HomeMy WebLinkAboutPrato Villas Subdivision AZ
AZ 06-022
MERIDIAN PLANNING & ZONING MEETING
June 1, 2006
APPLICANT Kevin Harris @ Briggs Engineering ITEM NO. 13
REQUEST Public Hearing - Annexation and Zoning of 9.98 acres from RUT to an
an R-4 zone for Prata Villas Subdivision - 4052 & 4202 W. Daphine Street
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
See Attached Staff Report
\2A C Cl m 'In -eX\. d AfPro.Il:l-l
-to C,\ ~
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
No comment
See Attached Comments
No comment
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See Attached Affidavit of Sign Posting
contacted~~ ~ .,--E>ate: r;f3c(ffp Phone: 3Ljc{-97CD
Emailed:J(t2,U~b/'tVS-&:J.4tfr'/~.~l15!-ff Initials: ~
Materials prese~d at public meetings shall become property of the City of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
SUBJECT:
r~~,' ~
~l!'!ar~'"
Planning & Zoning Commission ot1;; con" l'!"'~ ..
~~;:~~bp~=ng Manager 1\~~,,(,(},~,\.n1tlt C..~..'_l,..,~~ ~VEI)'
Meridian Planning Department. , ' 7'
208-884-5533 -1--:>_""l'~._h!.,_~,'i" . ~781 0 2006
Prato Villas Subdivision (;jTY OF MERIDIAN
AZ-06-022 CITY CLERK OFFICE
Annexation and Zoning of 10.16 acres from RUT (Ada County) to
R-4 (Medium Low-Density Residential).
STAFF REPORT
TO:
FROM:
Hearing Date: 6/1/2006
PP-06-022
Preliminary Plat approval of 32 single-family residential building lots and 3
common lots on 9.97 acres in a proposed R-4 zone, by Briggs Engineering,
Inc..
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Kevin Harris of Briggs Engineering, Inc., has applied for Annexation and Zoning
(AZ) to R-4 (Medium Low-Density Residential) for 10.16 acres of property currently zoned RUT
in Ada County. The site is located on the north side of Daphine Street, approximately 600 feet
north of McMillan Road, east of Black Cat Road. Currently, there are two single-family homes
and associated outbuildings on this site. Both of the existing homes will be moved/removed. The
site is composed of two tax parcels commonly known as Lots 6 and 7, Block 2, Black Cat Estates
Subdivision #2. The subject property is within the Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommending approval of the proposed Prato Villas Subdivision (AZ-06-022 and PP-06-022)
with the conditions listed in Exhibit B of the StaffReoort.
3. PROPOSED MOTION (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers AZ-06-022 and PP-06-022 as presented in staff report for the
hearing date of June 1, 2006 with the following modifications: (Add any proposed modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Numbers AZ-06-022 and PP-06-022 as presented in the staff report for the
hearing date of June 1, 2006 for the following reasons: (You should state specific reasons for
denial of the annexation and you must state specific reason(s) for the denial of the plat.)
Continuance
Prato Villas Subdivision AZ-06-022/PP-06-022
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
I move to continue File Numbers AZ-06-022 and PP-06-022 to the hearing date of (insert
continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 4052 and 4202 W. Daphine Street; north of McMillan Road and
east of Black Cat Road in Section 27, Township 4 North, Range 1 West
b. Owners:
Chad Colbent, Gerald Saxton, Kent Pintus
3325 W. Jacobastor Way
S.Jordan, lIT 84088
c. Applicant:
Kevin Harris, Briggs Engineering, Inc.
1800 W. Overland Road
Boise, ill 83705
d. Representative: Kevin Harris, Briggs Engineering
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning ofthe subject 10 acres to R-4 and Preliminary Plat approval of 32
single-family buildable lots and 3 common lots. All of the homes within the development are
proposed to be single-family detached. The average lot size in the proposed development is
9,954 square feet. The gross density ofthe project is 3.2 dwelling units per acre.
Approximately six percent of the site is being set aside for open space.
1. Date of preliminary plat (attached in Exhibit A): 3/14/06
2. Date of landscape plan (attached in Exhibit A): 3/1/06
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions ofthe Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: May 15th and 29th, 2006
d. Radius notices mailed to properties within 300 feet on: May 5th, 2006
e. Applicant posted notice on site by: May 22nd, 2006
6. LAND USE
a. Existing Land Use(s): There are two single-family homes and some associated outbuildings
on this site. The existing homes are to be moved/removed.
Prato Villas Subdivision AZ-06-022/PP-06-022
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
b. Description of Character of Surrounding Area: This area contains a mix of five-acre
parcels in Ada County, and developing subdivisions in the City. This area is rapidly
transitioning from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Approved single-family lots within Volterra Subdivision, zoned R-4
2. East: Approved single.family lots within Volterra Subdivision, zoned R-4
3. South: Single-family homes on large parcels, zoned RUT (Ada County)
4. West: Single-family homes on large parcels, zoned RUT (Ada County)
d. History of Previous Actions:
None.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is currently not sewerable. It would
ultimately sewer to the North Black Cat Trunk.
Location of water: This property does not currently have water service. It
would ultimately receive water service from Volterra Subdivision to the east of
off-site mains installed to the south.
Issues or concerns: This property is not currently serviceable by City of
Meridian sewer or water.
The large gravity irrigation easement noted on the preliminary plat may render a
large portion of some lots useless.
2. CanalslDitches Irrigation: There are a few irrigation ditches and drains that traverse
through this site. All open irrigation ditches, laterals and canals, should be tiled when
this property develops.
3. Hazards: No hazards have been identified on this site.
4. Proposed Zoning: R-4 (Medium Low-Density Residential)
5. Size of Property: 10.16 acres
f. Subdivision Plat Information:
1. Residential Lots: 32
2. Non-residential Lots: 0
3. Total Building Lots: 32
4. Common Lots: 3
5. Other Lots: 0
6. Total Lots: 35
7. Gross Density: 3.2 units per acre (net density is 4.0 d.u./acre)
8. Minimum House Size: 1,700 square feet
g. Landscaping
1. Width of street buffer(s):
N/A
Prato Villas Subdivision AZ-06-022/PP-06-022
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1, 2006
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.64 acres/6.42%
4. Other landscaping standards: Parkway areas are to be 8-feet wide and contain
Class II trees to be counted as common open space (UDC 11-3A-17E).
h. Amenities: Parkways with detached sidewalks.
i. Off-Street Parking: UDC 11-3C-6 requires single-family detached dwellings to have 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front of each garage.
J. Proposed and Required Residential Standards:
R-4
Setbacks (in feet) Proposed
Front Living Area (to sidewalk) 15
Side Accessed Garage (to sidewalk) 15
Front Accessed Garage (to sidewalk) 20
~& 5
Rear 15
Frontage 60
Lot Size 8,400
Required
15
15
20
5
15
60
8,000
k. Proposed and Required Non-Residential: N/ A
1. Summary of Proposed Streets and/or Access: The applicant is proposing to construct a
public street, Prato Avenue, to intersect Daphine Street. The applicant is proposing to extend a
public stub street from Volterra Subdivision, Wapoot Avenue, from the east. The applicant is
also proposing to provide a public street stub to the 5-acre lot to the west. All of the internal
streets are local streets with 36-feet wide street sections (measured back of concrete ribbon
curb to back of concrete ribbon curb) and contain 4- foot wide detached sidewalks within 60-
feet of right-of-way. Staff is generally supportive of the proposed street system. ACHD has
submitted comments and conditions back to the City far this project. ACHD's conditions are
included in Exhibit B.
7. COMMENTS MEETING
On May 12, 2006, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Warks Department, Meridian Police Department, and the Sanitary
Services Company. Staffhas included comments, conditions and recommended actions in
Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Low Density Residential" on the Comprehensive Plan Future Land
Use Map. Low density residential areas are anticipated to contain up to three dwellings per acre
(see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 32 single-
family lots on 10 acres for a gross density of 3.2 dwelling units/acre. The proposed density is
above the anticipated density for this area. Staff is recommendin!! that the applicant remove at
Prato Villas Subdivision AZ-06-022/PP-06-022
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
least two of the proposed lots. so the density of this development complies with the
Comorehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6. Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to extend the one stub street currently provided to this
property from the east. In addition, one stub street is being proposed to the western parcel that is
currently zoned in Ada County RUT, which staff anticipates will re-develop in the near future.
Staff believes that the applicant has done a nice job of connecting and extending the existing stub
street as well as providingfor future connectivity to the east and west.
Prato Villas Subdivision AZ-06-022/PP-06-022
PAGES
CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
The applicant is proposing to construct a six-foot tall closed fence around the boundary of this
development. Prior to house constroction, fencing should be constructed around the perimeter of
this site. See Analysis below and Exhibit B for more information.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to constroctfour-foot wide sidewalks adjacent to all of the proposed
streets, which connect to adjacent properties. Staff is supportive of the proposed pedestrian
connections.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See above.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the existing single-family
residential properties to the north, south, east and west, are compatible with the proposed
development.
Chapter VII, Goal I, Objective D, Action 8 ~ Require new urban density subdivisions which abut
or are proximal to existing low density residential land uses to provide landscaped screening or
transitional densities with larger, more comparable lot sizes to buffer the interface between urban
level densities and rural residential densities.
Staffrecognizes that there are some existing low density residential land uses to the west and
south. The applicant is proposing to constroct a six-foot tall privacy fence around this
development to screen this subdivisionfrom the larger parcels. Further, most of the larger lots in
the subdivision are on the perimeter of the development, providing a transition from the large
county parcels to the internal smaller lots. Staff finds that the proposed fencing should provide
enough screening between the proposed urban development and the roral residences surrounding
it. Staff recommends that the Commission and Council rely on any written or verbal testimony
providedfrom neighbors when determining if additional screening or more transition in density
is appropriate.
Prato Villas Subdivision AZ-06-022/PP-06-022
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
Staff believes that if at least two buildable lots are removed (providing a gross density of 3.0
dwellings/acre), the density and zoning for this property would be appropriate. Staff recommends that
the Commission and Council rely on any verbal or written testimony that may be provided at the public
hearing when determining if the applicant's zoning and development request is appropriate for this
property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2wllists single-family detached
homes as permitted uses in the RA zoning district.
b. Purpose Statement of Zone:
R-4 Medium Low-Density Residential: The purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian Comprehensive
Plan. Connection to the City of Meridian water and sewer systems is a requirement for all
residential districts. 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.
c. General Standards: All of the proposed lots comply with the standard street frontage and lot
size requirements of the R-4 zone established in the UDC. No dimensional modifications are
being requested for the proposed development.
10. ANALYSIS
a. Analysis of Pacts Leading to Staff Recommendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive
Plan, staff believes that the requested R-4 zone is appropriate for this property. Please
see Exhibit D for detailed analysis of the required facts and findings for annexation.
The annexation legal description submitted with the application (stamped on March
22,2006 by Wayne K. Barber, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Special Considerations:
Development Allreement: UDC 11-5B-3.D.2 and Idaho Code ~ 65-6711A
provides the City the authority to require a property owner to enter into a
Development Agreement (DA) with the City that may require some written
commitment for all future uses. Staff believes that a DA is necessary to ensure
that this property is developed in a fashion that is consistent with the
comprehensive plan designation and does not negatively impact nearby
properties.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the City Attorney. Bill Nary. at 888-4433 to initiate this process. The DA shall
incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
Prato Villas Subdivision AZ-06-022/PP-06-022
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
persons, property or the general welfare by reason of exceSSive
production of traffic, noise, smoke, fumes, glare or odors.
. That all future development of the subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
. That the applicant will be responsible for all costs associated with the
sewer and water service extension.
. That any existing domestic wells and/or septic systems within this
project will have to be removed from 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.
. That the following shall be the only allowed uses on this property:
single-family detached homes and allowed accessory uses of the R-4
zone.
. That a maximum of 30 single-family building lots will be platted on this
property.
. That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Densitv/Open Space: As noted previously in this report, this area is designated for low
density residential uses. Low density residential is defined as up to three dwelling
units per acre. The submitted plat has a gross density of 3.2 dwelling units per acre.
There are existing rural lots to the west and south of this site. Therefore, staff is
recommending that at least two lots: Lots 4 and 5, Block 3 be removed. This will place
the density of the development at 3.0 dwelling units per acre, consistent with the
Comprehensive Plan.
UDC 11-3G-3Al requires at least 5% of the total land area to be set aside for common
open space in single-family developments. Parkways and street buffers as designed by
the applicant do count towards the open space requirement. However, because two lots
should be removed from this development, staff recommends that that area be set
aside for a park area. Because they are centrally located, staff recommends that a
majority of Lots 4 and 5, Block 3, be used for a common park area for the
homeowners' within this development.
Landscaping: The landscape plan prepared by Jensen Belts, Associates, on 3-1-06, is
approved with the following modifications/notes:
. Per UDC 11-3G-3A, set aside at least 6% (0.6 acres) of the site for useable
open space, as proposed.
. Incorporate portions of Lots 4 and 5, Block 3, into a common park area. Per
UDC 11-3G.3El, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
Prato Villas Subdivision AZ-06-022/PP-06-022
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
. Per UDC 11-3B.IO, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the final plat application(s).
Stub Streets: The applicant should be required to extend the public stub street from the
east, Wapoot Street and provide a public stub street to the Knudsen property to the
west (Parcel #R0982010100) as proposed.
Existillll ResidencesIBuildings: The site currently contains multiple buildings. All
existing buildings shall be located/re-Iocated in accordance with the building setbacks
of the R-4 zone, prior to signature of the final plat by the City Engineer.
Fencing: The applicant is proposing to construct 6-foot solid fencing along the entire
perimeter of the site. A detailed fencing plan should be submitted upon application of
the [mal plat. If permanent fencing is not provided before issuance of a building
permit, temporary construction fencing to contain debris must be installed around the
perimeter. Perimeter, common open space, and micro-path /multi-use fencing shall be
designed according to UDC 11-3A-7.
Common Areas: Maintenance of all common areas shall be the responsibility of the
Prato Villas Home Owners' Association.
Ditches. Laterals. and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or
canals, exclusive of any natural waterway, that intersect, cross or lie within the area
being subdivided shall be covered.
Pressure Irril!ation: The City of Meridian requires that pressurized irrigation systems
be supplied by a year-round source of water. 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 used, the developer will be responsible for the payment
of assessments for the common areas prior to signature on the [mal plat by the City
Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
b. Staff Recommendation: Staff recommends aooroval of the subiect applications AZ-06-
022 and PP-06-022. with the conditions listed in Exhibit B ofthe Staff Report for the hearing
date of June 1. 2006.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 3-14-06)
Prato Villas Subdivision AZ-06.022/PP-06-022
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
2. Landscape Plan (dated: 3-1-06)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
9. Settlers' Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
Prato Villas Subdivision AZ-06.022/PP-06-022
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
A. Drawings
1. Preliminary Plat (dated: 3-14-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 1,2006
Landscape Plan (dated 3-1-06)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-06-022)
1.1.1 The preliminary plat labeled as Sheet 1 of 1, prepared by Briggs Engineering, Inc., dated March
14, 2006 is approved, with the conditions listed herein. All comments and conditions of the
accompanying Annexation and Zoning (AZ-06-022) application shall also be considered
conditions of the Preliminary Plat (PP-06-022)
1.1.2 The landscape plan prepared by Jensen Belts, Associates, on 3-1-06, is approved with the
following modifications/notes:
. Per UDC 11-3G-3A, set aside at least 6% (0.6 acres) of the site for useable
open space, as proposed.
. Incorporate portions of Lots 4 and 5, Block 3, into a common park area. Per
UDC 11-3G-3El, at least one deciduous shade tree per every 8,000 square
feet of common open space should be planted, and common areas should be
improved with lawn, either seed or sod.
. Per UDC 11-3B-I0, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
. A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11-3B-14.
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. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the fmal plat application(s).
1.1.3 Remove at least two lots from the plat to allow a maximum of 30 dwelling units on the subject
property. This will place the density of the development at 3.0 dwelling units per acre, consistent
with the Comprehensive Plan. Portions of Lots 4 and 5, Block 3, shall be incorporated into a
common park lot for the homeowners. At least 10 days prior to the City Council hearing, submit
10 full size and one 8.5" x 11" copy of the revised preliminary plat that depicts all changes
requested by the Commission.
1.1.4 Extend the public stub street from the east, Wapoot Street and provide a public stub street to the
Knudsen property to the west (Parcel #R0982010100) as proposed.
1.1.5 Vacate or improve the Joy Street cul-de-sac right-of-way. Ifthe cul-de-sac is not vacated, prohibit
the lots within the subdivision from being double-fronted. All access to the homes within Prato
Villas Subdivision shall be from internal streets and not Joy Street or Daphine Street.
1.1.6 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the final plat by the City Engineer.
Exhibit B - Page I
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
1.1.7 Provide a 6- foot tall solid fence around the perimeter of the development, as proposed. A detailed
fencing plan shall be submitted upon application of the final plat. If permanent fencing is not
provided before issuance of a building permit, temporary construction fencing to contain debris
must be installed around the perimeter. Perimeter, common open space, and micro-path fencing
shall be designed according to UDC 11- 3A-7.
1.1.8 Maintenance of all common areas shall be the responsibility of the Prato Villas Home Owners'
Association.
1.1.9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, but exclusive of any natural waterway,
that intersect, cross or lie within the area being subdivided shall be covered. 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 not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to [mal plat signature.
1.1.10 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-06-022)
1.2.1 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.3 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 11-
3A-18 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.
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 stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards ofUDC 11-3A-18, 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 final construction.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
1.2.5 Staffs failure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains from the yet
to be installed North Black Cat Trunk. The Black Cat trunk is not planned to be constructed until
approximately 2008, and then this property would have to wait until other development in the
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
area would to bring it to this property. This property is currently not serviceable and the City of
Meridian does not guarantee sewer service or water service in the timelines outlined in the UDC.
2.2 Once available the applicant shall install all water and sewer mains necessary to provide service;
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.
2.3 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.4 The applicant has not indicated Settlers Irrigation District will own and operate the pressure
irrigation system in this proposed development. A letter of plan approval shall be submitted prior
to scheduling of a pre-construction meeting.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11~3A-6). 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
signature on the final plat by the City Engineer.
2.6 If a pressurized irrigation pump station is to be constructed on this site it shall be in its own lot.
2.7 Prior to signature on the final plat by the City Engineer the applicant shall submit documentation
from Settlers Irrigation District that the 35-foot irrigation easement shall be allowed to be usable
by each individual lot.
2.8 All existing structures spanning lot lines or not meeting the dimensional standards in the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.9 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.10 Any existing domestic wells and/or septic systems within this project shall be removed from
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.
2.11 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.
2.12 Street signs are to be in place, 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.
2.13 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.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
2.14 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.
2.15 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.
2.16 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.
2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.19 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.20 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.
2.21 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.
2.22 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30.feet. 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 from the Public Works Department prior to commencing installations.
3. Fire Department
3.1 One and two family dwellings will require a fITe-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 12" 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 specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements ofthe 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.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
3.4 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.5 No parking will be allowed adjacent to Lots 5-8, Block 1. Said area shall be signed "No Parking"
in accordance with Appendix D Section D103.6 Signs.
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.7 The proposed 32-lot subdivision with an estimated 2.9 residents per household would have a total
estimated population of 93 residents at build out.
3.8 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a frre apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
4. Police Department
4.1 No cormnents.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance will be followed.
6. Sanitary Service Company
6.1 S SC has no comments related to this application.
7. Ada County Highway District
Site Svecific Conditions of Avvroval
1. Construct an entry road, North Prato Avenue, intersecting West Daphne Street located
approximately 180-feet west of North Joy Street (measured centerline to centerline).
2. Vacate or improve the knuckle at the intersection of North Joy Street and West Daphne Street.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
3. Locate the internal roadways as proposed, receive approval from Development Review staff to
utilize the proposed roadside infiltration swale street section and enter into an agreement with
ACHD prior to submitting full plans for a subdivision.
OR
Ifthe site does not meet the standard criteria, construct the local streets as standard 36-foot street
sections with curb, gutter, and 5-foot concrete sidewalk within 50-feet of right-of-way.
4. Construct a stub street to the west, West Wapoot Street, located approximately 143-feet south of
the northwest property line (measured property line to centerline). A sign shall be installed at the
terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE" .
5. Construct a stub street to the east, West Wapoot Street, located approximately 143-feet south of
the northeast property line (measured property line to centerline). This stub street shall align with
and connect to an approved public roadway within Volterra Subdivision to the east of this site.
6. Construct a minimum 29-foot street section at the knuckle on either side ofthe island at the
intersection of West Donata Street and North Agata Avenue.
7. Comply with all Standard Conditions of Approval.
Standard Conditions of Avvroval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction ofthe proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5. Comply with the District's Tree Planter Width Interim Policy.
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. 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 ofIdaho shall prepare and certify all improvement plans.
8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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.
10. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
11. 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 (1-800-342-1585) 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.
12. 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.
13. Any change by the applicant in the planned use ofthe property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
8. Central District Health Department
8.1 After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create a mosquito breeding problem.
9. Settlers' Irrigation District
9.1 All irrigation / drainage facilities along with their easements must be protected and continue to
function. The facilities involved is the McMullen Sub-Lateral (20' easement), the Scrivner
Lateral (20' easement) and the East Drain (20' easement). Contact SID for additional irrigation
requirements.
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any S.LD. facilities.
9.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District.
9.5 All storm drainage must be retained on-site.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
9.6 The development must supply irrigation access to all lots within the above-mentioned
subdivision. If the developer wishes to have Settlers Irrigation District own, operate, and
maintain the pressure irrigation system an agreement needs to be in place prior to the pre~
construction meeting.
9.7 This property receives all of its irrigation water from the Stewart Lateral, and is located within
Settlers Irrigation District.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
C. Legal Description
DESCRIPTION FOR ANNEXATION TO em OF MERIDIAN
PRATO VILLAS SUBDIVISION
March 22, 2006
A PARCEL OF LAND BEING A PORTION OF WEST DAPHNE STREET AND ALL OF
LOTS 6 AND 7, BLOCK 2, OF BLACK CAT ESTATES NO.2, AS RECORDED IN
SOOK 32 OF PLATS. PAGE 1945 AND 194$, ADA COUNIY RECORDERS OFFICE,
LOCATED IN THE SOUTH 1/2 OF THE SOUTHWEST 1/4 OF SECTION 27,
TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO,
MORE PARTICULARLY DESCRIBED AS FOLLOWS;
COMMENCING AT THE SOUTHWEST CORNER OF THE SW 1/4 OF SECTION 27,
T.4 N.. R. 1 W,. B.M., ADA COUNTY, IDAHO, THENCE S 89035'25" E 2653.96 FEET
TO THE SOUTHEAST CORNER OF SAID SW 1/4 (SOUTH 1/4 CORNER), THENCE
N 00.29'09" E 644.81 FEET ALONG THE EAST LINE OF SAID SW 1/4 TO THE
SOUTHEAST CORNER OF 7, BLOCK 2. OF BLACK CAT ESTATES NO, 2, AS
RECORDED IN BOOK 32 OF PLATS, PAGE 1945 AND 1946, ADA COUNTY
RECORDERS OFfICE. THE REAL POINT OF BEGINNING OF THIS SUBDIVISION;
THENCe: N 89018'40" W 329.57 FEET TO A POINT ON THE NEW NORTHERLY
RIGHT OF WA.Y WEST DAPHNE STREET;
THENCE S 87"41 '38" W 5.82 FEET TO THE CENTERLINE INTERSECTION OF WEST
DAPHNE STREET AND NORTH JOY STREET;
THENCE N 89"15'45" W 335.40 FEET ALONG THE CENTERLINE OF WEST DAPHNE
STREET TO A POINT;
FOLLOWING THE BOUNDARIES OF LOTS 6 AND 7. BLOCK 2, OF SAID BLACK CAT
ESTATES NO.2 AS FOlLOWS:
THENCE N 00025'14" E 660_25 FEET TO A POINT ON THE NORTH LINE OF THE
5 1/2 OF SAID SW 1/4;
THENCE S 89.'1'29" E 669.81 FEET ALONG SAID LINE TO THE NORTHEAST
CORNER OF SAID 5 1/2 (CS 1/16 CORNER);
THENCE S 00.20'12" W 660.00 FEET TO A POINT TO THE REAL POINT OF
BEGINNING OF THIS SUBDIVISION.
SAID PARCEL CONTAINING 10.16 ACRES MORE OR LESS.
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Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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PRATO VIILAS ESTATES
ANNEXATION TO CITY OF MERIDIAN
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LOCATED IN THE SW 1/4 OF
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Exhibit C - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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Exhibit C - Page 3
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to R-4. Stafffmds that the
proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the established
regulations and purpose statement ofthe R-4 zone, ifthe applicant enters into a
development agreement with the city.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff fmds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
The R-4 zoning amendment will provide lots that are similar in nature to existing
subdivisions in the near vicinity, and transitions well to the existing rural lots in the
vicinity. Staff finds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. The applicant is proposing to develop the land in general compliance with the
City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance
with the findings listed above, staff fmds that Annexation and Zoninl! of this property to
R-4 would be in the best interest of the City. ifthe aoolicant enters into a Development
Agreement (DA) with the Citv.
2. 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:
Exhibit D - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. However, the proposed density exceeds the three dwelling
maximum envisioned with the Comprehensive Plan. If the applicant revises the submitted
plat to comply with the conditions listed in Exhibit B of the Staff Report, then the plat
will comply with the provisions of the Comprehensive Plan. Please see Comprehensive
Plan Policies and Goals, Section 8, and Analysis, Section 10 of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
(See Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff fmds that the subdivision will not require the expenditure of capital
improvement funds.
4. 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 fmding. (See finding
Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in
Exhibit B for more detail.)
5. 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
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
fmds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council 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.
Exhibit D - Page 2
(p{1
Joint School District No.2
911 Meridian Road · Meridian/ Idaho 83642 · (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
May 8, 2006
.RECEIVE,D
MAt I 72006
CITY OF MERIDIAN
CITY CLERK OFFICE
City of Meridian
--6aQR--\V-at-ertower'bane-- ---."
Suite 202
Meridian, In 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 the Prato Villas Subdivision will have an impact on school enrollments at
Ponderosa Elementary. Eagle Middle and Eagle High High School.
We can predict that these homes, when completed, will house ten (10) elementary aged
children, nine (9) middle school aged children, and seven (7) 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.
- "-Schuol--capacityis--addressed-in Id-.:tho-eo-de-6-7 ,-,6508~---l"he-Meridian-Sehool -Distriet-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.
s~~
Wendel Bi1!J=n~
Building & Construction Manager
AFFIDAVIT OF POSTING
RECEIVED
MAY 2 2 2006
~TYOF MERIDIAN
CITY CLERK OFFICE
STATE OF IDAHO )
) S
COUNTY OF ADA )
I,
Mike Arnold,
(name)
Premier Signg, Inc, 2100 E Fairview Avenue, Suite 7
(address)
855-0380
(phone)
Meridian
( city)
Idaho
(state)
I being first duly sworn upon
oath, depose and say:
I personally posted the subject property with the hearing notice sign 10 days prior to the public
hearing for the Annexation and Zoning of 9 97 acres. From RUT to R-4 zone and
Preliminary plat approval of 32 huilding lots and 3 common lots on 9.97 acres in a
proposed R-4 zone for Prato Villas Subdivision.
Dated this 22nd
day of
M;:iy , 2006
(/--~,:1 -- ~~ /1 J
. ~Xfr~~'
~(~ignature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
c
.
-
RUTH ZAHORIK ('( '" it
NOTARY PUBLIC ' ~o'tary Public 19qho. ~
STATE OF IDAHO Residing at k2t!Lo1l ,. vii
".- .".- - My Commission Expires: 7 Ii 2/2/lJb
Master\affid-posting
/
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IDJ\HO l~
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''''It;..TR8''''UR"V~' GlNCE To insure that your comments and recommendations will be considered by
1903 the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
Shaun Wardle
CITY DEPARTMENTS
AUn: Will Berg, City Clerk, by: May 25,2006
Transmittal Date: April 20, 2006 File No.: AZ. 06-022 & PP 06-022
Hearing Date: June 1, 2006
Request: Annexation & Zoning of 9.98 acres from RUT to an R-4 zone;
Preliminary Plat approval of 32 building lots & 3 common lots on 9.98
acres in a proposed R-4 zone for Prato Villas Subdivision
City Attorney/HR
703 Main Street
898-5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
888-1234/ fax 895-0390
By: Kevin Harris @ Briggs Engineering
Location of Property or Project: 4052 & 4202 W. Daphine Street
/(RCF;",rrl1;'
_ David Zaremba (no FP) AP/?-9--r Me~ .0 it fib 01 District (No FP)
_ David Moe (no FP) err - ~dia Office(FPIPP only)
Wendy Newton~HuckatJlrYi~~ OJ." I~A~ Coun Highway District
= Mi~hael Rohm (No FP) :c:s 1'1!:l~,i J. .-t~!'_l~ younty ~evelopment Services
_ Keith Borup (No FP) <C"J.l1i~Cjt~~-aI.PJstnct Health
_ Tammy de Weerd, Mayor ~ ~.44erldian Irrig. District
Charlie Rountree, C/C Setllers"irng. District
- Christine Donnell, C/C -Idaho Power CO. (FP,PP,CUP)
- Keith Bird, C/C Qwest (FP/PP only)
Shaun Wardle, C/C -Intennountain Gas (FPIPP only)
...............ater Department Bureau of Reclamation (FP/PP only)
'K'Sewer Department Idaho Transportation Dept. (No Fp)
- Sanitary Services(No VAR, VAG, Fp) - Ada County Ass. Land Records
- Building Department I Rich Greene - Meridian Development Corp.
- Fire Department - Historical Preservation Comm.
-P?lice Department RECEIVED
City AUomey ....
= City Engineer
City Planner
Parks Department
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678/ fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500/ fax 895-9551
- Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
APR2 4 2006
- Wastewater
3401 N. Ten Mile Road
888-2i91 / fax 884-0744
City Of Meridian
City Clerk Office
- Water
2235 N. W. 8th Street
888-5242/ fax 884-1159
Your Concise Remarks:
~~1f~
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888.4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8-119
Printed on recycled paper
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~() ,'~~~ ~
~ ,,\ "\,','I'\)~~(1. :._---. :
~, . t.. ~'--\....... . _u_ ..
~1,~ ~ 1~ 't)~
~\>~~..
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
~\
phones: Area Code 208
12 May 2006
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
RE CEIVE]~)
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
Meridian, ill 83642
h...~1;~":_l .; .~t ~..!.""'..<.:"t.
,.'".... ,;.1 C .,~UiJfj
CITY OF MERIDIAN
CITV CLERK OFF!C~
RE: AZ 06-022 & PP 06-022/Prato Villas Subdivision
Dear Anna:
Nampa & Meridian Irrigation District has no comment on the above referenced application
for Annexation & Zoning of9.98 acres from RUT to an R-4 zone; Preliminary Plat approval
of 32 building lots & 3 common lots on 9.98 acres in a proposed R-4 zone for Prato Villas
Subdivision as it is out of our district.
Sincerely,
~~n~
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c: File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
-~
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,~
BRIGGS ENGINEERING. Inc.
ENGINEERS I PLANNERS I SURVEYORS
1800 West Overland Road
Boise, Idaho 83705 - 3142
Voice (208) 344-9700
Fax (208) 345l3C1i1 Ii IJ' T I r
E-mail kevinh@~l"~~..f>ny E})
IvfAY 31 200&
c'TW OF MERIDIAN
May 31,2006
Meridian Planning and Zoning Department
Meridian City Clerk's Office
660 E. Watertower Ln. Suite 202
Meridian, Idaho, 83642
Re: Prato Villas Subdivision (AZ-06-022/PP-06-022)
To Whom It May Concern:
On behalf of Briggs Engineering, Chad Colbert, Gerald Saxton and Kent Pintus, pease accep
as testimony for the Planning and Zoning meeting scheduled for Thursday, June 1, 2006.
Weare writing this letter in response to a couple of items in the staff report sent to Briggs Engineering
on 5-50-06. The following items will have staff comments followed by the developer's response.
Item # 6. Land Use
e. Existing Constraints and Opportunities
1. Public Works:
(Staff Comment) - The large gravity irrigation easement noted on the preliminary
plat may render a large portion of some lots useless.
DEVELOPER RESPONSE: After talking to Settlers Irrigation (Nathan), we have been assured that
the easement can be used as part of the lots. However, Settlers Irrigation does not want any trees
planted within this easement. This will impact our proposed landscape buffer along Daphne St We
will be modifying our landscape plan to show bushes within this easement, and removing any trees
proposed. We will also be adding a note to the Final Plat stating "no trees will be allowed within
Settlers Irrigation easement" and noting which lots this will effect
Item # 8. Comprehensive Plan Policies and Goals
(Staff comment) -This property is designated "Low Density Residential" on the Comprehensive
Plan Future Land Use Map. Low density residential areas are anticipated to contain up to three dwellings
per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat includes 32 single-
family lots on 10 acres for a gross density of 3.2 dwelling units/acre. The proposed density is above the
anticipated density for this area. Staff is recommending that the applicant remove at least two of the
proposed lots. so the densitv ofthis development complies with the Comprehensive Plan.
DEVELOPER RESPONSE: The applicants have agreed to remove 2 residential lots from this
development This would make the total number of residential lots 30. This would match the
Comprehensive Plan Future Land Use Map as stated above.
60 108-PP-MODS.LTR.doc
-
---..-- ---- ....--
BRIGGS ENGINEERING, INC. 1800 W. Overland Road - Boise, Idaho 83705 - (208) 344.9700
Item # 10. Analysis:
2. Special Considerations:
(Staff Comment) - Density/Open Space: As noted previously in this report, this area is
designated for low density residential uses. Low density residential is defined as up to three dwelling units
per acre. The submitted plat has a gross density of 3.2 dwelling units per acre. There are existing rural lots to
the west and south ofthis site. Therefore, staff is recommending that at least two lots: Lots 4 and 5, Block 3
be removed. This will place the density of the development at 3.0 dwelling units per acre, consistent with the
Comprehensive Plan..
UDC 11-3G-3Al requires at least 5% of the total land area to be set aside for common open space in single-
family developments. Parkways and street buffers as designed by the applicant do count towards the open
space requirement. However, because two lots should be removed from this development, staff recommends
that that area be set aside for a park area. Because they are centrally located, staff recommends that a
majority of Lots 4 and 5, Block 3, be used for a common park area for the homeowners' within this
development.
DEVELOPER RESPONSE: As stated above, the developer agrees to remove 2 residential lots bringing
the total residential lot count to 30. However, this preliminary plat already exceeds the required amount
of open space. The applicant would like to add the additional square footage into residential lots rather
than create additional open space. There is a park within the approved Volterra Subdivision adjacent to
this property. It is the developers feeling that larger lots are needed / wanted in this market, rather than
additional open space.
Thank you for your consideration on these issues.
Sincerely,
Briggs Engineering, Inc.
Kevin Harris
Planner
CITY OF MERIDIAN
PUBLIC HEARING
SIGN..UP SHEET
DATE
June 1, 2006
13, 14
ITEM #
PROJECT NUMBER
AZ 06..022, PP 06..022
PROJECT NAME
Prato Villas Subdivision
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
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