Ventana Commons Subdivision FP-15-003BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 70 SINGLE-
FAMILY RESIDENTIAL LOTS
AND 5 COMMON LOTS ON 18.21
ACRES OF LAND IN THE R-8
ZONING DISTRICT FOR
VENTANA COMMONS
SUBDIVISION
BY: VENTANA, LLC
APPLICANT
HEARING DATE: FEBRUARY 17, 2015
CASE NO. FP -15-003
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on February 17, 2015 for final plat approval
pursuant to Unified Development Code (UDC) 11-613-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "PLAT SHOWING VENTANA COMMONS SUBDIVISION,
LOCATED IN THE SW % OF SECTION 30, T.4N., RAE., B.M., MERIDIAN,
ADA COUNTY, IDAHO, 2015, HANDWRITTEN DATE: 01/28/15, CLINTON
W. HANSEN, PLS, SHEET I OF 2," is approved subject to those conditions in
the staff report to the Mayor and City Council from the Planning and the
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VENTANA COMMONS SUBDIVISION (FP -15-003)
Pagel of 3
Development Services Divisions of the Community Development Department
dated February 17, 2015, a true and correct copy of which is attached hereto
marked "Exhibit A" and by this reference incorporated herein, and the response
letter from Shari Stiles, a true and correct copy of which is attached hereto
marked "Exhibit B" and by this reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Cleric not more than twenty-eight (28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VENTANA COMMONS SUBDIVISION (FP -15-003)
Page 2 of 3
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the 1 day of
J , 2015.
Attest:
City
Copy served upon the Applicant, Planning Division, Public Works Department, and City
Attorney.
Dated: Oa - Q�- • ( L{
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VENTANA COMMONS SUBDIVISION (FP -15-003)
Page 3 of 3
By:
rd
-Mayor, i of
eri an
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c.�/; ply <,r
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Copy served upon the Applicant, Planning Division, Public Works Department, and City
Attorney.
Dated: Oa - Q�- • ( L{
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR VENTANA COMMONS SUBDIVISION (FP -15-003)
Page 3 of 3
STAFF REPORT
MEETING DATE:
TO:
FROM:
SUBJECT:
EXHIBIT A
February 17, 2415
Mayor and City Council
Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
FP -15-003 — Ventana Commons Subdivision
I. APPLICATION SUMMARY
E IDLAN�.,
The applicant, Ventana, LLC, has applied for final plat (FP) approval of seventy (70) single family
residential lots and five (5) common lots on 18.21 acres of land in the R-8 zoning district.
H. STAFF RECOMMENDATION
Staff recommends approval of the Ventana Commons Subdivision final plat based on the analysis
provided below in Section V.
M. PROPOSED MOTION
Approval
I move to approve File Number FP -15-003 as presented in the staff report for the hearing date of
February 17, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -15-003, as presented during the hearing on February 17, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -15-003 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located the east side of N. Meridian Road; approximately '/a mile north of E. McMiIlan
Road in the SW 1/4 of Section 30, Township 4 North, Range 1 East. (Parcel ##S0530325420)
B. Applicant/Owner(s):
Ventana, LLC
1977 E. Overland Road
Meridian, ID 83642
C. Representative:
Becky McKay
Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, ID 83642
Ventana Commons Subdivision - FP -15-003 PAGE 1
EXHIBIT A
V. STAFF ANALYSIS
The proposed final plat depicts seventy (70) single family residential lots and five (5) common lots on
18.21 acres of land in an R-8 zoning district. The average lot size is 7,822 square feet. The gross
density of the development is 3.84 dwelling units per acre with a net density of 4.84 dwelling units
per acre.
Open space proposed for the subdivision consists of a portion of the Meridian Road street buffer, a
micropath Iot and several passive open space lots greater than 5,000 square feet. Overall open space is
1.79 acres or 10.17%. The proposed open space has increased from the amount approved with the
preliminary plat.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat in accord with the requirements Iisted in UDC 11-613-3C.2 and found the number of buildable
lots is the same and the project has an increase in the amount of useable open space. Therefore, staff
deems the proposed final plat in substantial compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. The applicant shall comply with all applicable conditions of approval associated with this site
(PP -14-002).
2. The final plat prepared by Land Solutions, stamped on January 28, 2015 by Clinton W. Hansen,
shall be revised as follows:
a. Note #5: Remove "...or as specifically approved with CUP -04-028."
b. Lot 22, Block Idepicts an existing sewer easement and pedestrian easement; insert instrument
numbers.
c. Lot 25, Block 1 shall have 50 feet of frontage in accord with UDC Table 11-2A-6.
3. The Iandscape plan, prepared by The Land Group Inc, dated 01/27/15 is approved as submitted.
4. The applicant shall submit a final approval letter from the Street Naming Committee approving
the street names for the proposed subdivision.
5. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. If permanent
fencing does not exist at the subdivision boundary, temporary construction fencing to contain
debris shall be installed around this phase prior to release of building permits for this subdivision.
6. The applicant shall obtain the City Engineer's signature on a final plat within two years of City
Council approval of the preliminary plat (by September 2, 2016), in accord with UDC 11-613-7.
7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
8. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
9. A street light plan shall be submitted and approved with the construction drawings. In addition to
Type 2 lighting on the subdivision's internal streets, two (2) type 1 street lights will be required
along the frontage of Meridian Road. The first should be 220' north of the ACED pedestrian
crossing signal and the second should be 220' north of the first. These Type 1 lights should be
connected to the metered service pedestal adjacent to the pedestrian crossing. There will also
need to be type 2 lights placed at the intersections of E. Santiago Dr. and N. Hidalgo Ave. and E.
Santiago Dr. and N. Zamora Way. Street light plan requirements are listed in section 6-5 of the
Improvement Standards for Street Lighting. A copy of the standards can be found at
http://www.meridianciiy.oWpublic works.aspx?id-272
Ventana Commons Subdivision - FP -15-003 PAGE 2
EXHIBIT A
10. All open space and amenities developed with Ventana Subdivision No. I and No. 2 and Ventana
Commons Subdivision shall be owned and maintained by a single homeowner's association per
the Preliminary Plat Findings,
11. Future. homes constructed within the subdivision must comply with the submitted elevations
approved with the preliminary plat. Prior to the issuance of a building permit, the Planning
Division shall review all future homes adjacent to Meridian Road (Lots 2-9 and 11, Block 1) to
ensure the rear facades incorporate a mix of siding materials, windows and decorative trim, pop -
outs, covered porches and two variations in the roof lines to provide articulation and modulation.
VII. ONGOING CONDITIONS OF APPROVAL
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 1 I -3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC I 1 -3A -I1.
4. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
5. The applicant shall have an ongoing obligation to maintain all pathways.
VIII. PROCESS CONDITIONS OF APPROVAL
1. No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11 -5C -3B. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -3C.
3. Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
4. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
IX. GENERAL REQUIREMENTS
Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
Ventana Commons Subdivision - FP -15-003 PAGE 3
EXHIBIT A
3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACHD) and the Final PIat for this subdivision shall be recorded, prior to applying for
building permits.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
5. A letter of creditor cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior
to final plat signature. This surety will be verified by a line item cost estimate provided by the
owner to the City. The applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-5C-1.
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I -foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
Ventana Commons Subdivision - FP -15-003 PAGE 4
EXHIBIT A
IT At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
18. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
casement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 8112" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use 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 will be responsible for the payment of assessments for the common areas prior to
development plan approval.
X. EXHIBITS
A. Vicinity Map
B. Approved Preliminary PIat (dated: 06/03/14)
C. Proposed Final Plat (dated: 01/28/15)
D. Proposed Landscape Plan (dated: 01127115)
Ventana Commons Subdivision - FP -15-003 PAGE 5
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EXHIBIT A
Exhibit B — Approved Preliminary Plat (dated: 06/03/14)
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Ventana Commons Subdivision - FP -I5-003 PAGE 7
EXHIBIT A
Exhibit C —Proposed Final Plat (dated: 1/28/15)
PLAT SHOWING
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LOCATED IN THE SW 1/4 or SECTION 30, T.4N., RAE.. B.M.
MERIDIAN, ADA COUNTY, IDAHO
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Ventana Commons Subdivision - FP -15-003 PAGE 8
EXHIBIT A
Exhibit D — Proposed Landscape Plan (dated: 01/27/15)
i
Ventana Commons Subdivision - FP -15-003 PAGE 9
�
Ir•
L�2
Ventana Commons Subdivision - FP -15-003 PAGE 9
February 11; 2015.
.11 Understood.
C:1Qa ctimenis12OIC40425 Venimna Commons No. 3 FP\RecsResponsc.doc
Mayor and City Council
February 11, 2015
Page 2
ONGOING CONDITIONS OF APPROVAL
I. Understood.
2. Understood.
3. Understood.
4. Understood.
PROCESS CONDITIONS OF APPROVAL
1. Understood.
2. The applicant will comply.
3. The applicant will comply.
4. The applicant will comply.
GENERAL REQUIREMENTS
1. The applicant will comply.
2. The applicant will comply.
3. The applicant will comply.
4. The applicant will comply.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant will comply.
8. The applicant will comply.
9. The applicant will comply.
10. Understood.
11. The applicant will comply.
C:Oocuments120141140425 Ventana Commons No. 3 MRecsResponse.doc
Mayor and City Council
February It, 2015
Page 3
12, Understood.
13, Understood.
14. The applicant will .comply.
1 S. The certification was submitted as part ofthe final plat application.
16. The applicant will comply.
17, Understood.
18.. The applicant will comply.
19. The applicant will comply.
20. The applicant will comply;
21. The applicant will comply.'
22. The applicant will. comply.
23. Understood.
We appreciate staffs review of this project and ask that the project be approved as requested
Thank you!
Sincerely,
Engineering Solutions, LLP
S ari Stiles
Planner
/sS
cc. ' Ventana LLC