Staff Report PZItem #46 & C: Reardon Subdivision (RZ-14-002 and PP-14-003)
Application(s):
- Rezone and Preliminary Plat
Size of property, existing zoning, and location: This site consists of 1.96 acres, is currently zoned R-4, and is located near the
southwest corner of W. Cherry Lane and N. Summertree Way.
Adjacent Land Use & Zoning: The surrounding area is developed with County and City residences, zoned R1and R2 in Ada County
and R-4 and R-8 in the City.
History: In 2001, the property platted as the Heathstone Subdivision.
In 2007, the City approved the Moose Creek preliminary plat 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.
In 2013, the Planning Division recommended approval of a rezone and preliminary plat application (Summertree) however; the
applicant withdrew the application prior to the Commission hearing.
Summary of Request: The applicant has applied to rezone 2.20 acres of land from the R-4 zone to the R-8 zone to and preliminary
plat 10 residential lots to develop single family detached homes. Council will take action on the vacation application for the removal of
the drain field easement. With the termination of the private drain field, the applicant must connect the existing home on Lot 1, Block 1
of the Hearthstone Subdivision to City sewer and water prior to signature on the final plat.
Lot sizes range between 5,189 and 6,051 square feet respectively. The average lot size within the proposed subdivision is 5,675
square feet. The proposed gross density of the subdivision is 5.10 dwelling units per acre which is consistent with both the density
requirements of the comprehensive plan and the proposed R-8 zoning district.
All of the proposed lots comply with the dimensional standards of the UDC.
Access to this development is proposed from the extension of W. Aspen Creek Street via N. Summertree Way. Currently, the property
is developed with a private street approved through the County for the purpose of providing access to the Ada County parcel to the
south. UDC 11-3A-3 restricts access to arterial~streets when local street access is being provided. ACHD and staff are recommending
the access close with the development of the subdivision. Lot 2, Block 1 should be incorporated into the adjacent buildable lot and the
25-foot wide landscape buffer extended to the west boundary of the property to prohibit access to Cherry Lane.
Staff is supportive of the private driveway remaining on Lot 1, Block 2 for the benefit of the County parcel because it provides a local
street access in accord with UDC 11-3A-3. The applicant will have to coordinate with the property owner of the southern Ada County
parcel on the maintenance and ownership of Lot 1, Block 2.
A 25-foot wide landscape buffer is required to be installed along the entire frontage of W. Cherry Lane in accord with UDC 11-3B-7C. A
common lot (Lot 7, Block 1) is proposed along the north side of W. Aspen Creek Drive. This lot will be landscaped in accord with UDC
11-3B-7C and will contain the pressurized irrigation pump. This lot will also contain the 20-foot wide cross access easement to facilitate
local street access to the adjacent northern property.
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, and cedar shake siding) and stone/brick wainscot. Design features staff supports include varying
roof forms, decorative trim and corbels, pop-outs, dormers and covered entries and front porches. Future homes constructed within the
subdivision must comply with the submitted elevations.
Comprehensive Plan FLUM Designation: MDR
Written Testimony: Bob Unger in agreement with the conditions in the staff report
Staff Recommendation: Approval with conditions.
Item #4B & C: Reardon Subdivision (RZ-14.002 and PP-14-003)
Application(s):
- Rezone and Preliminary Plat
Size of property, existing zoning, and location: This site consists of 1.96 acres, is currently zoned R-4, and is located near the
southwest corner of W. Cherry Lane and N. Summertree Way.
Adjacent Land Use & Zoning: The surrounding area is developed with County and City residences, zoned R1 and R2 in Ada County
and R-4 and R-8 in the City.
History: In 2001, the property platted as the Heathstone Subdivision.
In 2007, the City approved the Moose Creek preliminary plat 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.
In 2013, the Planning Division recommended approval of a rezone and preliminary plat application (Summertree) however; the
applicant withdrew the application prior to the Commission hearing.
Summary of Request: The applicant has applied to rezone 2.20 acres of land from the R-4 zone to the R-8 zone to and preliminary
plat 10 residential lots to develop single family detached homes. Council will take action on the vacation application for the removal of
the drain field easement. With the termination of the private drain field, the applicant must connect the existing home on Lot 1, Block 1
of the Hearthstone Subdivision to City sewer and water prior to signature on the final plat.
Lot sizes range between 5,189 and 6,051 square feet respectively. The average lot size within the proposed subdivision is 5,675
square feet. The proposed gross density of the subdivision is 5.10 dwelling units per acre which is consistent with both the density
requirements of the comprehensive plan and the proposed R-8 zoning district.
All of the proposed lots comply with the dimensional standards of the UDC.
Access to this development is proposed from the extension of W. Aspen Creek Street via N. Summertree Way. Currently, the property
is developed with a private street approved through the County for the purpose of providing access to the Ada County parcel to the
south. UDC 11-3A-3 restricts access to arterial~streets when local street access is being provided. ACRD and staff are recommending
the access close with the development of the subdivision. Lot 2, Block 1 should be incorporated into the adjacent buildable lot and the
25-foot wide landscape buffer extended to the west boundary of the property to prohibit access to Cherry Lane.
Staff is supportive of the private driveway remaining on Lot 1, Block 2 for the benefit of the County parcel because it provides a local
street access in accord with UDC 11-3A-3. The applicant will have to coordinate with the property owner of the southern Ada County
parcel on the maintenance and ownership of Lot 1, Block 2.
A 25-foot wide landscape buffer is required to be installed along the entire frontage of W. Cherry Lane in accord with UDC 11-3B-7C. A
common lot (Lot 7, Block 1) is proposed along the north side of W. Aspen Creek Drive. This lot will be landscaped in accord with UDC
11-36-7C and will contain the pressurized irrigation pump. This lot will also contain the 20-foot wide cross access easement to facilitate
local street access to the adjacent northern property.
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, and cedar shake siding) and stone/brick wainscot. Design features staff supports include varying
roof forms, decorative trim and corbels, pop-outs, dormers and covered entries and front porches. Future homes constructed within the
subdivision must comply with the submitted elevations.
Comprehensive Plan FLUM Designation: MDR
Written Testimony: Bob Unger in agreement with the conditions in the staff report
Staff Recommendation: Approval with conditions.
STAFF REPORT
Hearing Date: March 20, 2014
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: Reardon - RZ 14-002 and PP-14-003
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, CS2, LLC, has applied to rezone (RZ) 2.20 acres of land with an R-8 zoning district;
preliminary plat (PP) ten (10) single-family residential lots and four (4) common lots on
approximately 1.96 acres of land; and vacate the existing private drain field easement and associated
plat note (#6) platted with the Hearthstone Subdivision. See Section 9 of the staff report for more
information.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed rezone, preliminary plat and vacation applications 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-14-002 and PP-14-003 as presented in staff report for the hearing date of
March 20, 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-14-002 and PP-14-003 and as presented in staff report for the hearing
date of March 20, 2014 for the following reasons: (You should state specific reasons for denial of the
applications.)
Continuance
I move to continue File Numbers RZ-14-002 and PP-14-003 and 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 #83531730020)
The site is generally located near 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:
CS2, LLC
Reardon RZ, PP & VAC PAGE 1
8921 W. Hackamore Street
Boise, ID 83703
c. Owner:
DL Evans Bank
2560 E. Fairview Avenue
Meridian, ID 83642
d. Representative:
Bob Unger, ULC Management (861-5220)
e. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject applications are for a rezone, preliminary plat and vacation. 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: March 3, and 17, 2014 (Commission);
c. Radius notices mailed to properties within 300 feet on: February 27, 2014 (Commission);
d. Applicant posted notice on site by: March 10, 2014 (Commission);
6. LAND USE
a. Existing Land Use(s): The subject site is vacant property developed with an existing private road
that provides a Cherry Lane access to the Ada County parcel on the south boundary.
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-01-009) to develop a residential subdivision (Hearthstone) consisting of two
(2) residential lots on approximately 2.30 acres in the R-4 district.
• In 2007, the City approved a new preliminary plat (Moose Creek) (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.
• In 2013, the Planning Division recommended approval of a rezone and preliminary plat
application (Summertree) (RZ-13-014 and PP-13-035) however; the applicant withdrew the
application prior to the Commission hearing.
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:
Reardon RZ, PP & VAC PAGE 2
1. Canals/Ditches Irrigation: No major facilities.
2. Hazards: Staff is not aware of any hazards that exist on the property.
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 ten (10) single-family detached residential lots on 1.96
acres of land at a gross density of 5.10 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-8 zoning district. The medium residential district (R-8) allows a maximum density of 8
dwelling units to the acre which falls within the parameters of the MDR designation of 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 I1-3A-21. Currently this property is
encumbered by an existing private drain field easement for the beneftt of Lot 1, Block 1 of
Hearthstone Subdivision. The applicant has obtained consent from the homeowner on this lot
to vacate the easement and once the vacation process is completed the applicant will be
responsible for connecting the existing home to City services.
• "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 (W. Aspen Creek Drive) to serve the proposed development and stubs
Reardon RZ, PP & VAC PAGE 3
to the County parcel on the west boundary. Currently, the southern County parcel has access
to Cherry Lane via a prescriptive access easement (private street) which is shown to remain
with the development of the subdivision. ACHD and City staff are recommending the access
close with the development of the subdivision. The applicant is also proposing a 20 foot wide
cross access easement across the common lot on the north side of W. Aspen Creek Drive to
facilitate local street access to the existing home.
• "Require new residential development to meet development standards regarding landscaping,
signage, fences and walls, etc." (3.05.0X)
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.)." (3.06.02F)
A 25 foot wide street buffer is required adjacent to W. Cherry Lane in accord with the
standards listed in UDC I1-3B-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-8): 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-8 zoning district.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2A-6 for the R-8 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 2.20 acres of land from the R-4 zone to the R-
8 zone to develop ten (10) single family detached homes. The rezone is desired to allow the
applicant to construct patio homes within the dimensional standards of the R-8 zoning district. To
ensure the site develops as proposed, staff recommends the applicant enter into a development
agreement with the City.
Preliminary Plat (PP): The proposed preliminary plat consists often (10) single family
residential lots and four (4) common lots on approximately 1.96 acres of land in the R-8 zoning
district. Lot sizes range between 5,189 and 6,051 square feet respectively. The average lot size
within the proposed subdivision is 5,675 square feet. The proposed gross density of the
subdivision is 5.10 dwelling units per acre which is consistent with both the density requirements
Reardon RZ, PP & VAC PAGE 4
of the comprehensive plan and the proposed R-8 zoning district.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2A-6 for the R-8 zoning district. The R-8 zone requires a
minimum lot size of 5,000 square feet with 50 feet of street frontage. All of the proposed lots
comply with the dimensional standards of the UDC.
The submitted plat depicts two (2) access lots on the west boundary of the plat. As submitted,
these lots are proposed to maintain the Cherry Lane access to the Ada County parcel to the south.
Staff is supportive of the private driveway remaining on Lot 1, Block 2 for the benefit of the
County parcel because it provides a local street access in accord with UDC 11-3A-3. Because this
is a private driveway for the benefit of the southern property, staff recommends the applicant plat
a 5-foot wide common lot along the west boundary of Lot 2, Block 2 to prohibit access to the
private driveway (UDC 11-6C-3D5). This common lot must be maintained the subdivision
homeowner's association. The applicant will have to coordinate with the property owner of the
southern Ada County parcel on the maintenance and ownership of Lot 1, Block 2. With the final
plat application, the applicant must provide written documentation that identifies the responsible
party for maintaining and owning the private driveway.
The other access lot (Lot 2, Block 1) should be incorporated into the adjacent buildable lot (Lot 3,
Block 1) and the 25-foot wide landscape buffer extended to the west boundary of the property to
prohibit access to Cherry Lane.
Access: Access to this development is proposed from the extension of W. Aspen Creek Street via
N. Summertree Way. Currently, the property is developed with a private street approved through
the County for the purpose of providing access to the Ada County parcel to the south. UDC 11-
3A-3 restricts access to arterial streets when local street access is being provided. ACHD and staff
are recommending the access close with the development of the subdivision. As noted above,
staff recommends the applicant remove Lot 2, Block 1 from the plat and incorporate this lot with
the adjacent buildable lot (Lot 3, Block 1) to facilitate the closure of the Cherry Lane access.
With the closure of the access, the applicant should be responsible for removing the existing
roadway from the property and extending the 25-foot wide landscape buffer to the west boundary
of the subdivision. Further, the applicant will be responsible for coordinating with the property
owner to the south on the relinquishment of the private road easement. With the submittal of the
final plat application, the applicant must submit recorded documents verifying relinquishment of
the private street easement.
In discussions with ACRD staff, the applicant will also be responsible for providing a
temporary turnaround at the terminus of the local street (W. Aspen Creek Drive) in accord
with ACHD standards.
With the modifications noted above, staff is supportive of the proposed street connectivity.
Landscaping: A landscape plan was submitted with this application as shown in Exhibit A.3. A
25-foot wide landscape buffer is required to be installed along the entire frontage of W. Cherry
Lane in accord with UDC 11-3B-7C.
In addition to the landscape buffer, the applicant is also proposing a common lot (Lot 7, Block 1)
along the north side of W. Aspen Creek Drive. This lot will be landscaped in accord with UDC
11-3B-7C and will contain the pressurized irrigation pump. The landscape plan as submitted
complies with the standards set forth in UDC 11-3B-7C. As noted above, this lot will also contain
the 20-foot wide cross access easement to facilitate local street access to the adjacent northern
property. The applicant must include a note on the final plat that states the property to north is
beneficiary of the cross access easement.
Reardon RZ, PP & VAC PAGE 5
With the submittal of the final plat application, the applicant must submit a landscape prepared by
a landscape architect, landscape designer or qualified nurseryman in accord with UDC 11-3B-3C.
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.
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 has not proposed any fencing with the su8bject application. 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.
Vacation: As mentioned above, this property received plat approval in 2001(Hearthstone
Subdivision). At that time, City sewer was not available to serve the proposed development. The
previous owner was allowed to use an existing well and septic system until City services were
available. Because of the existing private system, the drain field for the existing home on the east
boundary is located on the subject property. A note (#6) and a graphic depiction of the drain field
easement are depicted on the face of the plat. The applicant has obtained consent from property
owner granting the relinquishment of the private drain field easement. With the application
submittal, the applicant supplied a signed agreement between the developer and the homeowner
on the timing of the utility connections. With the termination of the private drain field, the
applicant must connect the existing home on Lot 1, Block 1 of the Hearthstone Subdivision to
City sewer and water prior to signature on the 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,
and cedar shake siding) and stone/brick wainscot. Design features staff supports include varying
roof forms, decorative trim and corbels, pop-outs, dormers and covered entries and front 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 3, 5 and 6, 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.
Reardon RZ, PP & VAC PAGE 6
In summary, Staff recommends approval of the proposed rezone, preliminary plat and vacation
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: 01/23/14)
3. Proposed Landscape Plan (dated: 01/23/14)
4. Proposed Building Elevations
5. Drain Field Easement Proposed to be Vacated
B. Conditions of Approval
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
Reardon RZ, PP & VAC PAGE 7
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4. Building Elevations
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Reardon RZ, PP & VAC PAGE ] 1
Reardon RZ, PP & VAC PAGE 12
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Reardon RL, PP & VAC PAGE 13
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. Future homes constructed on this site shall substantially comply with the building elevations
in Exhibit A. 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 3-6,
Block 1).
b. A maximum often (10) single family detached homes shall be constructed on the site.
c. Access is prohibited to W. Cherry Lane in accord with UDC 11-3A-3. Prior to City
Engineer's signature on a final plat, the applicant shall remove the existing roadway
(extending from the far edge of the dedicated right-of--way to Cherry Lane), the driveway
approach and extend the 25-foot wide landscape buffer to the west boundary.
d. The applicant shall maintain a driveway access to parcel # 51210212530 through Lot 1,
Block 2. With the submittal of the final plat application the applicant shall provide the
following:
1. recorded documentation verifying the relinquishment of the 30-foot wide private road
easement and;
2. recorded documentation that identifies the responsible party for the maintenance and
ownership of the private driveway on Lot 1, Block 2.
1.2 Preliminary Plat -Site Specific Conditions of Approval
1.2.1 The preliminary plat, dated 01/23/14, shall be revised as follows:
a. Provide a 5-foot wide common lot along the west boundary of the Lot 2, Block 2 to prohibit
access to the existing private driveway. Include note on the final plat that states Lot 1, Block
2 is anon-buildable lot for the benefit of ingress/egress for parcel #S S 1210212530. With the
submittal of the final plat application, the applicant shall provide recorded documentation that
identifies the responsible party for the maintenance and ownership of the private driveway on
Lot 1, Block 2.
b. Provide a stub street to Parcel #S1210212720 as proposed. The applicant shall construct a
temporary turnaround at the terminus of the local street (W. Aspen Creek Drive) in accord
with ACHD standards.
c. The applicant shall remove Lot 2, Block 1 from the plat and incorporate this lot as part of the
buildable lot (Lot 3, Block 1).
d. Across-access/ingress-egress easement shall be granted to the property to the north (parcel
#83531730010) through Lot 7, Block 1 as proposed. A recorded copy of the easement shall
be submitted with the final plat application or a note added to the face of the plat that
Reardon RZ, PP & VAC PAGE 14
references the recorded cross access agreement.
1.2.2 The landscape plan, dated 01/23/14 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 25-foot wide landscape buffer along the entire frontage of W. Cherry Lane.
c. Construct Common Lot 7, Block 1 as proposed.
d. 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.
e. 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.
f. All common open space shall be maintained by a home owner's association as set forth in
UDC 11-3G-3F1.
1.2.3 With the submittal of a final plat application, the applicant shall provide recorded
documentation verifying the relinquishment of the 30-foot wide private road easement.
1.2.4 Prior to the issuance of a building permit, the applicant shall record a final plat.
1.2.5 Future homes constructed within the subdivision must comply with the submitted elevations
attached in Exhibit A.4. A mix of materials and architectural details as represented in the attached
elevations shall be incorporated on the side and rear facades that face W. Cherry Lane (Lots 3-6,
Block 1). The future building restriction form shall note compliance with the approved building
elevations.
1.2.6 With the termination of the private drain field, the applicant shall connect the existing home on
Lot 1, Block 1 of the Hearthstone Subdivision to City sewer and water prior to signature on the
final plat.
1.2.7 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-8 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.
Reardon RZ, PP & VAC PAGE 15
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-O1-009). 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.
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.
Reardon RZ, PP & VAC PAGE 16
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.
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.
Reardon RZ, PP & VAC PAGE 17
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.
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.
Reardon RZ, PP & VAC PAGE 18
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
Reardon RZ, PP & VAC PAGE 19
C. Legal Description and Exhibit Map
PROPOSED RfARDON SUBOi1lISiON REZONE
fabruary is, 2014
A PARCEL OF LAND BEING lOT 2, BLOCK 1, HEARTHSTONE SUBDIVISK)N AS RECORDED IN BOOK 96,
PAGE 9650, ADA COUNTY RECORDERS AND A PORTION OF THE ADJACENT RIGHT OF WAY OF WEST
CHERRY tANE, LOCATED IN THE NE K OF THE NW Ji NV SECTION 10, TOWNSHIP 3 NORTH, RANGE 1 WEST
OF THE BOISE MERIDIAN, MERiI?tAN, ADA COUNTY IDAHO, BEING MORE PARTICULARLY DESCRIBED AS
FOLLOWS:
COMMENGMIG AT THE NORTHWEST CORNER OF SECTION 10, 7.3 N., R.1 W., B.M.;
THENCE s 89'44'23"E 1651..05 FEET ALONG THE NORTH UNE of SAS SECTION 10 TO THE INTERSECTION
OF SAiD NORTH LINE AND THE WEST LINE OF HEARTHSTONE St~l1/ISION EXPENDED. THE I~J11. PdNT
OF BE611~IING ()F THIS DESCRIPTION;
THENCE S 89'40'23" E 228.45 FEET ALONG THE SAID NORTH LINE TO A POINT;
THENCE S 01'06'06" W 148.39 FEET ALONG THE BOUNDARY OF LOT 2, BLOCK 1, H€AItTHSPONE
SUBDiVIS10N EXI•ENDEDTO A POMfi;
ALONG THE BOUNDARY OF SAID IAT 2 THE F(N.IA'4NlNG;
THENCE S 03'58'46" E ~I.50 FEET TO A POINT;
THENCE S 89'37'13" E 146.31 FEET TO A -OrMIT;
TNENCE S 00'15'53" W 165.92 FEET TO THE SflUTt1EA3T CORNER OF SAS tOT 2;
THENCE N 89'x'30" W 332.64 FEET TO THE SOUTHWEST CORNER OF SAiD LOT 2;
THENCE N 00'06'09" W 344.14 FEET ALONG THI WEST LINE OF SAID LOT 2, BLOCK 1 EXT€NOEO TO THE
REAL POINT OF BfGINNl1'16 OE THIS DESCI~TIDN, CONTAMl1NG 2.20 ACRES, MORE ~ LESS.
Reardon RZ, PP & VAC PAGE 20
EXHIBIT
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s. oasnHC zarrE R-~, v~o~c R-~. ~ »~. row+oMtr
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eras. BEST d1ER~Y L/YdE 3
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REZONE f~SCRIP't'~ON F~ PROP06E0 REARDON ~1~8[~INISION
t.ar ~, euoac ~ of sue~nsioK ~~ w ~ ~ 1/4 of
aw ~/4 ~ ~o. r.~., ~.~w., e.M.. , ~ ca~rtY, ~rwo
Reardon RZ, PP & VAC 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 2.20 acres to the R-8 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-8 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-SB-3.E).
Staff finds rezoning this property with an R-8 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;
Reazdon RZ, PP & VAC 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.
Reardon RZ, PP & VAC PAGE 23