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STAFF REPORT:
Hearing Date: January 16, 2007
Transmittal Date: January II, 2007
TO:
Mayor and City Council
Kristy Vigil, Assistant City Planner '{.JI
Michael Cole, Development Services Coordinator
FROM:
SUBJECT:
Ventana Subdivision No.3 Final Plat
City Of Meridian
City Clerk Office
Request for Final Plat Approval of Ventana Subdivision No. 3 Consisting of 70
Single~Family Residential Building Lots and 4 Common Lots on 18.21 Acres in
an R-8 Zone by Ventana, LLC (File# FP-06-055).
We have reviewed this submittal and offer the following comments and conditions of the applicant.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the
Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Ventana, LLC, has applit:u fur final plat approval of 70 single-family residential building
lots and 4 common lots on 18.21 acres of land for Ventana Subdivision No.3. The current zoning
designation for the proposed subdivision is R~8 (Medium-Density Residential). The gross density of the
proposed subdivision is 3.84 dwelling units per acre and the net density is 4.83 dwelling units per acre.
Ventana No.3 Subdivision is located east ofN. Meridian Road and approximately J;,i of a mile north of
McMillan Road in the SW J;,i ofT. 4N., R.1E., Section 30. This property has not been previously platted.
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' on "standard" lots & on cul-de-sac lots from 40' to 35', measured
at chord length), and to exceed the maximum block length allowed of 1,000-ft. to 1,760-ft.
The Meridian City Council approved the preliminary plat for Ventana Subdivision on January 25,2005
and the submitted final plat substantially complies with the approved preliminary plat.
Staff recommends approval of Ventana Subdivision No.3 with the comments and conditions stated
in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved preliminary plat (PP-04-026), conditional usc
permit (CUP-04-028) and annexation (AZ-04-0l9).
2. The applicant's application has indicated that the pressurized irrigation system in this
development is to be owned and operated by Settlers Irrigation District therefore a letter of plan
approval shall be submitted prior to scheduling of a pre-constructionllleeting.
3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection to the potable water system is used, the developer
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
shall be respunsiblt: [or the payment of assessments for the irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
4. Prior to signature on the plat, submit a sewer easement using the City of Meridian's standard
forms for the sewer being installed in Lot 27, Block 13. Graphically depict this easement on the
plat and reference recordation number. No trees shall be allowed within this easement.
5. Graphically depict an 8-foot wide Public Utilities, Drainage and Irrigation easement along all
interior lot lines where a pressurized irrigation main is being installed. The following lot lines
need the extra easement dedicated according to the submitted construction plans, these may
change due to redline comments.
a.) East boundary of Lots 11, and 16, Block 8.
b.) East boundary of Lot 35, Block 13.
6. Graphically depict a 5-foot wide Public Utilities, Drainage and Irrigation easement ill the
following locations (they are interior lot lines to existing phases):
a.) North boundary of Lot 47, and east boundary of Lot 18, Block 13.
b.) North boundary of Lots 2, and 30, Block 8.
c.) Northwest boundary of Lot 17, Block 7.
d.) East boundary of Lot 30, Block 5.
7. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A.7. Temporary
construction fencing to contain debris shall be installed at the subdivision boundary where
permanent fencing does not exist. Perimeter fencing shall be installed prior to release of building
permits for this subdivision.
8. A permanent public pedestrian easement shall be created for the lots that contain the multi-use
pathway, and recorded prior to issuance of any huilding permits within the suhdivision. The
easement and/or right.of-way shall be sufficient width to cover the 10-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.
9. The applicant shall be responsible to construct the sewer and water mains to and through this
proposed development. Subdivision designer to coordinate main sizing and routing with the
Public Works Department. Applicant shall execute City of Meridian standard forms of easements,
for any mains that are required to provide service. Minimum cover over sewer mains is three-feet.
If there is less than three feet from top of pipe to sub-grade then upgraded pipe materials shall be
used per City of Meridian Standard Specifications.
10. 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.
II. Revise or add the following plat notes on the face of the plat prepared by Idaho Survey Group,
and dated 11/28/06:
13.) Revise to read, "Direct lot or parcel access to N. Meridian Road is prohibited."
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
12. The landscape plan, prepared by The Land Group, and dated 11/22/06 is approved as submitted.
13. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC ll-
3B-ll and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-
ll. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stonnwater detention facility call110t be incorporated into the approved
open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of fmal construction.
14. Complete the Certificate of Owners, including the book and page numbers, and accompanying
acknowledgement.
15. Staffs failure to cite specific ordinance provisions or conditions of the preliminary plat does not
relieve the Applicant of responsibility for compliance.
STANDARD CONDITIONS
1. Per UDC II ~3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area heing Ruhdivided shall be covered. Plans will need to he
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 prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2. Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air.testing and video inspection, fencing installed, drainage lots constructed, road
base approved by the Ada County Highway District and the Final Plat for this subdivision shall
be recorded, prior to applying for building permits.
3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon cOlllpletiuIl u[ tht:
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
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.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Envirorunental Protection Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
II. 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.
12. Approval of the preliminary plat shall becollle null anu vuid if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 11-6B-7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for fInal approval
withuut resubrnission for preliminary plat approval per UDC 11-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Ventana Subdivision No.3 (FP-06-055) with the
above stated conditions.
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