Staff ReportSTAFF REPORT
Hearing Date: December 19, 2013
TO: Planning and Zoning Commission E IDIAN~--
FROM: Bill Parsons, Associate City Planner I D A H O
(208) 884-5533
Bruce Freckleton, Development Services Manager
(208) 887-2211
SUBJECT: 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 8-
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
December 19, 2013 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
December 19, 2013 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 83531730010 and 83531730020)
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 Warnick, 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 Rland 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-O1-009) 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. Topogaphy: 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 Boss 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.O1F)
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 S 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-21ists 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 11-3B-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 offinal 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 ofright-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 11-3B-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 11-3B-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, asingle-
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
Summernee 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
Summernee RZ & PP PAGE 7
A. Drawings
1. Vicinity Map
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2. Proposed Preliminary Plat (dated: 11/01/13) and Conceptual Lot Layout for the adjacent Ada County
Parcel to the West
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SECTION 10, T.3N, R.1 W, BOISE MERIDIAN.
CITY Of MERHMAN, AOA COUNTY, IDAHO
NOVEMBER T, 2013
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Summertree RZ & PP PAGE 9
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3. Proposed Landscape Plan (dated: 11/01/13)
4. Building Elevations
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Summertree RZ & PP PAGE 11
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Summertree RZ & PP PAGE 12
PONDEROSA PINE
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 11-3B-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 permit, 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-SJ.
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 11-6B-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-O1-026 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-3F 1.
Summernee 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, asingle-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 ''/2" 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 (SITE SPECIFIC CONDITIONS FORTHCOMING)
7.1 SITE SPECIFIC COMMENTS
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
Summertree RZ & PP PAGE 17
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.
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 ACRD 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 ACRD 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 awaiver/variance of said requirements or other legal relief is granted by
the ACRD Commission.
Summertree RZ & PP PAGE 18
C. Legal Description and Exhibit Map
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ProfarFona/ Las:d Se~rveynr 1506 E. Prahnka Ct.
s Ea~c, ID 83616
October 16, 2013
REZONE DESCRIPTION, R 4 TO R-15
PROPOSED SUMMERTREE SUBDIVISION
Lots 1 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 NEl/4 of the NWl/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 89°40'23" East, 334.85 feet;
Thence South 00° 1 S'S3" West, 344.82 feet;
Thence North 89°36'30" West, 332.64 feet;
Thence North 00°06'09" West, 344.45 feet to the Point of Beginning.
Containing 2.64 acres, more or less.
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Summertree RZ & PP PAGE 19
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Summertree RZ & PP PAGE 20
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:
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 VII 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-15 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.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
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;
Summernee RZ & PP PAGE 21
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 22