PZ - Staff Report 01-16STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
January 16, 2014
(Continued from December 17, 2013)
Planning and Zoning Commission
Bill Parsons, Associate City Planner
(208) 884-5533
�E NDIAN
j -
Bruce Freckleton, Development Services Manager
(208) 887-2211
Summertree — RZ 13-014 and PP-13-035
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Summer Woods, LLC, has applied for a rezone (RZ) of 2.64 acres of land with an R-
15 zoning district and a preliminary plat (PP) consisting of sixteen (16) single-family residential lots,
one (1) common lots on approximately 2.30 acres of land. See Section 9 of the staff report for more
information.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed rezone and preliminary plat with the conditions listed in
Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers RZ-13-014 and PP- 13-035 as presented in staff report for the hearing date of
January 16, 2014 with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers RZ-13-014 and PP- 13-035 as presented in staff report for the hearing date of
January 16, 2014 for the following reasons: (You should state specific reasons for denial of the
applications.)
Continuance
I move to continue File Numbers RZ-13-014 and PP-13-035 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: (Parcel's R3531730010 and R3531730020)
The site is located on the southwest corner of W. Cherry Lane and N. Summertree Way in the
NW '/4 of Section 10, T.3N., R.1 W.
b. Applicant:
Summer Woods, LLC
4064 N. Bayou Lane
Boise, ID 83703
Summertree RZ & PP
PAGE 1
c. Owner:
DL Evans Bank Nancy Young
2560 E. Fairview Avenue 553 W. Elias Street
Meridian, ID 83642 Meridian, ID 83642
d. Representative:
Lance Warrick, Aspen Engineers (466-8181)
e. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject applications are for a rezone and preliminary plat. A public hearing is required before
the Planning and Zoning Commission and City Council on this matter, consistent with Meridian
City Unified Development Code Title 11, Chapter 5.
b. Newspaper notifications published on: December 2, and 16, 2013 (Commission);
c. Radius notices mailed to properties within 300 feet on: November 21, 2013 (Commission);
d. Applicant posted notice on site by: December 9, 2013 (Commission);
6. LAND USE
a. Existing Land Use(s): The subject site consists of two (2) properties; zoned R-4.One of the
properties contains an existing residence that will be demolished with redevelopment of the
property and the other property is vacant but has an existing driveway constructed on it to provide
access to the Ada County parcel to the south.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning: The
surrounding area is developed with County and City residences, zoned RI and R2 in Ada County
and R-4 and R-8 in the City.
c. History of Previous Actions:
• In 2001, the property received annexation and combined preliminary/final plat approval (AZ-
01-026 and PFP-01-009) to develop a residential subdivision consisting of two (2) residential
lots on approximately 2.30 acres.
• In 2007, the City approved a new preliminary plat (PP-07-006) consisting of six (6) residential
lots and one (1) common lot on 1.96 acres. The preliminary plat has expired because the
previous developer failed to obtain City approval of a time extension.
d. Utilities:
1. Public Works:
Location of sewer: A sanitary sewer main intended to provide service to the subject property
currently exists in N. Summertree Way.
Location of water: A water main intended to provide service to the subject property currently
exists in N. Summertree Way.
Issues or concerns: None
e. Physical Features:
1. Canals/Ditches Irrigation: No major facilities.
2. Hazards: Staff is not aware of any hazards that exist on the property.
Summertree RZ & PP PAGE 2
3. Flood Plain: NA
4. Topography: NA
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The property is designated Medium Density Residential (MDR) on the Comprehensive Plan
Future Land Use Map. This designation allows smaller lots for residential purposes within the
city limits. The Comprehensive plan anticipates densities between 3 to 8 dwelling units per acre.
The proposed preliminary plat depicts a residential subdivision consisting of 16 single-family
detached homes on 2.30 acres of land at a gross density of 6.96 dwelling units per acre consistent
with the MDR designation.
Concurrently, the applicant is requesting to rezone the property from the R-4 zoning district to the
R-15 zoning district. The requested rezone is based on the comprehensive plan policy which
allows the Commission and Council to consider a bump in residential densities on a case by case
basis without the requirement of a Comprehensive Plan Amendment.
Although the rezone is to the medium -high residential district (R-15) which allows a maximum
density of 15 dwelling units to the acre, the proposed density falls within the parameters of the
MDR designation of the comprehensive plan. For these reasons, staff finds the proposed
development is consistent with the comprehensive plan.
Staff finds the following Comprehensive Plan policies to be applicable to this property and the
proposed development (staff analysis in italics below policy):
• "Support a variety of residential categories (low-, medium-, medium -high and high -density
single-family, multi -family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose of providing the City with a range of affordable housing opportunities." (3.07.01 E)
The proposed medium density residential development will contribute to the variety of
residential densities in this area of the City, which currently consists of a mix of medium -low
and medium density residential developments.
• "Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City." (3.01.0IF)
The proposed development is annexed into the city and services are available to be extended
to the site upon development in accord with UDC 11-3A-21.
• "Support infill of vacant lots in substantially developed, single-family areas at densities
similar to surrounding development." (3.07.02I)
The subject property is surrounded by properties developed at urban densities under the
density of the proposed residential development. However, the proposed development will
consist of single family detached homes consistent with the surrounding developments.
Because the property is adjacent to several underdeveloped county properties, staff
anticipates redevelopment of theses parcels in the future.
• "Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow."(3.03.03C)
With the development of the subdivision, the applicant is proposing to construct a small
segment of local street to serve the proposed development and both of the County parcels to
the west and south. Currently, the southern County parcel has access to Cherry Lane via a
prescriptive access easement which will be terminating with the development of the
Summertree RZ & PP PAGE 3
subdivision. The applicant is also responsible for constructing a 5-foot attached sidewalk
along the west side of N. Summertree Way.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc."
The applicant is required to comply with all UDC standards pertaining to landscaping,
signage, and fencing on the site.
"Require appropriate landscaping and buffers along transportation corridors (setbacks,
vegetation, low walls, berms, etc.)" (Chapter 3, page 54).
Street buffer landscaping is required adjacent to W. Cherry Lane in accord with the
standards listed in UDC 11-3B-7C.
After considering all of these factors staff is of the opinion that the proposed development is generally
consistent with comprehensive plan.
8. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of the Residential Districts (R-15): The purpose of the residential districts is
to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use Control: Unified Development Code (UDC) 11-2A-2 lists single family detached
housing as a principally permitted use in the R-15 zoning district.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2A-7 for the R-15 zoning district.
D. Landscaping: A 25-foot wide landscape buffer is required to comply with the design standards in
accord with UDC I 1-3B-7C.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3.
F. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for single-
family dwellings.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Rezone (RZ): The applicant has applied to rezone 2.64 acres of land from the R-4 zone to the R-
15 zone to develop sixteen (16) single family detached homes. The development is proposed to
emulate an R-8 development (i.e. dimensional standards). If the applicant requested the R-8 zone,
all of the proposed lots would have to take access from shared driveways based on the proposed
lot frontages and lot sizes (i.e.40 feet of street frontage and 4,000 square foot lots). The rezone is
desired to allow the applicant flexibility to construct patio homes within the proposed
dimensional standards depicted on the plat without the need for shared driveways. To ensure the
site develops as proposed, staff recommends the applicant enter into a development agreement
with the City.
Staff has received written testimony from the adjacent homeowners (related to density and
parking) and believes the proposed DA provisions address the neighbors' concerns with the
project. Staff s recommended DA provisions are provided in Exhibit B.
Preliminary Plat (PP): The proposed preliminary plat consists of sixteen (16) single family
residential lots and one (1) common lot on approximately 2.30 acres of land in the R-15 zoning
Summertree RZ & PP PAGE 4
district. Lot sizes range between 4,005 and 5,300 square feet respectively. The average lot size
within the proposed subdivision is 4,542 square feet. The proposed gross density of the
subdivision is 6.96 dwelling units per acre which is consistent with both the density requirements
of the comprehensive plan and the proposed R-15 zoning district.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2A-7 for the R-15 zoning district. The R-15 zone requires a
minimum lot size of 2,400 square feet with no street frontage requirement. As mentioned above,
the applicant is proposing lot dimensions that exceed the minimums of the R-15 district.
Therefore, all of the proposed lots comply with the dimensional standards of the UDC.
The applicant is proposing three (3) lots to take access from a common driveway. At this time,
the applicant is not proposing Lot 9, Block 1 take access from the common drive. If this lot does
not take access from the common drive, the applicant must plat a 5-foot wide common lot along
the north boundary of the lot to prohibit access to the common drive (UDC 11-6C-3D5).
NOTE: Currently, the UDC requires the common drive to be platted as an easement rather than a
common lot. Council is taking action on a UDC text amendment which may allow for common
driveways to be placed in a common lot. If the UDC text amendment is approved prior to
submittal of the final plat application, the applicant must comply with the common drive
requirements in effect at the time of final plat submittal.
Access: Access to this development is proposed from the extension of W. Aspen Creek Street and
N. Saw Creek Way, via N. Summertree Way. The internal streets are proposed as a reduced street
section (42 feet of right-of-way; 29 travel between curbs); which restricts on -street parking to one
side of the street. The Fire Department has reviewed the proposed development and has approved
the street section as proposed.
The proposed street network also provides public street access to the Ada County parcels to the
west and the south. Currently, the southern Ada County parcel has an existing driveway
connection to W. Cherry Lane that traverses the subject property. This access will be terminated
with the development of the proposed subdivision and access to the Ada County parcel will be
provided by the proposed local street network. Direct lot access via W. Cherry Lane is not
proposed or approved with this application.
To meet the Fire Department requirements for a temporary turnaround, the applicant must restrict
the development of Lot 11, Block 1 until the roadway extends to the adjacent property.
To ensure this is a viable street network the applicant has provided a basic concept plan showing
how the Ada County property to the west could redevelop. This exhibit depicts the extension
roadway and a possible lot layout. Although conceptual, staff finds the adjacent property (west)
could redevelop and future access can be accommodated from the stub street street in accord with
UDC 11-3A-3 (see Exhibit A.2).
Staff is supportive of the public street access and reduced street sections proposed for the
development.
Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3. A
25-foot wide landscape buffer adjacent to W. Cherry Lane is required to be installed in accord
with UDC 11-313-7C. On the submitted landscape plan, the applicant is proposing to construct a
26-foot wide landscape buffer which exceeds the dimensional standard of the UDC. Additionally,
the required number of trees and vegetation is also being provided. Staff finds the proposed
landscape buffer complies with the standards set forth in UDC 11-3B-7C.
Open Space and Site Amenities: Because this site is below 5 acres in size, the UDC (11-3G-3)
does not require open space or site amenities to be provided.
Summertree RZ & PP PAGE 5
Existing Trees: The subject property contains numerous mature trees that will remain and /or
will be removed with the development of the proposed subdivision. Per in UDC 11-313-10,
mitigation is required for all existing healthy trees 4-inch caliper or greater that are removed from
the site. With the submittal of the final plat the applicant should submit a revised landscape
plan that details the mitigation plan outlined by the developer and the City Arborist.
Fencing: The applicant is proposing 6-foot solid vinyl fencing along the north, west and east
perimeter of the development. The proposed fencing complies with the City's fence regulations
set forth in UDC 11-3A-7.
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 utilize 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. 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.
Existing Structures: There is an existing home on the site that will be removed with the
development of the proposed subdivision. The existing structures must be demolished and the
existing well and septic system must be abandoned prior to the City Engineer's signature on a
final plat.
Building Elevations: The applicant has submitted sample elevations to depict the style of homes
for the proposed subdivision. The proposed homes depict a mix of building materials (lap siding,
cedar shake siding, and board and batten siding) and stone wainscot. Design features staff
supports include varying roof forms, decorative trim and corbels, pop -outs, dormers and covered
front and rear porches.
Typically, single family homes are not required to obtain design review approval, however the
Meridian Design Manual encourages similar building materials and mix of materials be
incorporated into all sides of the future homes, specifically, for those facades that face a public
street. The applicant should keep this in mind when designing homes adjacent to W. Cherry Lane
(Lots 2-8, Block 1). Future homes constructed within the subdivision must comply with the
elevations attached in Exhibit A.4 below.
Staff is of the opinion the future homes will complement the existing homes in the area and
demonstrate high quality materials. Prior to the issuance of a building permit, Staff will review
the home elevations adjacent to W. Cherry Lane as described above to ensure conformance with
these design features.
In summary, Staff recommends approval of the proposed rezone and preliminary plat with the
recommended conditions listed in Exhibit B of this report in accord with the Findings contained
in Exhibit D.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 11/01/13) and Conceptual Lot Layout for the adjacent
Ada County Parcel to the West
3. Proposed Landscape Plan (dated: 11/01/13)
4. Proposed Building Elevations
B. Conditions of Approval
Summertree RZ & PP PAGE 6
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Republic Services
7. Ada County Highway District
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
Summertree RZ & PP PAGE 7
A. Drawings
1. Vicinity Map
T" \
i�
- e440_ h se orI06�����
i
R-4
ake R g � Ji
i
l
WC
FLE' er ' Ln-
Rl Tre
"RI
@• jr
n rrtCr
w �..
- - RI
--
a + `
a
R_2reek Se I I S
i
o .
fl I-
D
\RUT
Summertree RZ & PP
PAGE 8
2
r
s
•01,
2. Proposed Preliminary Plat (dated: 11/01/13) and Conceptual Lot Layout for the adjacent Ada County
Parcel to the West
SUMMERTREE SUBDIVISION
LOCATED IN A PORTION OF THE NE 114 OF THE NW 1/4 OF
SECTION 10. T.3N. RAW, BOISE MERIDIAN.
CITY OF MERIDIAN, ADA COUNTY, IDAHO
NOVEMBER 1, 2013
I III .7.1 I,r ; I11 I
_ . Moo
Summertree RZ & PP
Lam_
i ! A" J
A � _ coRCERn,n..
1 {{
7
I
,
I ,
DRAFT CONCEPT LAYOUT
FOR NEIGHBORING PARCEL----.- a30
10/25/2013 �SCALE (FT)
PAGE 9
3. Proposed Landscape Plan (dated: 11/01/13)
W CHERRY LME -- • _ . . .
»4
p-
�_-���
Q
II c
—j—_BLOCK2
W
PRE —PLAT LANDSCAPE PLAN
-------
LEGEND
,w -. ». Arspr�erw,ua
-'— .• wc�..cto �...t ace ,g cc.te:
T.'-..oi.�e•-
sS � we.d; uC
Cmt.t: Ron 5o gmt
4064 N Bayyoo Lane
Bdce• ID 83703
208-371-6110
Lmce Wornick
ASPEN ENCINE[RS
485 W. maln 6vae1
Kma• 10 83534
208-466-8181
PLANT SCHEDULE •-,• .�,�.......
n
w.d:
0
.. ....
, ..,..
LANDSCAPE NOTES
PREMMJARY DEVELOPMENT FEATURES
• .aw—.iwwa.w..c.�
8EE SHEET L2.0 FOR PLANTING DETAILS
Summertree RZ & PP
PAGE 10
4. Building Elevations
DARLINGTON
HEPBURN
g�ij11111f11l1� �illl ;ji ,� _�
ARLINGTON
Summertree RZ & PP PAGE 11
PONDEROSA PINE
MWIMIMM-11
Summertree RZ & PP
PAGE 12
B. Conditions of Approval
1. PLANNING DIVISION
1.1 Rezone
1.1.1 A Development Agreement (DA) is required as a provision of the rezone of this property. Prior to
the rezone ordinance approval, a DA shall be entered into between the City of Meridian, the
property owner(s) at the time of rezone ordinance adoption, and the developer. A final plat
application will not be accepted until the DA is recorded. The applicant shall contact the City
Attorney's Office to initiate this process. The DA shall be signed by the property owner and
returned to the city within two (2) years of the City Council granting the rezone. Currently, a fee
of $303.00 shall be paid by the applicant to the City Clerk's office prior to commencement of the
DA. The DA shall, at minimum, incorporate the following provisions:
a. Development of this site shall substantially comply with the preliminary plat, landscape plan
and building elevations in Exhibit A.
b. A maximum of sixteen (16) single family detached homes shall be constructed on the site.
1.2 Preliminary Plat - Site Specific Conditions of Approval
1.2.1 The preliminary plat, dated 10/14/13, shall be revised as follows:
a. Lots 6-8, Block 1 shall take access from common driveways as proposed. If Lot 9, Block 1
does not take access from the common drive, provide a 5-foot wide common lot along the
north boundary of the lot to prohibit access to the common drive. All common drives shall be
designed in accordance with UDC 11-6C-3D in effect at the time of final plat submittal. An
exhibit depicting the setbacks, building envelope an orientation of lots and structures shall be
submitted a future final plat application. Include note on the final plat that addresses access
across the lots and the responsible party for maintenance of the common driveways.
b. Direct lot access shall be prohibited to W. Cherry Lane in accord with UDC 11-3A-3.
c. Lot 11, Block 1 is non -buildable and must contain the temporary emergency turnaround as
proposed until the stub street is extended with the development of the Ada County parcel to
the west (Parcel # S 1210212720).
d. Provide a stub street to Parcel's S 1210212720 and S 1210212530 as proposed.
1.2.2 The landscape plan, dated 10/24/13 shall be revised as follows:
a. All fencing shall be installed in accordance with UDC 11-3A-7. Submit a detailed fence plan
with the final plat application.
b. Construct a 26-foot wide landscape buffer adjacent to W. Cherry Lane as proposed.
c. Per UDC 11-313-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing trees
on site. With the submittal of the final plat the applicant shall submit a revised
landscape plan that details the mitigation plan outlined by the developer and the City
Arborist.
d. 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.
1.2.3 Prior to the issuance of a building pennit, the applicant shall record a final plat.
1.2.4 Future homes constructed within the subdivision must comply with the submitted elevations
Summertree RZ & PP
PAGE 13
attached in Exhibit A.4. A mix of materials and architectural details as represented in the attached
elevations shall be incorporated on the rear facades that face W. Cherry Lane (Lots 2-8, Block 1).
The future building restriction form shall note compliance with the approved building elevations.
1.2.5 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 City Engineer signature of the final plat.
1.2.6 Comply with all ACHD conditions of approval.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the R-15 zoning district listed in UDC
Chapter 2 District regulations.
1.3.2 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.3.3 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.4 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.3.5 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to driveways, common driveways, easements, blocks and mailbox
placement.
1.3.6 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-6
for single-family dwellings.
1.3.7 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.8 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-613-3C2.
1.4.3 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years, or 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.4.4 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (AZ-01-026 and PFP-01-009). Staff failure to cite any specific
ordinance provisions does not relieve the applicant from responsibility of compliance.
1.4.5 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.
1.4.6 All common open space shall be maintained by an owner's association as set forth in UDC 11-
3G-3F1.
Summertree RZ & Pp
PAGE 14
2. PUBLIC WORKS DEPARTMENT
2.1 General Conditions of Approval
2.1.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub -grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.1.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
2.1.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document.
2.1.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.1.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.1.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.1.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.1.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.1.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
Summertree RZ & PP PAGE 15
2.1.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.1.11 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.1.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.1.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.1.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.1.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.1.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.1.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.1.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.1.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.1.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.1.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.1.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.1.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
Summertree RZ & PP
PAGE 16
3. FIRE DEPARTMENT
3.1 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 ''/z" 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 corners 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 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 of the project.
3.2 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.4 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
3.5 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26' in width shall have no on -street parking; streets less
than 32' in width shall have parking only on one side. These measurements shall be based on the
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
13' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth
in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
3.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
3.7 Fire lanes, streets and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6" as set forth in International Fire Code Section 503.2.1.
3.8 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
4. POLICE DEPARTMENT
4.1 The Police Department has no comments related to this application.
5. PARKS DEPARTMENT
5.1 The applicant shall comply with the tree mitigation standards set forth in UDC 11-3B-10.
6. REPUBLIC SERVICES
6.1 Republic Services has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC COMMENTS
7.1 Correct deficiencies and replace deteriorated facilities on Cherry Lane abutting the site. These
include sidewalk, curb, gutter, driveways, pedestrian ramps, etc.
Summertree RZ & PP
PAGE 17
7.2 Construct a 5-foot wide attached concrete sidewalk on Summertree Way abutting the site. A
permanent right-of-way easement shall be provided if public sidewalks are placed outside of the
dedicated right-of-way. The easement shall encompass the entire area between the right-of-way
line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly
within the public right-of-way or wholly within an easement.
7.3 Update the existing pedestrian ramps to be ADA compliant at the intersection of Summertree
Way and Cherry Lane abutting the site.
7.4 Construct pedestrian ramps to be ADA compliant at the intersection of Summertree Way and
Aspen Creek Street abutting the site on both sides.
7.5 Construct all internal local streets as 29-foot street sections with vertical curb, gutter and 5-foot
wide attached sidewalks within 42-feet of right-of-way. Obtain written fire department approval
for the proposed reduced local street section (29-feet).
7.6 Install a sign at the terminus of the stub street, Saw Creek Way, stating "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
7.7 Construct a temporary turnaround on Lot 11, Block 1 at the terminus of Saw Creek Way, and
obtain written fire department approval for the temporary turnaround, as it does not have the
design of a standard cul-de-sac.
7.8 Direct lot access is prohibited to Cherry Lane and shall be noted on the final plat.
7.9 Payment of impacts fees are due prior to issuance of a building permit.
7.10 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 In accordance with District policy, 7203.6, the applicant may be required to update any existing
non -compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
Summertree RZ & PP
PAGE 18
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change by the applicant in the planned use of the property which is the subject of this application,
shall require the applicant to comply with ACHD Policy and Standard conditions of approval in
place at the time unless a waiver/variance of said requirements or other legal relief is granted by
the ACHD Commission.
Summertree RZ & PP
PAGE 19
C. Legal Description and Exhibit Map
n
1
DTP860.3442
SURVEYING LLc h@,nlszl.com
g dtpcugh@,nlszl.com
Professional Land SimAcyor 1506 E. Prohaska Cc.
s Eagle, II) 93616
October 16, 2013
REZONE DESCRIPTION, R-4 TO R-15
PROPOSED SUMMERTREE SUBDIVISION
Lots l and 2, Block 1 of Hearthstone Subdivision, as same is recorded in Book 86
of Plats at Page 9650, Ada County records, and a portion of public right-of-way lying in
the NE1/4 of the NW 1/4 of Section 10, T.3N.,R.1 W., B.M., Ada County, Idaho, more
particularly described as follows: Commencing at the Northwest corner of said Section
10; Thence along the section line South 89°40'23" East, 1651.05 feet to the REAL
POINT OF BEGINNING.
Thence continuing South 89040'23" East, 334.85 feet;
Thence South 00'15'53" West, 344.82 feet;
Thence North 89036'30" West, 332.64 feet;
Thence North 00106'09" West, 344.45 feet to the Point of Beginning.
Containing 2.64 acres, more or less.
a: j
�- b3o-t3
OF 10
Summertree RZ & PP
PAGE 20
W. CHERRY LANE
4 3 RP08
BASIS OF BEARING
S 89'40'23" E 2645.03'
9 10 1651.05
- - S 894023E 334.85
659.13'
RIGHT—OF—WAY WARRANTY DEED
INST. N0. 94090609
v
L
N 89-41'01" W 334.56,
d-
2.64 ACRES
N
c�
�!
I
I,
I
S
m
`3
0
°os
`l
QI N
C5
O
l
I Lc)
r^
O
O
o,
o
zl
I�
v
N 89'36'30" W 332.64;
!/NPZATTED
25 100
0 50 200
SCALE: 1 " = 100'
U431
Y
N 1?E2:61vc EXHIBIT JOB N0.
1
D SURVEYING, LLC 208.860.3.1 PROPOSED SUMMERTREE SUB. bc-xx
dtfP.IT�en.mm
Professional Land —Surveyor 1506 E. Pr-b ska Ct. A RESUBOMSION OF HEARTHSTONE SUB., �� No.
s Eagle, ID 83616 LOCATED IN THE NE IA OF THE NW
OF SEC ON 10, T.3N., R7 W., S.M. WG. DATE
- MERIDIAN ADA COUNTY IDAHO 10-15-13
SUmmertree RZ & PP
PAGE 21
D. Required Findings from Unified Development Code
1. Rezone 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, the
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The applicant is proposing to rezone 2.64 acres to the R-15 zoning district. Staff finds that the
proposed map amendment is generally consistent with the MDR designation for this property.
Therefore, Staff finds the amendment is consistent with the applicable provisions of the
Comprehensive Plan (see section VI1 above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-1 5 zoning district is consistent with the
purpose statements for residential districts as detailed in Section VIII above.
c. 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. City utilities will be extended at the expense of the applicant. Staff
recommends that the Commission and Council consider any oral or written testimony that
may be provided when determining this finding.
d. 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 finds 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.
e. The annexation is in the best of interest of the City (UDC 11-5B-3.E).
Staff finds rezoning this property with an R-15 zoning district is in the best interest of the
City if the applicant enters into a development agreement.
Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision -making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat are in general conformance with the comprehensive
plan (please see Section 8 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
B. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that services can be made available to accommodate the proposed
development.
C. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Summertree RZ & PP
PAGE 22
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivisions will not require the expenditure of capital
improvement funds.
D. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding.
E. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
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 consider the facts, analysis and 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.
F. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. The Commission and
Council may consider 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.
Summertree RZ & PP
PAGE 23
Sara M. Baker, President
John S. Franden, Vice President
Rebecca W. Arnold, Commissioner
Mitchell A. Jaurena, Commissioner
Jim Hansen, Commissioner
Date: December 31, 2013
To: Ron Sargent, via e-mail
Summer Woods, LLC
4064 N. Bayou Ln.
Boise, ID 83703
Subject: Summertree Subdivision
4275 W. Cherry Ln.
On December 31, 2013 the Ada County Highway District Staff acted on your application for the
above referenced project. The attached report lists site -specific requirements, conditions of
approval and street improvements, which are required.
If you have any questions, please feel free to contact me at (208) 387-6335.
Sincerely,
Austin Miller
Planning Review Intern
Development Services
Ada County Highway District
CC: Project file
City of Meridian, via e-mail
Aspen Engineers, via e-mail
Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH 2O8-387-6100 • FX 345-7650 • www.achdidaho.org
Development Services Department
Project/File: Summertree (MRZ-13-014 / MPP-13-035)
The applicant is requesting a rezone and preliminary plat approval for a 16 lot
residential subdivision.
Lead Agency:
City of Meridian
Site address:
4275 W. Cherry Ln.
Staff Approval:
December 31, 2013
Applicant:
Ron Sargent
Summer Woods, LLC
4064 N. Bayou Ln.
Boise, ID 83703
Representative: Lance Warnick
Aspen Engineers
485 W. Main St. Ste. B
Kuna, ID 83634
Staff Contact: Austin Miller
Phone: (208) 387-6335
E-mail: amilleraachdidaho.ora
A. Findinqs of Fact
Udsk ,
&OL4
�
1. Description of Application: The applicant is requesting a rezone and preliminary plat approval
for Summertree. The proposed project consists of 16 buildable lots and 1 common lot on 2.3
acres. The applicant is proposing to rezone the site from R-4 to R-15. This proposal is
consistent with Meridian's comprehensive plan.
2. Description of Adjacent Surrounding Area:
Direction
Land Use
Zoni
North
Golf View Estates
R-4
South
§:1-ngleFamily Residential District
R1
East
Cherrywood Village
R-8
West
Low Density Residential District
R-2
3. Site History: ACHD previously reviewed this site as Hearthstone Subdivision (MPFP01-009)
in April 2002.
4. Adjacent Development: The following developments are pending or underway in the vicinity of
the site:
Summertree
• Buckeye Place Subdivision located southwest of the site is in various stages of development.
5. Transit: There are no transit services available to serve this site.
6. New Center Lane Miles: 0.1
7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any
building permits. The assessed impact fee will be based on the impact fee ordinance that is in
effect at that time.
8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP):
• Black Cat Road is scheduled in the Capital Improvements Plan to be widened to 5-lanes from
Franklin Road to Cherry Lane between 2017 and 2021.
• Black Cat Road is scheduled ton the Capital Improvements Plan to be widened to 5-lanes from
Cherry Lane to Ustick Road between 2017 and 2021.
• Ten Mile Road is scheduled on the Capital Improvements Plan to be widened to 4/5-lanes from
Cherry Lane to Ustick Road in 2015.
• The intersection of Cherry Lane and Black Cat Road is listed in the Capital Improvements Plan
to be widened to 6-lanes on the north leg, 7-lanes on the south, 7-lanes east, and 6-lanes on
the west leg, and signalized between 2017 and 2021.
• The intersection of Cherry Lane and Ten Mile Road is scheduled in the Capital Improvements
Plan to be widened to 7-lanes on the north leg, 7-lanes on the south, 7-lanes east, and 7-lanes
on the west leg, and signalized between 2017 and 2021.
B. Traffic Findings for Consideration
1. Trip Generation: This development is estimated to generate 143 additional vehicle trips per day
(10 existing); 15 additional vehicle trips per hour in the PM peak hour (1 existing), based on the
Institute of Transportation Engineers Trip Generation Manual, 9th edition.
2. Condition of Area Roadways
Traffic Count is based on Vehicles per hour (VPH)
Roadway
Frontage
Functional
PM Peak
Hour
PM Peak
Hour Level
Existing
Plus
Classification
Traffic Count
of Service
Project
Cherry Ln.
335-feet
Principal
702
Better than
Better
Arterial
"E"
than "E"
Ten Mile Rd.
None
Minor Arterial
1,051
Better than
Better
"D"
than "D"
Black Cat Rd.
None
Minor Arterial
321
Better than
Better
Summertree
"D"
than "D"
N/A
Way
300-feet
Local
N/A
N/A
* Acceptable level of service for a five -lane principal arterial is "E" (1,770 VPH).
* Acceptable level of service for a four -lane minor arterial is "D" (1,200 VPH).
* Acceptable level of service for a two-lane minor arterial is "D" (550 VPH).
3. Average Daily Traffic Count (VDT)
Average daily traffic counts are based on ACHD's most current traffic counts.
2 Summertree
The average daily traffic count for Cherry Lane west of Ten Mile Road was 11,624 on
May 17, 2011.
The average daily traffic count for Ten Mile Road south of Cherry Lane was 15,953 on
June 16, 2011.
The average daily traffic count for Black Cat Road south of Cherry Lane was 5,193 on
June 23, 2013.
C. Findings for Consideration
Cherry Lane
a. Existing Conditions: Cherry Lane is improved with 5-travel lanes, vertical curb, gutter, and
7-foot wide sidewalk abutting the site. There is 90-feet of right-of-way for Cherry Lane (45-feet
from centerline).
b. Policy:
Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for
improving all street frontages adjacent to the site regardless of whether or not access is taken
to all of the adjacent streets.
Master Street Map and Typology Policy: District Policy 7205.5 states that the design of
improvements for arterials shall be in accordance with District standards, including the Master
Street Map and Livable Streets Design Guide. The developer or engineer should contact the
District before starting any design.
Street Section and Right -of -Way Width Policy: District Policies 7205.2.1 & 7205.5.2 state
that the standard 5-lane street section shall be 72-feet (back -of -curb to back -of -curb) within
96-feet of right-of-way. This width typically accommodates two travel lanes in each direction, a
continuous center left -turn lane, and bike lanes on a minor arterial and a safety shoulder on a
principal arterial.
Right -of -Way Dedication: District Policy 7205.2 states that The District will provide
compensation for additional right-of-way dedicated beyond the existing right-of-way along
arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available
impact fee revenue in the Impact Fee Service Area.
No compensation will be provided for right-of-way on an arterial that is not listed as impact fee
eligible in the Capital Improvements Plan,
The District may acquire additional right-of-way beyond the site -related needs to preserve a
corridor for future capacity improvements, as provided in Section 7300.
Minor Improvements Policy: District Policy 7203.3 states that minor improvements to
existing streets adjacent to a proposed development may be required. These improvements
are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction
or replacement; curb and gutter construction or replacement; replacement of unused
driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps;
pavement repairs; signs; traffic control devices; and other similar items.
ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map
(MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway
features required through development. This segment of Cherry Lane is designated in the
MSM as a Residential Arterial with 5-lanes and on -street bike lanes, a 72-foot street section
within 96-feet of right-of-way.
c. Applicant Proposal: The applicant is not proposing any improvements to Cherry Lane
abutting the site.
3 Summertree
d. Staff Comments/Recommendations: The applicant should not be required to dedicate any
additional right-of-way because Cherry Lane is built -out to the 5-lane section.
The applicant should be required to correct deficiencies and replace deteriorated facilities on
Cherry Lane abutting the site. These include sidewalk, curb, gutter, driveways, pedestrian
ramps, etc.
2. Summertree Way
a. Existing Conditions: Summertree Way is improved with 2-travel lanes, 25-feet of pavement,
rolled curb, gutter, and no sidewalk abutting the site. There is 40-feet of right-of-way for
Summertree Way (20-feet from centerline).
b. Policy:
Reduced Urban Local Street-29-foot Street Section and Right -of -Way Policy: District
Policy 7207.5.2 states that the width of a reduced urban local street shall be 29-feet (back -of -
curb to back -of -curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 42-feet of right-of-way. Although some parking is allowed by the
following subsections, the District will further restrict parking on a reduced width street if
curves or other physical features cause problems, if actual emergency response experience
indicates that emergency vehicles may not be able to provide service, or if other safety
concerns arise.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back -of -curb. Where feasible, a parkway strip at least
8-feet wide between the back -of -curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.).
c. Applicant Proposal: The applicant is proposing to construct 5-foot wide attached concrete
sidewalk on Summertree way abutting the site.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved as proposed.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
The applicant should be required to update the existing ramps located in the following
locations so as to be ADA compliant:
■ The intersection of Summertree Way and Cherry Lane abutting the site.
4 Summertree
3. Internal Roads
a. Existing Conditions: There are no roads constructed internal to the site.
b. Policy:
Reduced Urban Local Street-29-foot Street Section and Right -of -Way Policy: District
Policy 7207.5.2 states that the width of a reduced urban local street shall be 29-feet (back -of -
curb to back -of -curb) with curb, gutter, and minimum 5-foot concrete sidewalks on both sides
and shall typically be within 42-feet of right-of-way. Although some parking is allowed by the
following subsections, the District will further restrict parking on a reduced width street if
curves or other physical features cause problems, if actual emergency response experience
indicates that emergency vehicles may not be able to provide service, or if other safety
concerns arise.
Design Condition #1: Parking is allowed on one side of a reduced width street when all of
the following criteria are met:
• The street is in a residential area.
• The developer shall provide written approval from the appropriate fire department or
emergency response unit in the jurisdiction.
• The developer shall install "NO PARKING" signs on one side of the street, as specified
by the District and as specified by the appropriate fire department.
• Vertical curbs with attached 5-foot (minimum) wide sidewalks, or rolled curbs with 5-foot
(minimum) wide detached sidewalks and 8-foot (minimum) wide planter strips, are
required.
• Traffic volumes on the street shall not exceed 1,000 vehicle trips per day. There shall be
no possibility that another street may be connected to it in a manner that would allow
more than 1,000 vehicle trips per day.
Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is
required on both sides of all local street, except those in rural developments with net densities
of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot
frontage, in which case a sidewalk shall be constructed along one side of the street. Some
local jurisdictions may require wider sidewalks.
The sidewalk may be placed next to the back -of -curb. Where feasible, a parkway strip at least
8-feet wide between the back -of -curb and the street edge of the sidewalk is recommended to
provide increased safety and protection of pedestrians and to allow for the planting of trees in
accordance with the District's Tree Planting Policy. If no trees are to be planted in the
parkway strip, the applicant may submit a request to the District, with justification, to reduce
the width of the parkway strip.
Detached sidewalks are encouraged and should be parallel to the adjacent roadway.
Meandering sidewalks are discouraged.
A permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.).
c. Applicant Proposal: The applicant is proposing to construct all internal roads as 29-foot
street sections with rolled curb, gutter and 5-foot attached concrete sidewalk within 42-feet of
right-of-way.
d. Staff Comments/Recommendations: The
should be approved as proposed; however
Condition #1.
applicant's proposal meets District Policy and
vertical curb is required consistent with Design
E
Summertree
The applicant should be required to obtain written fire department approval for the reduced
street sections proposed (29-feet).
The applicant should be required to update the existing ramps located in the following
locations so as to be ADA compliant:
• The intersection of Summertree Way and Aspen Creek Street abutting the site on
both sides.
This map reflects the locations of where the applicant is to construct ADA compliant
pedestrian ramps.
W. CHERRY LANE
4. Roadway Offsets
a. Existing Conditions: There are no roads constructed internal to the site.
b. Policy:
Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a
minimum offset of 125-feet from any other street (measured centerline to centerline).
c. Applicant's Proposal: The applicant is proposing to construct all internal local streets to
provide a minimum offset of 125-feet.
d. Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved as proposed.
5. Stub Streets
a. Existing Conditions: There are no roads constructed internal to the site.
6 Summertree
b. Policy:
Stub Street Policy: District policy 7207.2.4 states that stub streets will be required to provide
circulation or to provide access to adjoining properties. Stub streets will conform with the
requirements described in Section 7207.2.5.4, except a temporary cul-de-sac will not be
required if the stub street has a length no greater than 150-feet. A sign shall be installed at
the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
In addition, stub streets must meet the following conditions:
• A stub street shall be designed to slope towards the nearest street intersection within the
proposed development and drain surface water towards that intersection; unless an
alternative storm drain system is approved by the District.
• The District may require appropriate covenants guaranteeing that the stub street will
remain free of obstructions.
Temporary Dead End Streets Policy: District policy 7207.2.4 requires that the design and
construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary
cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac.
The developer shall grant a temporary turnaround easement to the District for those portions
of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance
where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered
by the easement and identified on the plat as a non -buildable lot until the street is extended.
c. Applicant Proposal: The applicant is proposing to construct one stub street, Sawcreek Way,
to stub to the west property line at the southwest corner of the site. The applicant is proposing
to construct a temporary turnaround on Lot 11, Block 1 of the site.
Staff Comments/Recommendations: The applicant's proposal meets District Policy and
should be approved as proposed. The applicant shall be required to install a sign at the
terminus of the stub street stating "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
The applicant should be required to obtain written fire department approval for the temporary
turnaround, as it does not have the design of a standard cul-de-sac.
6. Tree Planters
Tree Planter Policy: Tree Planter Policy: The District's Tree Planter Policy prohibits all trees in
planters less than 8-feet in width without the installation of root barriers. Class II trees may be
allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed
in planters with a minimum width of 10-feet.
7. Landscaping
Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD
right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public
storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision
triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot
height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset
from stop signs. Landscape plans are required with the submittal of civil plans and must meet all
District requirements prior to signature of the final plat and/or approval of the civil plans.
8. Other Access
Cherry Lane is classified as a principal arterial roadway. Direct lot access is prohibited to this
roadway and should be noted on the final plat.
D. Site Specific Conditions of Approval
7 Summertree
1. Correct deficiencies and replace deteriorated facilities on Cherry Lane abutting the site. These
include sidewalk, curb, gutter, driveways, pedestrian ramps, etc.
2. Construct a 5-foot wide attached concrete sidewalk on Summertree Way abutting the site. A
permanent right-of-way easement shall be provided if public sidewalks are placed outside of
the dedicated right-of-way. The easement shall encompass the entire area between the right-
of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located
wholly within the public right-of-way or wholly within an easement.
3. Update the existing pedestrian ramps to be ADA compliant at the intersection of Summertree
Way and Cherry Lane abutting the site.
4. Construct pedestrian ramps to be ADA compliant at the intersection of Summertree Way and
Aspen Creek Street abutting the site on both sides.
5. Construct all internal local streets as 29-foot street sections with vertical curb, gutter and 5-foot
wide attached sidewalks within 42-feet of right-of-way. Obtain written fire department approval
for the proposed reduced local street section (29-feet).
6. Install a sign at the terminus of the stub street, Saw Creek Way, stating "THIS ROAD WILL BE
EXTENDED IN THE FUTURE."
7. Construct a temporary turnaround on Lot 11, Block 1 at the terminus of Saw Creek Way, and
obtain written fire department approval for the temporary turnaround, as it does not have the
design of a standard cul-de-sac.
8. Direct lot access is prohibited to Cherry Lane and shall be noted on the final plat.
9. Payment of impacts fees are due prior to issuance of a building permit.
10. Comply with all Standard Conditions of Approval.
E. Standard Conditions of Approval
1. All irrigation facilities shall be relocated outside of the ACHD right-of-way.
2. Private Utilities including sewer or water systems are prohibited from being located within
the ACHD right-of-way.
3. In accordance with District policy, 7203.3, the applicant may be required to update any
existing non -compliant pedestrian improvements abutting the site to meet current Americans
with Disabilities Act (ADA) requirements. The applicant's engineer should provide
documentation of ADA compliance to District Development Review staff for review
4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
5. A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
6. All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business
days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD
Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are
compromised during any phase of construction.
8 Summertree
8. 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.
9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
10. Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
11. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
12. If the site plan or use should change in the future, ACHD Planning Review will review the
site plan and may require additional improvements to the transportation system at that time.
Any change in the planned use of the property which is the subject of this application, shall
require the applicant to comply with ACHD Policy and Standard Conditions of Approval in
place at that time unless a waiver/variance of the requirements or other legal relief is
granted by the ACHD Commission.
F. Conclusions of Law
The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval
are satisfied.
2. ACHD requirements are intended to assure that the proposed use/development will not place an
undue burden on the existing vehicular transportation system within the vicinity impacted by the
proposed development.
G. Attachments
1. Vicinity Map
2. Site Plan
3. Utility Coordinating Council
4. Development Process Checklist
S. Request for Reconsideration Guidelines
9 Summertree
VICINITY MAP
10 Summertree
SITE PLAN
t f
gilli.ip.. 15m I� G 111.11
., -,
11
Summertree
Ada County Utility Coordinating Council
Developer/Local Improvement District
Right of Way Improvements Guideline Request
Purpose: To develop the necessary avenue for proper notification to utilities of local highway
and road improvements, to help the utilities in budgeting and to clarify the already existing process.
1) Notification: Within five (5) working days upon notification of required right of way
improvements by Highway entities, developers shall provide written notification to the affected
utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include
but not be limited to, project limits, scope of roadway improvements/project, anticipated
construction dates, and any portions critical to the right of way improvements and coordination
of utilities.
2) Plan Review: The developer shall provide the highway entities and all utility owners with
preliminary project plans and schedule a plan review conference. Depending on the scale of
utility improvements, a plan review conference may not be necessary, as determined by the
utility owners. Conference notification shall also be sent to the UCC. During the review meeting
the developer shall notify utilities of the status of right of way/easement acquisition necessary
for their project. At the plan review conference each company shall have the right to appeal,
adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the
developer with a letter of review indicating the costs and time required for relocation of its
facilities. Said letter of review is to be provided within thirty calendar days after the date of the
plan review conference.
3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary
plans. Utilities may request an updated plan review meeting if revisions are made in the
preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days
after receiving the revisions to review and comment thereon.
4) Final Notification: The developer will provide highway entities, utility owners and the UCC with
final notification of its intent to proceed with right of way improvements and include the
anticipated date work will commence. This notification shall indicate that the work to be
performed shall be pursuant to final approved plans by the highway entity. The developer shall
schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity
shall be completed within the times established during the preconstruction meeting, unless
otherwise agreed upon.
Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit
iducc.com for e-mail notification information.
12 Summertree
Development Process Checklist
Items Completed to Date:
®Submit a development application to a City or to Ada County
®The City or the County will transmit the development application to ACHD
®The ACHD Planning Review Section will receive the development application to review
®The Planning Review Section will do one of the following:
❑Send a "No Review" letter to the applicant stating that there are no site specific conditions of approval at
this time.
®Write a Staff Level report analyzing the impacts of the development on the transportation system and
evaluating the proposal for its conformance to District Policy.
❑Write a Commission Level report analyzing the impacts of the development on the transportation system
and evaluating the proposal for its conformance to District Policy.
Items to be completed by Applicant:
❑For ALL development applications, including those receiving a "No Review" letter:
• The applicant should submit one set of engineered plans directly to ACHD for review by the Development
Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements
required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.)
• The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-
way, including, but not limited to, driveway approaches, street improvements and utility cuts.
❑Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval.
DID YOU REMEMBER:
Construction (Non -Subdivisions)
❑ Driveway or Property Approach(s)
• Submit a "Driveway Approach Request" form to ACHD Construction (for approval by Development Services & Traffic
Services). There is a one week turnaround for this approval.
❑ Working in the ACHD Right -of -Way
• Four business days prior to starting work have a bonded contractor submit a "Temporary Highway Use Permit
Application" to ACHD Construction — Permits along with:
a) Traffic Control Plan
b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50' or you
are placing >600 sf of concrete or asphalt.
Construction (Subdivisions)
❑ Sediment & Erosion Submittal
• At least one week prior to setting up a Pre -Construction Meeting an Erosion & Sediment Control Narrative & Plan,
done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD
Stormwater Section.
❑ Idaho Power Company
• Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre -Con being
scheduled.
❑ Final Approval from Development Services is required prior to scheduling a Pre -Con.
13 Summertree
Request for Appeal of Staff Decision
Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant
of the final decision made by the ROWDS Manager when it is alleged that the ROWDS
Manager did not properly apply this section 7101.6, did not consider all of the relevant facts
presented, made an error of fact or law, abused discretion or acted arbitrarily and
capriciously in the interpretation or enforcement of the ACHD Policy Manual.
a. Filing Fee: The Commission may, from time to time, set reasonable fees to be
charged the applicant for the processing of appeals, to cover administrative
costs.
Initiation: An appeal is initiated by the filing of a written notice of appeal with
the Secretary of Highway Systems, which must be filed within ten (10) working
days from the date of the decision that is the subject of the appeal. The notice of
appeal shall refer to the decision being appealed, identify the appellant by name,
address and telephone number and state the grounds for the appeal. The
grounds shall include a written summary of the provisions of the policy relevant
to the appeal and/or the facts and law relied upon and shall include a written
argument in support of the appeal. The Commission shall not consider a notice
of appeal that does not comply with the provisions of this subsection.
Time to Reply: The ROWDS Manager shall have ten (10) working days from the
date of the filing of the notice of appeal to reply to the notice of the appeal, and
may during such time meet with the appellant to discuss the matter, and may
also consider and/or modify the decision that is being appealed. A copy of the
reply and any modifications to the decision being appealed will be provided to the
appellant prior to the Commission hearing on the appeal.
d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of
the appeal will be noticed and scheduled on the Commission agenda at a regular
meeting to be held within thirty (30) days following the delivery to the appellant
of the ROWDS Manager's reply to the notice of appeal. A copy of the decision
being appealed, the notice of appeal and the reply shall be delivered to the
Commission at least one (1) week prior to the hearing.
e. Action by Commission: Following the hearing, the Commission shall either affirm
or reverse, in whole or part, or otherwise modify, amend or supplement the
decision being appealed, as such action is adequately supported by the law and
evidence presented at the hearing.
14 Summertree
Request for Reconsideration of Commission Action
Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD
staff or any other person objecting to any final action taken by the Commission may request
reconsideration of that action, provided the request is not for a reconsideration of an action
previously requested to be reconsidered, an action whose provisions have been partly and
materially carried out, or an action that has created a contractual relationship with third parties.
a. Only a Commission member who voted with the prevailing side can move for
reconsideration, but the motion may be seconded by any Commissioner and is voted on
by all Commissioners present.
If a motion to reconsider is made and seconded it is subject to a motion to postpone to a
certain time.
b. The request must be in writing and delivered to the Secretary of the Highway District no
later than 3:00 p.m. on the day prior to the Commission's next scheduled regular
meeting following the meeting at which the action to be reconsidered was taken. Upon
receipt of the request, the Secretary shall cause the same to be placed on the agenda
for that next scheduled regular Commission meeting.
The request for reconsideration must be supported by written documentation setting
forth new facts and information not presented at the earlier meeting, or a changed
situation that has developed since the taking of the earlier vote, or information
establishing an error of fact or law in the earlier action. The request may also be
supported by oral testimony at the meeting.
d. If a motion to reconsider passes, the effect is the original matter is in the exact position it
occupied the moment before it was voted on originally. It will normally be returned to
ACHD staff for further review. The Commission may set the date of the meeting at
which the matter is to be returned. The Commission shall only take action on the
original matter at a meeting where the agenda notice so provides.
e. At the meeting where the original matter is again on the agenda for Commission action,
interested persons and ACHD staff may present such written and oral testimony as the
President of the Commission determines to be appropriate, and the Commission may
take any action the majority of the Commission deems advisable.
If a motion to reconsider passes, the applicant may be charged a reasonable fee, to
cover administrative costs, as established by the Commission.
15 Summertree