4% of the site. The plat proposes all standard ACHD street sections (no reduced street widths). The gross density of the proposed subdivision is 3.412 dwelling units (du) per acre and the net density is 4.406 d.u./acre. The CUP/PO 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.) Min. Lot Size- City Requirement (R-8) 6,500 sq. ft. per lot Proposed Lot Sizes 6,388 sq. ft. per lot Lot Frontage- City Requirement 65' minimum Pro1;>osed Minimum Frontage 40' minimum Chord Length - City Requirement 40' minimum Proposed Chord Length 35' minimum Block Length- Citv Requirement 1,000' maximum Proposed Block Length 1,500' + The applicant has proposed the following amenities as part of the PD: 10.4% open space, playground equipment, a clubhouse with restrooms and a swimming pool. While not addressed in the applicant's CUP/PD letter, a multi-use, public pathway is also an amenity of the development. There is one planned stub street and one planned pathway stub to the subject property ftom the east, both approved as part of Saguaro Canyon Estate's preliminary plat. The development's only ftontage 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. Tatum) to serve the project - both proposed in Phase I. 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 AZ.04'()19, PP-<)4.026, CUP.O,"O28 Vffi,"", Sobd,,¡.¡oo-R,,¡..d Al.PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 5 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 \4 of Section 30, T4N, RIB, 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 SaguaroO 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, CoG and L-a (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; 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 AZ.O4.019,"-O4.026,CUP.O4.o28 y,"","'"bd'"','". R",",d AZ.".CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 6 designates the land to be Medium Density Residential. There is a minimum target density of three (3) dulacre in the Comprehensive Plan and Ventana's gross density is 3.4 I 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 10- 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 buffer 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, which will allow jitture middle school students to access the regional pathway system. AZ.O4.019. PP-<)4-026, CUP.04.028 V"o," S,bd¡,¡,¡oo. R~¡"d AZ.PPCUP Planning & Zoning Cormnission/Mayor & City Council Transmittal Date: November 29,2004 Page 7 "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, 1 O-/oot wide maintenance/pathway facility adjacent 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.lacre. 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-3.4l 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 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. .\2-04-019. "-'026. CUP.04.0" Y,ol,",S"bd;,¡Ûoo-R"¡,,dAZ.PPCUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 8 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 C 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. 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; AZ.O4.0I9,PP-04.026,CUP.04.Q2B V,""",Mdi,;"i".R~i"dAZ.PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29,2004 Page 9 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 WGI study shows Meridian Road, north of McMillan Road and south of ChindenlSH 20-26, to be LOS C or better at the 2009 build-out of Vent ana (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. AZ.Q4.j)I9, PP..()4.j)26, CUP.O~O28 V,",=S"bdwi,ioo.R~i,"AZ.PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 10 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, libr3IY, fire and street services are available to the site. Existing elementary school capacity remains an important but undetennined 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 finds 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 ftom 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 REOUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In detennining the acceptance of a proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the following: AZ.O4.019. PP-{}4.026. CUP.()4.02B V,""",S"bdi";,;,".R,~",iAZ.PPCUP Planning & Zoning CommissionlMayor & City Council Transmittal Date: November 29,2004 Page 11 a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds the subdivision to be in substantial confonnance 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 Vent ana Subdivision. d. The public financial 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 finn 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 Status of Private Drivewav on North Boundarv: As a point of infonnation for the Commission and Council regarding Ventana Subdivision, staff is including the following condition that was placed on Farwest, LLC as part of the Saguaro Canyon Estates Development Agreement regarding the 24-foot gravel driveway on the north boundary of Vent ana: "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 AZ.04.019, PP-Q4.026, CUp.04.()28 y",""" S,bd;,;;;oo. R";,,dAZ.PPCUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 12 re-subdivision with full public access. At that time, the 5-acre Boyack property shall either: I) 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. North Slough Irrigation Easement: The applicant is proposing to pipe and re-align the North Slough drain in the northeast comer of the property. The new gravity irrigation line would lie entirely within common lots. While the prescriptive easement is 40 feet, Settlers Irrigation District has not, to date, determined the ultimate easement width for the North Slough after it is piped. If the 40-foot easement width is retained, it appears two or three buildable lots may be impacted. The applicant will need to comply with Settlers Irrigation District requirements and, if applicable, amend the final plat for Phase 4. (See Site Specific Condition #4.) 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 16-inch main line extension from 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 16-inch diameter water mains to the mid-section line, and a 12-inch main to the north boundary line extended in Meridian Road, and a 12-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 S-inch diameter. The subdivision designer is responsible for coordinating main sizing and routing with the Public Works Department. AZ.04.019, PP.{)4.Q26, CUp.O~O28 Vffi"" ',OOi,"',o. R"i~dAZ.PP.cuP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29,2004 Page 13 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. 3. 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 year-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 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. Prior to City Council approval of the final plat for Phase 4 (or whatever phase incorporates the piping of the North Slough), the applicant shall submit a written statement from Settlers Irrigation District to the P&Z Department clarifying the required easement width for the North Slough drain. Applicant shall meet the conditions of SID. 5. Revise the preliminary plat to add a minimum 15-foot wide micropath lot somewhere between Lot 11 and 14, Block 10 to increase connectivity to the common lot. Construct a 5-foot, asphalt or concrete micropath within the lot and landscape in accordance with MCC 12-13-15. 6. To enhance pedestrian safety, the final plat construction drawings for Phases 1 and 4 shall include some form of designated crosswalks at all locations where the lO-foot and 6-foot 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. 7. No fencing details are shown on the Landscape Plan for either the north or south boundary (Sheets PL-I thru PL-3). 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 fencing details for both boundaries 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: a. The 6-foot dogear cedar fence around Lot I in Blocks 3, 5, 7, 10 and 11 and around Lot 21, Block 9 shall be constructed as either a "good neighbor fence" or AZ-04-019."-04-026.CUP.04.028 v~,~.S,bdi,i,i,"-R~i;odAZ.PPCUP 8. Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 14 9. orienting the vertical facing boards toward the public streets or as otherwise approved by the Zoning Administrator. b. The meandering sidewalk shown adjacent to N. Meridian Road is not approved at the 4-foot width shown. This sidewalk must be at least 5 feet wide. c. The play area shown on Lot I, Block 3 is not approved in that location (see CUP/PD site specific conditions). d. As conceptually shown on Sheets PL-2 and PL-3, any stormwater retention swales in the Meridian Road street buffer shall be designed in accordance with MCC 12-13-14. The use of any sand or cobble shall be designed as a dry creek bed or as otherwise approved by the Zoning Administrator. e. 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. 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 12-4-13-B requires that tiled ditches have a sloped bar-grated inlet structure and access/cleanout 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. 10. Applicant shall construct a minimum 5-foot wide, detached sidewalk along the entire subdivision ftontage of Meridian Road and adjacent to the designated collector roadways. Coordinate sidewalk location with ACHD. 11. A permanent 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 10-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 conform to the Park's Department standards for construction of the regional pathway. The Homeowner's Association is responsible for maintenance of all landscaping adjacent to the pathway. AZ-Q4.019,PP.Q4.026,CUP.Q4.028 V"I~,S"bdi"i,i""-R~i"dAZ.PPCUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 15 12. 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 final plat. 13. 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. 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. 4. All micropaths within the proposed subdivision shall be designed in accordance with MCC 12-13-15 "Micropath Landscaping". 5. 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. 6. Sidewalks within the proposed subdivision shall be built in accordance with MCC12-13- 10-8. 7. 250 and lOa-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 ftom the Public Works Department prior commencing installations. 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 lOa-year storm event. Side slopes within drainage areas shall not exceed 3: 1. AZ.Q4.Q19, PP-<>4.Q26, CUP.04-028 Vrn,~,S"bd;,;,;o"."',;~dAz.PP.cuP Planning & Zoning CommissionlMayor & City Council Transmittal Date: November 29,2004 Page 16 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. II. Any existing domestic wells and/or septic systems within this project will have to be removed ftom 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; 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; AZ-04.019,PP.j)4.026,CUP.04-028 V,"'",Sobdi>'.'oo-R"',,'AZ.PP.CUP G. H. I. Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 17 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 fire 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 "1" 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 "1" 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 CONSIDERA nONS - CUP/PD Amenity Relocation: Based on Sheet PL-l of the Landscape Plan, no amenity is proposed on Lot 1, Block 10 - the largest open space lot in the subdivision. The development's two main amenities - the playground equipment and clubhouse/pool - are located in the north half of the subdivision. To provide more accessible access to an amenity for the southern half of the subdivision, staff recommends relocating the playground area to Lot I, Block 10. See Site Specific Condition #2. Block Lengths: As proposed, Block 9 exceeds the maximum block length of 1,000 feet (MCC 12-4-5). This block is adjacent to the future middle school property. The school district has AZ.04"OJ9,PP-O4"026,CUP.()4'()2B V,""",S"bdi,;,i"".R~i",dAZ.PPCUP Planning & Zoning CommissionlMayor & City Council Transmittal Date: November 29, 2004 Page 18 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 determine if the block lengths are appropriate for the proposed development. 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 1, Block 10. Applicant shall submit details of the amenities with each final plat application. 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 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 I, Block 11; c. Over 10% of the gross area as open space; and d. A clubhouse with restrooms and a swimming pool. 6. The following deviations from the Zoning and Subdivision Ordinance (MCC Title II and 12) are approved as part of this application: Lot Size- City Reauirement R-8: 6,500 sq. ft. per lot Approved Lot Sizes 6,388 sq. ft. per lot Frontages- City Reauirement 65' minimum Approved Minimum Frontage 40' minimum Chord Length - Citv Reauirement 40' minimum Approved Chord Length 35' minimum Block AZ.O4.019.PP-'l4.026.CU")4-028 y"""", S"bd',','" - R,"'"d AZ.PP.CUP Planning & Zoning Cornmission/Mayor & City Council Transmittal Date: November 29, 2004 Page 19 Length- City Requirement 1,000' maximum Approved Lengths 1,760' maximum (with micropath) 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. 8. A Certificate of Zoning Compliance must be obtained for the clubhouse and pool prior to applying for building permits. FIRE DEPARTMENT CONDITIONS 1. One and two family dwellings will require a fife-flow of 1,000 gallons per minute available for duration of2 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 \1'2" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works 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 comers. £. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 3. All entrance and internal roads shall have a turning radius of28' 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 \1', 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-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 ofthe buildings located on this project must be within 150' of a paved surface. PARKS DEPARTMENT CONDITIONS AZ.04.019. "-04.026. CUP-04-028 V"""",S,bdi,;,;".R";,,dAZ.PP.CUP Planning & Zoning Commission/Mayor & City Council Transmittal Date: November 29, 2004 Page 20 I. Pathway and Trail standards: The Parks Department approves of the proposed 6-foot width for a portion of the multi-use path. The applicant shall coordinate construction of the pathway with the Meridian Public Works, P&Z 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 Staff finds the revised development plans substantially comply with the existing Comp Plan and ordinances and we recommend approval of the applications. AZ.04.019.PP-O4.026.CUP.()4~28 V,",~S"bdi,i,i""-R~i"dAZ.PP.cuP J oint School District No.2 911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700 SUPERINTENDENT Dr. Linda Clark November 8, 2004 RECEIVED NOV 29 2004 City of M~"di.n City CI~rk OWe,. 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 seventy-five (75) elementary aged children, fifty-nine (59) middle school aged children, and forty-two (42) senior high aged students. 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 capadfYisaddressed 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 855-4500. Sincerely, ~ ::ø:- Wendel Bigham Supervisor of Facilities and Construction