HomeMy WebLinkAboutPrato Villas Sub PP 06-022
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
STAFF REPORT
TO:
FROM:
Hearing Date: 7/18/2006
Mayor & City Council
C. Caleb Hood
Current Planning Manager
Meridian Planning Department
208.884-5533
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SUBJECT:
Prato Villas Subdivision
AZ-06-022
Annexation and Zoning of 10.16 acres from RUT (Ada County) to
R-4 (Medium Low-Density Residential).
PP-06-022
Preliminary Plat approval of J2, 30 single-family residential building lots and
J. 1,.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 lOl,;ated un the north side uf DaplUle 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 oftwo 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 PlatUling 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 ofthe proposed Prato Villas Subdivision (AZ-06-022 and PP-U6-U22)
with the conditions listed in Exhibit B of the Staff Report. The Meridian Plannine and Zonine
Commission heard the item on June 1. 2006. At the public hearinl! they moved to
recommend approval.
a. Summary of Public Hearing:
i. In favor: Kevin Harris, Briggs Engineering
11. In opposition: None
111. Commenting: None
iv. Staff presenting application: Caleb Hood
v. Other staff commenting on application: Mike Cole
b. Key Issues of Discussion by Commission:
i. Amending Block 3 to have 6 lots and an open spaee arca in the middle;
ii. Other development in this area; and,
iii. Timing of sewer availability to this site.
c. Key Commission Changes to Staff Recommendation:
i. Recommended approval of a revised preliminary plat that shows 6 buildable lots
(2 less than uriginally proposed) in Block 3, and a common open spaee area with
an irrigation easement in it. NOTE: The Commission required the applicant to
Prato Villas Subdivision AZ-06-022/PP-06-022
PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOKI 1'01{ THI:, HI:,ARlNU DAlI:: 01' JULY 11$,2006
submit revised copies of the preliminary plat reflecting the chan!2:es made during
the hearin!2:. On June 8. 2006 the applicant comolied with the Commission's
requirement for copies ofthe revised plat. The revised plat. dated June 2.2006
has been included within the subiect Staff Report in Exhibit A.
d. Outstanding Issue(s) for City Council:
i. None.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-022 and PP~06~022 as presented in staff report for the hearing date of July 18, 2006 with the
following modifications: (Add any proposed modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-
06-022 and PP-06-022 as presented during the hearing on July 18, 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
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/Loeation: 4052 and 4202 W. Daphne 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, lJT 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 of the subject 10 acres to R-4 and Preliminary Plat approval of32
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 ofthe site is being set aside for open space.
Prato Villas Subdivision AZ-06-022/PP-06-022
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhihit A):
3/14/06 (revised 06-02-06)
3/1106
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as detennined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a publie 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 ofthe provisions of the 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 (for Planning & Zoning
Commission hearing), and June 26th and July 10th, 2006 (for City Council hearing)
d. Radius notices mailed to properties within 300 feet on: May 5th, 2006 (for Planning &
Zoning Commission hearing) and June 23'd, 2006 (for City Council hearing)
e. Applicant posted notice on site by: May 22nd, 2006 (for Planning & Zoning Commission
hearing), and July 8th, 2006 (for City Council hearing)
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.
b. Description of Character of Surrounding Area: This area eontains 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 sing1e.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 sewerab1e. 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.
Prato Villas Subdivision AZ-06-022/PP-06-022
PAGE 3
CITY OF MERlDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
2. Canals/Ditches Irrigation: There are a few irrigation ditehes 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 (orieinaUv proposed. 30 aporoved)
2. Non-residential Lots: 0
3. Total Building Lots: 32
4. Common Lots: 3 (orh!inaUv proposed. 4 approved)
5. Other Lots:
6.
7.
8.
o
35 (orieinallv proposed. 34 approved)
Total Lots:
Gross Density: 34 units per acre (net density is 4.0 d.u.lacre)
Minimum House Size: 1,700 square feet
g. Landscaping
1. Width of street buffer(s): N/A
2. Width ofbuffer(s) between land uses: N/A
3. Percentage of site as open space: 0.64 acres/6.42% (orieinallv prooosed. added
12.273 SQuare feet with revised plat)
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 ll-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
Side 5
Rear 15
Frontage 60
Lot Size 8,400
Prato Villas Subdivision AZ-06.022/PP-06-022
Required
15
15
20
5
15
60
8,000
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 18,2006
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 Daplme 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 eonditions back to the City for 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 Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has 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 recummending that (hI;: avvlicant remove at
least two of the oroposed lots. so the density of this development comolies with the
Comnrehensive 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.
Prato Villas Subdivision AZ-06-022/PP-06-022
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FUR THE HEARING DATE OF JULY 18,2006
· 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.
Chaptcr VI, Goal II, Objeetive A, Aetion 3 - Consider "Aceonunodating 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
cunstructiun 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 conneetivity and better traffic flow.
The ,\'uhmitted 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.
Stajlbelieves 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.
Chapter VI, Goal II, Objective A, Action 13 * Review new development for appropriate
opportunities to conneet 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 constmction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
The applicant is proposing to construct a six-foot tall closedjence around the boundary of this
development. Prior to house construction, 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 construct four-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, Objcctivc C, Action 6 - Rcquire pcdcstrian aeeess in all new dcvclopmcnt
to link subdivisions together and promote neighborhood connectivity.
Prato Villas Subdivision AZ 06022/PP-06-022
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAH KJ:o:PORT FOR THE HEARlNG DATE OF JULY 18,2006
See above.
Chapter VII, Goal IV, Objeetive C, Action 1 . Protect existing residential properties from
ineompatible land use development on adjacent parcels.
The applicant is proposing a residential zone. Staff finds that the eXlstzng singlej'amily
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 residentia11and 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 proposinf{ to construct 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 transitionfrom the large
county pun.:els to the internal smaller lots. Stafffinds that the proposedfencing should provide
enough screening between the proposed urban development and the rural residences surrounding
it. Staffrecommends that the Commission and Council rely on any written or verhal testimony
providedfrom neighbors when determining if additional screening or more transition in density
is appropriate.
Stail 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. UNU'lED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) 11-2-1 lists single-family detached
homes as permitted uses in the R-4 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.
e. 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 Facts Leading to Staff Recommendation:
Prato Villas Subdivision AZ-06-022/PP-06-022
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAl:'l- I:U::PORT FOR THE HEARING DATE OF JULY 18, 2006
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 ofthe 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 S 65-67llA
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 desil!llation and does not negatively impact nearby
nrooerties.
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 Citv Attomev. Bill Nary, at 888-4433 to initiate this proeess. 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
persons, property or the general welfare by reason of excessive
produetion 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 he 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 aeeordance with the City of Meridian Unified
Development Code.
2. PP Application: The proposed preliminary plat substantially complies with the
Unified Development Code.
Special Considerations:
Prato Villas Subdivision AZ-06.022/PP-06-022
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT ~OK THE HEARING DATE OF JULY 18,2006
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 nJral 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, eonsistent with the
Comprehensive Plan.
UDC 11-3G-3Al requires at least 5% of the total land arca to bc set aside for eommon
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 10eated, staff recommends that a
majority of Lots 4 and 5, Bloek 3, be used for a conUllon park area for the
homeowners' within this development.
Landscaoinl!: 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 T ,ots 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 UDe 11-3B~10, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protcction 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 Il-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, Wapuot Street and provide a public stub street to the Knudsen property to the
west (Parcel #R0982010100) as proposed.
Existing ResidenceslBuildin~s: The site currently contains multiple buildings. All
existing buildings shall be locatedlre-10cated in accordance with the building setbacks
of the R-4 zone, prior to signature of the final plat by the City Engineer.
Fencimr: The applicant is proposing to constmct 6-foot solid fencing along the entire
perimeter of the site. A detailed fencing plan should be submitted upon application of
the fma1 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.
Prato Villas Subdivision AZ-06-022/PP-06-022a
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUL Y lIS, :WU6
Common Areas: Maintenance of all common areas shall be the responsibility of the
Prato Villas Home Owners' Association.
Ditches. Laterals. and Canals: Per UDC Il-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 Irrigation: 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 surfaee or well water for the primary source. If a surface or well source is
not available, a single-point connection to the eulinary 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 final 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 ll-3A-
15 andMCC 9-1-28.
b. Staff Recommendation: Staff recommends approval of the subiect applications AZ-06-
022 and PP-06-022. with the conditions listed in Exhibit B of the Staff Report for the hearing
date of June 1. 2006. On June 1. 2006 the Meridian Plannine & Zonine Commission
voted to recommend approval of the subiect applications with the conditions listed in
Exhibit B below.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: 3-14-06) Revised 06-02-06
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 JULY 18,2006
A. Drawings
1. Preliminary Plat (dated: 3.14-06) Revised 06-02-06
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Exhibit A - Page 1
CUY OJ-< McKJ[JJAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JULY 18,2006
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Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF JANUARY 19,2006
B. Conditions of Approval
1. Planning Department
ANNEXA nON PROVISIONS
The applicant shall be reauired to enter into a Development Aereement with the City for
this nronertv. The nrovisions for said Develonment A2reement can be found in Section 10 of
the Staff Report for the hearine date of Julv 18. 2006.
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 Mafeft
11, 2006 June 2. 2006 is approved, with the conditions listed herein. The revised preliminary
plat shows two less buildin2 lots than were ori2inaIlv proposed. and an open suace in Block
3. between the remainine. enlareed 6 buildable lots. 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, Assudates, 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 useab1e
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 ll-3B-1O, 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 certificatc of completion should be prepared by the landsl,;ape
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
sueh plan, thc landseaping shall be eonsistent 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 final 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 uf 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 IBagt 10 da-ys f)flef to tae City COMf\l'lil ReariNg, mwmit
10 full sirze aae ORe 8.5" ][ 11" eopy of tae redsed prelimiBary plat that depiets all skRl'lges
fel':llulsted by the CoH'lfnissioR.
Exhibit B - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
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 #R09820 1 0100) as proposed.
1.1.5 Vacate or improve the Joy Street cul-de-sac right-of-way. If the 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 Daphne 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 ofthe final plat by the City Engineer.
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 miero-path feneing
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 ll-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 final plat signature.
1.1.10 Underground, pressurized irrigation must be provided to all lots within this development.
1.2 <'ibNERAL KEQUlREMENTS-PKELlMINAR Y PLAf (PP-06-022)
1.2.1 A detailed landscape plan, in complianee with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the [mal plat application(s).
1.2.2 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC Il-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 ll-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 construetion.
1.2.4 Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAIUNU DArE OF JANUARY 19,2006
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
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 ll-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 availahle, 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 individuallot.
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.
Exhibit B - Page 2
CITY or MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIN(j DAlb OF JANUARY 19,2006
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.
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
certifieates 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 thc 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 Offiee. 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 submittcd to the Mcridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.21 The enginccr shall bc rcquired to eertifY 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 ofthe 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 cunlrw..:tur shall ubtain 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 fire-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.
?t2 Aceeptance 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 ofthe 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.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DJ:PARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY I9, 2006
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 plaee 1 R" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
3.4 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outsidc
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 32-10t subdivision with an estimated 2.9 residents per household would have a total
cstimated 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 fire 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 buildingR equipped throughout with an approved automatie 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 comments.
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 SSC has no comments related to this application.
Exhihit R - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 19,2006
7. Ada County Highway District
Site Soecific Conditions of Avvroval
1. Construct an entry road, North Prato Avenue, interseeting West Daphne Street located
approximately I80-feet west of North Joy Street (measured ecntcrline to centerline).
2. Vacate or improve the knuckle at the intersection of North Joy Street and West Daphne Street.
3. Loeate 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
If the 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. Construet a stub street to the west, West Wapoot Street, located approximately l43.feet south of
the northwest property line (measured property line to centerline). A sign shall be installed at the
tenninus 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 l43-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.
fi. Constmct 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 reloeated 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
constmction of the proposed development. Contact Constmetion Services at 3S7-621W (with tile
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.
Exhibit 8 - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOK THE HEARING DATE OF JANUARY 19,2006
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 Ordinanees unless specifically waived herein. An engineer registered in the
State of Idaho 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.
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 accordanee
with Ordinance #200, also known as Ada County Highway District Road hnpact Fee Ordinance.
11. It is the responsibility of thc 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 eonstruction.
12. No change in the terms and conditions of this approval shall he 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 Distriet.
13. Any change by the applicant in the planned use of the property which is the subject ofthis
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 ehange 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 MeMullen Sub-Lateral (20' easement), the Serivner
Lateral (20' easement) and the East Drain (20' easement). Contact SID for additional irrigation
requirements.
Exhihit R - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING VATb OF JANUARY 19,2006
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.I.D. facilities.
9.4 Any changeR to the existing irrigation system sueh as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District.
9.5 All storm drainage must be retained on-site.
9.6 The development must supply irrigation aeeess 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 p1aee prior to the pre-
construction meeting.
9.7 This property rcceivcs all of its irrigation water from the Stewart Lateral, amI is located within
Settlers Irrigation District.
Exhibit B - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARINU DATE OF JANUARY 19,2006
C. Legal Dcseription
DESCRIPTION FOR ANNEXATION TO CITY 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
BOOK 32 OF PLATS, PAGE 1945 AND 1946, ADA COUNTY 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., 8,M., ADA COUNTY, IDAHO, THENCE S 89'35'<il5" 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 69'18'40w W 329.51 "'EET TO A POINT ON THE NEW NORTHERLY
RIGHT OF WAY WEST DAPHNE STREET;
THENCE S 87"41 '38" W 5.82 FEET TO THE CENTERLINE INTE~SECTION UF WEST
DAPHNE STREET AND NORTH JOY STREET;
THENCE N 69'15'45" W 335.4<l 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 00'25'14" E 660.25 FEET TO A POINT ON THE NORTH LINE OF THE
S 1/2 OF SAID SW 1/4:
THENCE S 89'17'29" E 669.81 FEET AlONG SAID LINE TO THE NORTHEAST
CORNER OF SAID S 112 (CS 1/16 CORNER):
THENCE S 00'20'12" W 860.00 FEET TO A POINT TO THE REAL POINT OF
BEGINNING OF THIS SUBDIVISION,
SAID PARCEL CONTAINING 10.16 ACRES MORE OR LESS.
WAYNE K BARBER,
\60 !08-RevcAtulcli .dol:
Exhibit C - Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THb HbARING DATE OF JANUARY 19,2006
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PRATO VilLAS ESTATES
ANNEXATION TO CITY OF MERIDIAN
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LOCATED IN THE SW 1/4 OF'
SECTION 27, TAN., R_1W.. B.M.
Exhibit C - Page 2
CITY OF MIiRlD1AN PLANNING DEPARTMENT STAFF REPORT FOR THE Hr:ARlNG DATE OF JANUARY 19,2006
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Exhibit C - Page 3
CITY OF MERlOlAN PLANNINGDEPARTMI:NT STAFF REPORT fOR THE HEARING DATE OF JANUARY 19,2006
D. Rcquired findings from Unified Develupment 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 ofthe subject property to R-4. Council finds that
the proposed zoning map amendment eomplies 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;
Council fmds that future development of this property will comply with the established
regulations and purpose statement of the R-4 zone, if the applicant enters into a
development agreement with the city.
3. The map amendment shall not be materially detrimental to thc public health, safety,
and welfare;
Council finds that the proposed zoning amendment will not be dctrimcntal 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,
Council finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing serviees 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 thc ncar vicinity, and transitions well to the existing mrallots in the
vicinity. Council 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, Council finds that Alulexatiun and Zuning of this DroDerty
to R-4 would be in the best interest of the City. if the applicant enters into a Development
Agreement (DA) with the City.
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 tUR THE HEARING DATE OF JANUARY 19,2006
1. The plat is in conformance with the Comprehensive Plan;
Council finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. HOWEl'.'Elf, the flroposee density eJweeQS the tlH'ee dwolliflg
Rl(UdmBffi e>>"isieaea '.':ith. tHe Cemprehonsivlil Plan. Ifthc 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 scrviccs are available or can be made available and are adequate to
accommodate the proposed development;
Council fmds 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, Council finds 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, ete.) 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.) Council finds that there is public financial capability of
providing supporting services to the proposed development.
5. The development will not be detrimental to the public health, safety or general
welfare; and
Couneil is not aware of any health, safety or environmental problems associatcd with the
development of this subdivision. ACHD considers road safety issues in their analysis.
Staff recommends that the Commission and Council reference any public testimony that
may be presented to determine 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.
Council is unaware of any natural, scenic or IDstorie fcatures on this site. Therefore,
Council 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. 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 secnie feature( s) of maj or imp0l1ance.
Exhibit D - Page 2
Meridian Planning & Zoning
June 1, 2006
Page 55 of 64
Rohm: It's been moved and seconded to forward onto City Council recommending
approval of AZ 06-009 and PP 06-007. All those in favor say aye. Opposed same
sign? Motion carried. Thank you folks for all coming in.
MOTION CARRIED: ALL AYES.
Item 13:
Public Hearing: AZ 06-022 Request for Annexation and Zoning of 9.98
acres from RUT to an R-4 zone for Prato Villas Subdivision by Kevin
Harris of Briggs Engineering - 4052 & 4202 W. Daphine Street:
Item 14:
Public Hearing: PP 06-022 Request for Preliminary Plat approval of 32
building lots and 3 common lots on 9.98 acres in a proposed R-4 zone for
Prato Villas Subdivision by Kevin Harris of Briggs Engineering - 4052 &
4202 W. Daphine Street:
Rohm: Okay. The next item on our agenda -~ I'd like to at this time open Public Hearing
AZ 06-022 and Public Hearing PP 06-022, both for Prato Villas Subdivision and begin
with the staff report.
Hood: Thank you, Mr. Chair, Members of the Commission. Prato Villas Subdivision is
an annexation and zoning of just over ten acres. As you can see on the map on the
board, it's north -- just of McMillan Road and east of Black Cat. The yellow, which
represents city limits -- everything in color is city limits, represents Volterra Subdivision.
So, as you can see, this project is adjacent to Volterra and that's their path of contiguity
to the city. There is an existing public street that loops -- I guess it -- it L's back in from
Black Cat to McMillan. You will see here in just a minute on the preliminary plat they do
not propose to have any access -- direct lot access to this road, although they are just
local roads. There is a public street that comes in and, then, they have got their access
internally. A stub street was provided from Volterra to this property. They are extending
it. These are two of the five acre lots that were platted. I guess he didn't put down
when Black Cat Estates Subdivision Number Two was platted, but they are two platted
lots in Black Cat Estates Subdivision Number Two, so there are some remaining five
acres. We have -- just FYI, I've talked with quite a few of those people out there about
redeveloping their five acres, so you will probably be seeing more of -- in the area in the
near future. Here is an aerial view. You can see some of the estate lots and the homes
along those lots -- it looks like it's two lots. Here is the aforementioned preliminary plat.
The applicant just before the last hearing did submit to me a hand drawn revised plat
that depicts staff's concerns and I guess I'll get to those here. Let me see if I can -- this
is another one of those where I got the applicant's comments yesterday and I hope you
all did, too, but we are 0 for two so far, so I won't hold my breath. But, basically, the --
the applicant's comments are -- I guess staffs comments -- the density of this project is
3.2 dwelling units per acre. It is shown as low density residential on the Comprehensive
Plan future land use map. Staff recommended that they lose two lots to be consistent --
the Comprehensive Plan does say up to three dwelling units per acre. The applicant
has agreed to remove two lots. There was some discussion in the past 48 hours about
what do you do with that area if you lose the two lots. Do you just give a portion to all of