HomeMy WebLinkAboutStaff Comments
MAYOR
Tammy de Weenl
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IDAHO .
CITY HALL
(208) 888-4433 - Fax 887-4813
CITY COUNCIL MEMBERS
Keith Bini
Christine Donnell
Shaun Wanlie
Charles M. Rountree
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
STAFF REPORT:
City Council Date: May 3, 2005
To:
Mayor & City Council
Sonya Allen, Assistant City Planner JIl
Michael Cole, Development Service, ,-,uu.dinator ýV\ c..
R,ECEIVED
APR 2 8 2005
From:
City Of Meridian
City Clerk Office
Re:
Ventana Subdivision No.1
Request for Final Plat Approval of Seventy-nine (79) Single-family Residential
Building Lots and Ten (10) Common Lots on 26.03 Acres in an R-8 Zone for
Ventana Subdivision No.1, by G. L. Voigt Development Company (File No. FP-
05-029)
We have reviewed the above-referenced submittal 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 & LOCATION
The applicant, G. L. Voigt Development Company, has requested final plat approval for the
first phase of Ventana Subdivision consisting of 79 single-family residential building lots and
10 common lots on 26.03 acres in an R-8 zone. The gross density per acre for this phase is
3.03 dwelling units per acre. The net density is 4.19 dwelling units per acre.
This phase is located approximately 1/2 mile north of McMillan Road on the east side of N.
Meridian Road, in the SW 1A of Section30, TAN., R.lE.
A Conditional Use Permit/Planned Development was approved for this subdivision which
allowed for reductions to the minimum requirements for the R-8 zone for the following: lot
size (from 6,500 s.f. to 6,388 s.f.), lot frontage (from 65' to 40' & cul-de-sacs from 40' to
35', measured at chord length), and to exceed the maximum block length allowed of 1,ODO-ft.
to 1,760-ft.
Amenities proposed with this phase of Ventana Subdivision include a clubhouse & swimming
pool and a multi-use pathway.
Mayor & City Council
Hearing Date: May 3, 2005
Page 2 of2
Some lots in Block 4 were reconfigured and two building lots along with a common area lot
were added. The applicant states that the two building lots were removed from a future phase
to the south-west of this phase and added to phase 1; however, there won't be an overall
increase in building lots. Staff has no objection to this change. The applicant provided staff a
revised layout for the entire preliminary plat; this revised layout substantially complies with
the approved Preliminary Plat. The submitted final plat still substantially complies with the
approved Preliminary Plat.
Staff recommends approval of the final plat for Ventana Subdivision No.1 with the comments
and conditions stated in this report.
SITE SPECIFIC REOUIREMENTS
Applicant is to meet all terms of the approved annexation (AZ-04-0l9), preliminary plat (PP-04-
026), and conditional use permit (CUP-04-028).
1.
Sanitary sewer service to this site shall be via main line extensions fÌ'om the North
Slough Trunk that is currently under construction 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 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 fÌ'ames outlined in Meridian City Ordinance.
2.
Submit compaction test results to the Meridian Building Department for any building
pads within lots receiving engineered backfill.
3.
All fencing must be in compliance with MCC 12-4-10 and 12-13-15-9.
Temporary construction fencing to contain debris shall be installed around the eastern
and southern boundaries of this phase unless permanent fencing already exists around
the subdivision boundary.
4.
Any drainage areas (detention/retention basins) must be designed to ensure that water
will percolate or discharge within a period of time not to exceed 24 hours for all storms
up to and including a 1O0-year storm event. Side slopes within drainage areas shall not
exceed 3:1.
5.
A Certificate of Zoning Compliance must be obtained for the clubhouse and pool prior
to applying for building permits.
FP-05-029
Ventana SubIFP.doc
Transmittal Date: April 28, 2005
9.
FP-05-029
Mayor & City Council
Hearing Date: May 3, 2005
Page3 of3
6.
Underground pressurized irrigation is required for all buildable lots and common areas.
The applicant has indicated that the irrigation system will be owned and operated by
Settlers 1rrigation District. The City of Meridian requires that pressurized irrigation
systems be supplied by a year-round source of water. If a creek 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.
7.
A permanent public pedestrian easement shall be created for the lots that contain the
multi-use pathway, and recorded prior to issuance of any building permits within the
subdivision. The easement and/or right-of-way shall be sufficient width to cover the 10-
foot and 6-foot wide pathway shown. The hard surfaced pathway shall be constructed
and fully improved prior to the issuance of the first Certificate of Occupancy for any
building within this phase of the subdivision. Applicant shall work with the City Parks
Dept. and conform to the Park's Dept. standards for construction of the pathway. The
Homeowner's Association is responsible for maintenance of all landscaping adjacent to
the pathway.
8.
Complete the Certificate of Owners and accompanying Acknowledgment.
Applicant shall submit final street name acceptance letter fÌ'om ACSNC.
10.
Complete the CP&F filing number for the center quarter corner Section 30.
11.
Graphically depict a 5-foot wide easement on the southeast property lines of the
following lots. They are or will be interior lot lines of future phases.
a. Lots 1, 2; Block 5.
b. Lot 15; Block 6.
12.
Please revise the landscape plan dated 4/7/05, prepared by The Land Group, as follows:
a. Clearly label all crosswalks shown on the landscape plan.
b. On Lot 9, Block 4, the asphalt symbol is shown on the northern portion of the lot.
No asphalt is permitted north ofthe terminus of the pathway.
13.
Please add or revise the following plat notes on the plat dated 4/8/05:
(13.) ".. .aRles5 Sf)eeiFieal1y apf'!rÐyeà BY the f.da CeaRty HigIPNay Distriet aRt!
the City efMefit!iaR."
Staff's failure to cite specific ordinance provisions or terms of the approved annexation,
conditional use permit, or preliminary plat does not relieve Applicant of responsibility
for compliance.
14.
Ventana SublFP.doc
Transmittal Date: April 28, 2005
Mayor & City Council
Hearing Date: May 3, 2005
Page 4 of 4
GENERAL REOUIREMENTS
1. Tile all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided per City
Ordinance 12-4-13. Submit written confirmation of plan approval fÌ'om the appropriate
irrigation/drainage district, or lateral users association to the Public Works Department.
2. Applicant's engineer shall 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.
3. Street signs are to be in place, water system shall be approved and activated, fencing
shall be installed, drainage lots constructed, road base shall be approved by the Ada
County Highway District, and the Final Plat for this subdivision shall be recorded, prior
to applying for building permits.
4. A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer,
water, etc., prior to signature on the final plat.
5. All development improvements, including but not limited to sewer, fencing, micro-
paths, pressurized irrigation and landscaping shall be installed and approved prior to
obtaining certificates of occupancy.
6. Applicant shall be required to pay Public Works development plan review, and
construction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
7. It shall be the responsibility of the applicant to ensure that all development features
comply with the Americans with Disabilities Act and the Fair Housing Act.
8. Applicant shall be responsible for application and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
9. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
11. Remove any existing domestic wells and/or septic systems within this project fÌ'om 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. Please submit all updated groundwater/soils monitoring data to the Public Works
Department for review. Any drainage areas (detention/retention basins) must be
FP-05-029
Ventana Sub! FP.doc
Transmittal Date: April 28, 2005
Mayor & City Council
Hearing Date: May 3, 2005
Page 5 of5
designed to ensure that water is retained only during 100-year storm events, and for a
period of time not to exceed 24 hours. Side slopes within drainage areas shall not
exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or other
approved landscaping) shall not count towards the required open space area. The project
engineer should pay close attention to the results of field studies determining the
groundwater, soil type & and characteristics during the design and construction phases.
The engineer shall be required to certify that the street centerline elevations are set a
minimum of3-feet above the highest established normal groundwater elevation. This is
to ensure that the bottom elevation of the crawl spaces of homes is at least I-foot above.
13. Install 250-watt and 100-watt, high-pressure sodium streetlights at locations designated
by the Public Works Department. Street light contractor shall obtain an approved design
and permit fÌ'om the Public Works Department prior to commencing installations.
14. Replace any tree over four (4) inch caliper that is removed fÌ'om the property with an
equivalent number of caliper inches of trees. (Required landscape buffer trees will not
be considered as replacement trees for those trees that have to be removed.)
15. Coordinate with the Meridian Public Works Department and the Meridian City/Rural
Fire Department to determine fire flow requirements. Provide a letter from the Fire
Department stating required fire flow requirements prior to final plat approval.
16. Developer shall coordinate mailbox locations with the Meridian Post Office.
RECOMMENDATION
Staff recommends approval of the final plat, with the above stated comments and conditions.
FP-05-029
Ventana SublFP.doc
Transmittal Date: April 28, 2005