Stonesthrow CZC ApplicationConditions Document
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Stonesthrow Apartments - CZC-15-100 and A-2015-0027
CERTIFICATE OF ZONING
COMPLIANCE
REPORT
DATE:
December 11, 2015
TO:
Steve R. Arnold, A Team Land Consultants
FROM:
Sonya Watters, Associate City Planner
SUBJECT:
Stonesthrow Apartments - CZC-15-100 and A-2015-0027
OWNER:
Four Doors, LLC
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Steve Arnold, requests Certificate of Zoning Compliance (CZC) and Design
Review approval of a multi-family development consisting of 140 dwelling units on 9.21 acres
of land in an R-40 zoning district. Amenities provided with the development are will consist of
a clubhouse with a fitness facility, swimming pool, gazebo, plaza seating area, sand volley ball
court, bocce ball court, pathways and a community garden.
The site is generally located ¼ mile south of E. Fairview Avenue on the west side of N. Mount
Hood Avenue.
Note: The development agreement for this property requires the developer to work with Wal-
Mart to construct a driveway from Venture Street to the existing Wal-Mart store north of the
site (ACHD would pay for the design and the construction of the driveway if an agreement can
be made); and to obtain permission to remove a small section of the wall along the north
boundary of the site for a pedestrian connection between this development and Wal-Mart. The
applicant states that conversations have started but they have not reached any agreements as of
yet.
DECISION
The applicant's request for Certificate of Zoning Compliance and Design Review is approved
with the conditions listed in this report.
Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to
verify if you need a building permit and/or inspection. If you do need a building permit, you
must complete that process before you commence the use or construction. Please contact
Building Services for additional details about building permits and inspections.
Site Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
2. Signage shall be erected at the exit of the development on E. Florence Drive notifying the
public of special needs/hearing impaired residents in the vicinity.
3. A road trust shall be deposited with ACHD for construction of speed bumps in N. Mt.
Hood Avenue adjacent to the site. The trust shall be submitted prior to issuance of the last
Certificate of Occupancy for this development and may be released after three years if it’s
not utilized.
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4. Prior to issuance of the first Certificate of Occupancy for the site, the applicant
shall submit written documentation of their conversations with Wal-Mart
regarding any agreements (or refusals thereof) for the pedestrian connection to the
north and the driveway from Venture Street as noted above.
5. A road trust shall be deposited with ACHD for construction of speed bumps in N.
Mt. Hood Avenue adjacent to the site. The trust shall be submitted prior to
issuance of the last Certificate of Occupancy for this development and may be
released after three years if it’s not utilized.
6. The sidewalks along E. Florence Drive, N. Mount Hood Avenue and N. Venture
Street shall be constructed prior to occupancy of the first building within the
development.
7. Because all of the structures are being approved under one Certificate of Zoning
Compliance, each inspection beyond the first inspection will require an inspection fee to
be paid before requesting an inspection.
8. That applicant shall submit a recorded copy of the CC&R’s that state who is
responsible for the ownership and maintenance for the management for the
development, including, but not limited to, structures, parking, common areas, and
other development features, per UDC 11-4-3-27G, prior to issuance of the first
Certificate of Occupancy for this site.
General Conditions of Approval
1. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All
street lights shall be installed at developer’s expense. Final design shall be submitted as
part of the development plan set for approval. Applicant shall also include the location
of any existing street lights in the development plan set. Street lighting is required at
intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in
the Standards. The contractor’s work and materials shall conform to the ISPWC and the
City of Meridian Supplemental Specifications to the ISPWC.
Process Conditions of Approval
1. No signs are approved with this application. Prior to installing any signs on the property,
the applicant shall submit a sign permit application consistent with the standards in
UDC Chapter 3 Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health
as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other
improvements in accord with UDC 11-5C-3C.
3. Upon installation of the landscaping and prior to inspection by Planning Division staff,
the applicant shall provide a written certificate of completion as set forth in UDC 11-3B-
14A.
4. The site plan prepared by Erickson Civil on October 16, 2015, labeled Sheets SP.0-SP.4
is approved as shown in Exhibit B.
5. The landscape plan prepared by Stack Rock Group, Inc., dated November 10, 2015,
labeled Sheets L1.00-L-104, is approved as shown in Exhibit C.
6. The elevations prepared on June 1, 2015, labeled Sheets A4.0 and A3.01 & A3.02, are
approved as shown in Exhibit D.
7. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
8. The applicant shall pay any applicable impact fees prior to the issuance of a building
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permit.
9. If any changes must be made to the site plan to accommodate ACHD requirements, the
applicant shall submit a new site plan to the City of Meridian Planning Division for
approval prior to issuance of the building permit.
10. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the
Building Official has issued a Certificate of Occupancy.
11. If the subject property is part of a final plat that has not yet recorded, the applicant shall
be responsible for all plat improvements prior to release of Certificate of Occupancy for
the first structure within such plat.
12. The City of Meridian requires that the owner enter into a Warranty Surety Agreement
and post a Warranty Surety in the amount of 20% of the total construction cost for all
completed public sewer and water infrastructure for a duration of two years. This surety
amount will be verified by a line item final cost invoicing provided by the owner to the
City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit
or bond, and must be in place prior to Certificate of Occupancy. Applicant must file an
application for surety, which can be found on the Community Development Department
website. Please contact Land Development Services for more information at 208-887-
2211.
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all
landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ-15-005, CUP-15-009).
3. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
4. The applicant and/or property owner shall have an ongoing obligation to prune all trees
to a minimum height of six feet above the ground or sidewalk surface to afford greater
visibility of the area.
5. The applicant shall have an ongoing obligation to maintain all pathways.
6. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11.
7. The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the
standards in UDC 11-3A-3.
8. The applicant and/or assigns shall have the continuing obligation to meet the specific
use standards for the proposed use as set forth in UDC 11-4-3-27, Multi-Family
Developments.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the
Director. All requests for review shall be filed in writing with the Planning Division on or
before December 31, 2015, within fifteen (15) days after the written decision is issued, and
contain the information listed in UDC 11-5A-6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
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EXPIRATION
Certificates of Zoning Compliance issued in conjunction with construction or alteration of a
structure shall expire if the construction or alteration has not commenced within one year of the
date of issuance of the Certificate of Zoning Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
December 11, 2016.
EXHIBITS
A. Vicinity Map
B. Site Plan (dated: October 16, 2015)
C. Landscape Plan (stamp date: November 10, 2015)
D. Elevations (dated: June 1, 2015)
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A. Vicinity Map
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B. Site Plan (dated: October 16, 2015)
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C. Landscape Plan (stamp date: November 10, 2015)
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D. Elevations (dated: June 1, 2015)
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