Staff Report PZItem #413: Ventana Commons (PP -14-012)
Application(s): Preliminary Plat
Size of property, existing zoning, and location: This site consists of 18.21 acres of land, is currently zoned R-8, and is located on
the east side of N. Meridian Road, north of E. McMillan Road.
Adjacent Land Use & Zoning:
1. North: Ventana Subdivision, zoned R-8
2. East: Ventana Subdivision, zoned R-8
3. South: Heritage Middle School, zoned R-4
4. West: Vacant property, zoned R-8 and R-40
History: In 2004, the property received annexation, preliminary plat and conditional use permit approval to develop a single family
residential subdivision consisting of 220 residential lots and 19 common lots on approximately 64.5 acres. In 2005, the City approved
the first and second phases of the subdivision and these two phases have recorded.
In 2006, the City approved the third and final phase of the development however, the developer failed to obtain City Engineers
signature on the final plat or seek approval of another time extension. The previously approved preliminary plat has expired.
Comprehensive Plan FLUM Designation: MDR
Summary of Request: (PP): The proposed preliminary plat consists of 70 single-family residential building lots and 4 common lots on
18.21 acres of land in the R-8 zoning district. The minimum lot size proposed in the development is 6,395 square feet (s.f.) with an
average lot size of 7,908 s.f. The gross density is 3.84 dwelling units per acre with a net density of 4.84 dwelling units to the acre.
Dimensional Standards: All of the lots comply with the R-8 dimensional standards except for Lots 24 and 36, Block 13. Each lot must
have 50 feet of street frontage in accord with the UDC.
Access: Access to this site is proposed on the plat from the north via E. Santiago Drive, a collector street. With the first two phases of
development multiple stub streets have been provided to the parcel. These streets will be extended with the development and will
complete the street network for the Ventana Subdivision.Joint School District No. 2 is contemplating developing the eastern portion of
Middle School property located along the southern boundary of the proposed development. Therefore, Staff has conditioned the
developer stub utilities and a public street to the schools northern boundary.
Landscaping: A minimum 25 -foot wide street buffer is required along N. Meridian Road. The fencing plan depicted on the submitted
landscape plan complies with the standards listed in UDC 11-3A-7.
The proposed plat depicts 1.51 acres (8.3%) of qualifying open space. The existing two phases in conjunction with the proposed plat
contains a total of 9.85 acres (15.3%) of eligible open The overall amenity package for the development also includes the following: 1)
a community pool, a club house, multiple 10 -foot multi -use pathways, a tot lot and an additional 5 percent open space.
Building Elevations: The applicant has submitted three photos of existing homes constructed within the Ventana Subdivision. Future
homes adjacent to Meridian Road should incorporate a mix of materials, windows and decorative trim, pop -outs, covered porches and
two variations in the roof lines to provide articulation and modulation to the rear facades.
Written Testimony: None
Staff Recommendation: Approval
Notes:
STAFF REPORT E I DIAN�-
Hearing Date: July 17, 2014
TO: Planning and Zoning Commission IDAHO
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: PP -14-012 — Ventana Commons
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ventana, LLC, has submitted an application for a preliminary plat (PP) consisting of
seventy (70) single-family residential building lots and four (4) common lots on approximately 18.21
acres of land in an R-8 zoning district. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP application in accord with the conditions of approval
in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number PP -14-012, as presented in the staff report for the hearing date of July 17,
2014, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number PP -14-012, as presented during the hearing on July 17, 2014, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number PP -14-012 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 1/4 mile north of E. McMillan
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
Ventana Commons PP -14-012 PAGE I
C. Representative:
Becky McKay
Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, ID 83642
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
and Zoning Commission and City Council on this matter, consistent with Meridian City Code
Title 11, Chapter 5.
B. Newspaper notifications published on: June 30, and July 14, 2014 (Commission)
C. Radius notices mailed to properties within 300 feet on: June 26, 2014 (Commission)
D. Applicant posted notice on site(s) on: July 7, 2014 (Commission)
VL LAND USE
A. Existing Land Use(s) and Zoning: This site is vacant residential property, zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Ventana Subdivision, zoned R-8
2. East: Ventana Subdivision, zoned R-8
3. South: Heritage Middle School, zoned R-4
4. West: Vacant property, zoned R-8 and R-40
C. History of Previous Actions:
• In 2004, the property received annexation, preliminary plat and conditional use permit (AZ -
04 -019, PP -04-026 and CUP -04-028) approval to develop a single family residential
subdivision consisting of 220 residential lots and 19 common lots on approximately 64.5
acres.
• In 2005, the City approved the first and second phases of the subdivision (FP -05-029 and FP -
05 -052) and these two phases have recorded.
• In 2006, the City approved the third and final phase of the development. In 2008, an
administrative time extension (TE -08-005) was approved by the Director however, the
developer failed to obtain City Engineers signature on the final plat or seek approval of
another time extension. The previously approved preliminary plat has expired. The boundary
of the proposed subdivision is the remnant parcel left over from the expired subdivision.
D. Utilities:
1. Location of sewer: Sanitary sewer service to the proposed development will come from
extensions of existing mains in previous phases of Ventana Subdivision.
2. Location of water: Water service to the proposed development will come from extensions of
existing mains in previous phases of Ventana Subdivision.
3. Issues or concerns: None
Ventana Commons PP -14-012 PAGE 2
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities traverse the property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
4. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Medium Density Residential (MDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan. The MDR designation allows smaller lots for
residential purposes within City limits. Uses may include single-family homes at densities of 3 to 8
dwelling units per acre.
The site is currently zoned R-8 which allows a maximum gross density of 8 dwelling units per acre.
The proposed plat consists of 70 residential lots on approximately 18.21 acres of land. The gross
density of 3.84 dwelling units (d.u.) per acre is consistent with the R-8 zoning and MDR FLUM
designation for this site.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• "Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01E)
The proposed medium density residential development will contribute to the variety of
housing options located within the City.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.02C)
Street buffer landscaping is required adjacent to N. Meridian Road, arterial street, in accord
with the standards listed in UDC 11 -3B -7C. Separate permits shall be obtained for signage
and fencing. Fencing shall comply with the standards listed in UDC I1 -3A-7.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.01F)
The proposed medium density residential development should be compatible with existing
adjacent residential uses.
• "Require common area in all subdivisions." (3.07.02F)
The proposed plat depicts a total of 1.73 acres of common open space%ommon area to be
provided on the site in accord with the standards listed in UDC 11 -3G -3B.
• "Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets). (3.03.020)
The previous two phases of Ventana Subdivision provided street connectivity to the subject
property. The school district may be contemplating developing the eastern portion of the
southern school property with future residential development. It is the desire of the school
district to have the developer stub utilities and provide a public street to the south to facilitate
redevelop of the school district property.
• "Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system." (3.03.03B)
Ventana Commons PP -14-012 PAGE 3
Since this is a remnant parcel left over from a previous phase of the Yentana Development,
there is adequate vehicular and pedestrian connectivity with the adjacent developments as
envisioned by the Comprehensive Plan.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.01F)
City services are readily available to service the proposed development.
• "Support infill of vacant lots in substantially developed, single-family areas at densities
similar to surrounding development." (3.07.02I)
The subject property is surrounded by properties developed at urban densities consistent with
the density of the proposed residential development. The proposed development will also
consist of single family detached homes.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range. The medium
density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family detached dwellings is a principal permitted use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
D. Landscaping:
• Street buffer landscaping shall be installed in accordance with the standards listed in UDC
Table 11-2A-6 and UDC 11-313-7C for the R-8 zoning district.
• The proposed micropath and the 10 -foot wide multi -use pathway shall comply with the design
standards in accord with UDC 11-3A-8 and UDC 11-313-12.
• Per UDC 11-3G-3, the plat is required to provide 10 percent open space and one (1) amenity.
The submitted plat is proposed as a third phase of the existing Yentana Subdivision. This
phase in conjunction with the previous two phases exceeds 10 percent open space and the
amenities required with this standard.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3. The submitted plat complies with theses
standards.
F. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
Ventana Commons PP -14-012 PAGE 4
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
PRELIMINARY PLAT
The proposed preliminary plat consists of 70 single-family residential building lots and 4
common lots on 18.21 acres of land in the R-8 (medium density residential) zoning district. The
minimum lot size proposed in the development is 6,395 square feet (s.f.) with an average lot size
of 7,908 s.f. The gross density is 3.84 dwelling units per acre with a net density of 4.84 dwelling
units to the acre.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2A-6 for the R-8 district and found the plat in
compliance with these standards except for Lots 24 and 36, Block 13. Each lot must have 50 feet
of street frontage in accord with the UDC.
Access: Access to this site is proposed on the plat from the north via E. Santiago Drive, a
collector street. With the first two phases of development multiple stub streets have been
provided to the parcel. These streets will be extended with the development and will complete the
street network for the Ventana Subdivision.
As previously mentioned, Joint School District No. 2 is contemplating developing the eastern
portion of Middle School property located along the southern boundary of the proposed
development. At the time the school and the subdivision were originally approved, a stub street
was not required. Now the school district is interested in re -developing a portion of the school
property and in meetings with Staff has requested the developer stub utilities and a public street
from the subject property to the schools northern boundary. Because this is a new plat, Staff
supports the school district's request and believes that the developer should provide a stub street
to the school property between Lots 18 and 22, Block 13. ACRD also supports the stub street if
the City requires it. Staff has requested that the School District provide something in writing to
solidify its intentions.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision as proposed in accord with UDC 11-3A-15.
Landscaping: A landscape plan was submitted with this application for the area proposed to be
platted as shown in Exhibit A.3. A minimum 25 -foot wide street buffer is required along N.
Meridian Road. Landscaping is required to comply with the standards listed in UDC 11 -3B -7C; a
detailed plan demonstrating compliance with these standards is required to be submitted with the
final plat application(s) for this subdivision.
Landscaping is required along all pathways and micropaths on the site in accord with the
standards listed in UDC 11 -3B -12C.
Open Space and Site Amenities: Typically, the development must contain a minimum of 10%
of open space and one (1) amenity in accord with UDC 11-3G. As part of this application, the
applicant is requesting staff to evaluate the overall open space between the proposed development
and previous two (2) Ventana phases.
The proposed plat depicts 1.51 acres (8.3%) of qualifying open space. Open space consists of the
Meridian Road street buffer, a micropath lot and passive open space in excess of 5,000 square
feet. The proposed open space consists of the following amenities: a 5 -foot wide micropath and a
10 -foot wide pathway connected to the school district property to the south. The proposed open
space and amenities are consistent with the open space approved with the original Ventana
project in 2004.
Ventana Commons PP -14-012 PAGE 5
Because the proposed development will be part of the previous two phases, the applicant has
provided the open space calculations on the face of the preliminary plat that compares the overall
open space for both the previous two phases and the proposed plat. Based on the calculations the
existing two phases in conjunction with the proposed plat contains a total of 9.85 acres (15.3%) of
eligible open space excluding the street buffers adjacent to N. Meridian Road. The overall
amenity package for the development also includes the following: 1) a community pool, a club
house, multiple 10 -foot multi -use pathways, a tot lot and an additional 5 percent open space.
Because the proposed development is an extension of the previous Ventana development, staff
finds the proposed subdivision in conjunction with the previous two phases complies with the
open space and amenity standards set forth in UDC 11-3 G.
Sidewalks: Sidewalks are required along all public streets as set forth in UDC 11-3A-17. A 5 -
foot wide detached sidewalk exists along N. Meridian Road and 5 -foot wide attached sidewalks
are proposed along all of the internal local streets in accord with the UDC.
Building Elevations: The applicant has submitted three photos of existing homes constructed
within the first two phases of the Ventana Subdivision. Because this is an extension of the
previous two phases, staff is supportive of the proposed building materials and building designs
proposed for the development. Future homes adjacent to Meridian Road (Lots 37, 38 and 40-47,
Block 13) should incorporate a mix of materials, windows and decorative trim, pop -outs, covered
porches and two variations in the roof lines to provide articulation and modulation to the rear
facades.
Fencing: The applicant is proposing to construct a 6 -foot tall cedar fencing along the perimeter of
the development (west, north and south). The submitted landscape plan depicts a mix of 4 -foot
tall solid cedar fencing and 4 -foot tall wrought iron fencing adjacent to interior common areas.
The fencing plan depicted on the submitted landscape plan complies with the standards listed in
UDC 11-3A-7.
In summary, Staff recommends approval of the proposed preliminary plat request for this site
with recommended conditions listed in Exhibit B of this report in accord with the findings
contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 06/03/14)
3. Proposed Landscape Plan (dated: 11/22/06)
4. Proposed Building Elevations
B. Conditions of Approval
C. Required Findings from Unified Development Code
Ventana Commons PP -14-012 PAGE 6
A. Drawings
1. Vicinity Map
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Ventana Commons PP -14-012 PAGE 7
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Ventana Commons PP -14-012 PAGE 8
3. Proposed Landscape Plan (dated: 11/22/06)
Ventana Commons PP -14-012 PAGE 9
4. Conceptual Building Elevations
Ventana Commons PP -14-012 PAGE 10
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DIVISION
1.1 Site Specific Conditions of Approval
1.1.1 The preliminary plat included in Exhibit A.2 dated 06/03/14 shall be revised as follows:
a. Prior to the City Council hearing, the applicant shall submit a revised preliminary plat
that includes a stub street and utility extensions to the north boundary of the school
property between Lots 18 and 22, Block 13.
b. Lots 24 and 36, Block 13 shall have 50 feet of frontage in accord with UDC Table 11-2A-6.
1.1.2 The landscape plan included in Exhibit A.3 dated 11/22/06 is approved as submitted. All open
space and amenities developed with the Ventana Subdivision No. 1 and No. 2 and Ventana
Commons Subdivision shall be owned and maintained by a single homeowner's association
ensuring compliance with the open space and site amenity standards set forth UDC 11-3G.
1.1.3 The developer shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B.
1.1.4 Future homes constructed within the subdivision must comply with the submitted elevations
attached in Exhibit A.4. Future homes adjacent to Meridian Road (Lots 37, 38 and 40-47, Block
13) shall 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 to the rear
facades.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Table 11-2-A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets. Direct lot access to N.
Meridian Road is prohibited.
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-313-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11 -3B -5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B -
7C.
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11 -3B -
11C.
1.2.10 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.11 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
Ventana Commons PP -14-012 PAGE 11
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-313-6 and to install and maintain all landscaping as set forth
in UDC 11-313-5, UDC 11-313-13 and UDC 11-313-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3 G -3F 1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.3.4 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.
1.3.5 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.6 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.7 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.
1.4 Process Conditions of Approval
1.4.1 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.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-313. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -3C.
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-613-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-613-
713 (if applicable).
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension
as set forth in UDC 11-613-7.
1.4.6 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.
2. PUBLIC WORKS DEPARTMENT
2.1 General Conditions of Approval
2.1.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. 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.
Ventana Commons PP -14-012 PAGE 12
2.1.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
2.1.3 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
easement 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 81/2" 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.
2.1.4 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
prior to receiving development plan approval.
2.1.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.1.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall 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, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.1.7 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.
2.1.8 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.
2.1.9 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 and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.1.10 A letter of creditor cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.1.11 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.1.12 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.
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2.1.13 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.
2.1.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.1.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.1.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.1.17 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.
2.1.18 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 1 -foot above.
2.1.19 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 ACRD. 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.
2.1.20 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.
2.1.21 100 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.
2.1.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse 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 surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.1.23 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, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate 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. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns with this application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require a fire -flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B
Ventana Commons PP -14-012 PAGE 14
of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C
of the International Fire Code.
4.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 'h" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 'h" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.5 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a vertical
clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.6 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.7 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
4.8 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
4.9 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments on this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
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7.1.1 Dedicate 37 feet of right-of-way from the centerline of Meridian Road abutting the site. ACHD
will provide compensation for additional right-of-way dedicated beyond the existing right-of-
way.
7.1.2 Construct all internal local roads as 36 foot street sections with rolled curb, gutter and 5 foot wide
attached concrete sidewalks within 50 feet of right-of-way, as proposed. Provide a permanent
right-of-way easement for sidewalk placed outside of the dedicated right-of-way.
7.1.3 Construct the proposed cul-de-sac to provide a minimum turning radius of 45 feet.
7.1.4 Plat the proposed landscape island in the knuckle as right-of-way owned by ACRD. The
developer or Homeowners Association shall apply for a license agreement if landscaping is to be
placed within this island. Vertical curb is required around the perimeter of a raised island.
7.1.5 Continue the existing stub streets into the site as proposed:
• Zamora Way, from the north and east property lines,
• Ensenada Drive from the east property line, and
• Hildalgo Avenue from the north property line.
7.1.6 Construct all internal roads to provide a minimum offset of 125 feet from any other street, as
proposed.
7.1.7 Direct lot access is prohibited to Meridian Road and Santiago Drive and shall be noted on the
final plat.
7.1.8 Payment of impacts fees are due prior to issuance of a building permit.
7.1.9 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 In accordance with District policy, 7203.6, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
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7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with ACHD Policy and Standard conditions of approval in
place at the time unless a waiver/variance of said requirements or other legal relief is granted by
the ACHD Commission.
Ventana Commons PP -14-012 PAGE 17
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available at this time. Services will be provided to the
subject property upon development. (See Exhibit B of the Staff Report for more details
from public service providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, Staff finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B
for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission or Council's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
E The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. The Commission and
Council should reference any public testimony that may be presented to determine
whether or not the proposed development may destroy or damage a natural or scenic
feature(s) of major importance of which staff is unaware.
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