Staff ReportAvendale Subdivision FP-15-011 PAGE 1
STAFF REPORT
MEETING DATE: April 21, 2015
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-15-011 – Avendale Subdivision
I. APPLICATION SUMMARY
The applicant, Silver Oaks Apartments, LLC, has applied for final plat (FP) approval of 4 building
lots on 24.61 acres of land in an R-15 zoning district for Avendale Subdivision (fka Silver Oaks).
II. STAFF RECOMMENDATION
Staff recommends approval of the Avendale subdivision final plat based on the analysis provided
below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-011 as presented in the staff report for the hearing date of
April 21, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-011, as presented during the hearing on April 21, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-011 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 3800 W. Perugia Street, in the SE ¼ of Section 10, Township 3 North,
Range 1 West. (Parcel No.: R8778730020).
B. Applicant:
Silver Oaks Apartments, LLC
1409 N. Main Street
Meridian, ID 83642
C. Owner:
Same as applicant
Avendale Subdivision FP-15-011 PAGE 2
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Ste. 100
Meridian, Idaho 83642
V. STAFF ANALYSIS
The proposed final plat depicts 4 commercial building lots on 24.61acres of land in an R-15 zoning
district. This is a re-subdivision of Lot 1, Block 2 of Umbria Subdivision. Only one final plat is
proposed; however, construction will occur in three phases for financing purposes.
This site is proposed to develop with 260 residential dwelling units on 24.61 acres for a gross density
of 10.56 dwelling units per acre. The development will include a total of sixteen (16) 2- and 3-story
apartment buildings consisting of fifty-six (56) one-bedroom units, one hundred thirteen (113) two-
bedroom units and ninety one (91) three-bedroom units.
All future development within this subdivision must comply with the dimensional standards of the R-
15 zoning district listed in UDC Table 11-2A-7. Staff has reviewed the proposed plat and found it in
compliance with the aforementioned dimensional standards.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat and found the number of buildable lots are two fewer than shown on the preliminary plat in
accord with the requirements listed in UDC 11-6B-3C.2. Therefore, staff deems the proposed final
plat in substantial compliance with the approved preliminary plat.
Note: The City Council waived the requirement for the developer to pipe the Kennedy Lateral with
the final plat for Umbria Subdivision (FP-06-011) as noted in the development agreement.
VI. SITE SPECIFIC CONDITIONS
1. The final plat prepared by Idaho Survey Group, P. C., stamped on January 6, 2015 by Carl Porter,
shall be revised as follows:
a. Include the recorded instrument number of the addendum to the development agreement (#
111028916) in Note #10.
b. Note #12: Easements that are recorded on a plat that are no longer necessary are required to
be vacated through the public hearing process and approved by the City Council; modify note
accordingly.
2. The western half of N. Umbria Hills Avenue shall be constructed in accord with ACHD standards
within the first phase of development prior to issuance of any Certificates of Occupancy, per the
Development Agreement.
3. The applicant shall construct a stub street to the Kennedy Lateral and maintain the existing road
trust with ACHD for half the cost of construction of a bridge over the Kennedy Lateral. The stub
street and future bridge shall be constructed to ACHD standards for a collector street in accord
with the Ten Mile Interchange Specific Area Plan. A sign shall be installed at the terminus of W.
Perugia Street informing the public the street will be extended to the west in the future as a
collector street, per the Development Agreement.
4. Prior to signature on the final plat by the City Engineer, the existing easements depicted on the
Umbria Subdivision plat not necessary for this development shall be vacated, and new easements
for public sanitary sewer and water mains shall be dedicated per General Requirement #19 below.
5. All fencing installed on the site shall comply with UDC 11-3A-6 and 11-3A-7. If permanent
fencing does not exist at the subdivision boundary, temporary construction fencing to contain
Avendale Subdivision FP-15-011 PAGE 3
debris shall be installed around the perimeter of this site and/or each phase prior to release of
building permits for this site.
6. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
7. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
8. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
9. Prior to submittal for building permits, a Certificate of Zoning Compliance and Design Review
application shall be submitted to the Planning Division of the Community Development
Department for review and approval of the site layout and structures. Future development shall be
consistent with the design standards listed in UDC 11-3A-19 and the guidelines contained in the
City of Meridian Design Manual.
10. A street light plan needs to be submitted with the civil plans. A type 2 street light will be
required at the development entrance off of W. Perugia Street. Street light plan requirements are
listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards
can be found at http://www.meridiancity.org/public_works.aspx?id=272
VII. ONGOING CONDITIONS OF APPROVAL
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The applicant shall comply with all previous conditions of approval for this site (AZ-05-016; PP-
05-023; FP-06-011; CUP-10-014; MDA-10-011; Development Agreement Instrument No.
106002636 & addendum 111028916; TED-13-001).
3. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
4. The applicant shall have an ongoing obligation to maintain all pathways.
5. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
6. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
VIII. PROCESS CONDITIONS OF APPROVAL
1. No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
2. The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-5C-3C.
3. The preliminary plat approval shall be null and void if the applicant fails to either obtain the City
Engineer’s signature on the final plat within two years of the Director’s approval of the time
Avendale Subdivision FP-15-011 PAGE 4
extension on the preliminary plat (by July 26, 2015); or apply for another time extension, in
accord with UDC 11-6B-7.
4. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
IX. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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 (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-5C-1.
9. 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.
10. 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.
Avendale Subdivision FP-15-011 PAGE 5
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
19. 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. All easements must be
submitted, reviewed, and approved prior to development plan approval.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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.
Avendale Subdivision FP-15-011 PAGE 6
22. 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.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
X. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 5/5/11)
C. Proposed Final Plat (dated: 3/31/15)
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Exhibit A – Vicinity Map
Avendale Subdivision FP-15-011 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 5/5/11)
Avendale Subdivision FP-15-011 PAGE 9
Exhibit C – Proposed Final Plat (dated: 3/31/15)