CC - Staff ReportAvebury Sub – FP H-2016-0108 PAGE 1
STAFF REPORT
MEETING DATE: September 27, 2016
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Avebury Subdivision - FP (H-2016-0108)
I. APPLICATION SUMMARY
The applicant, Avebury Development, LLC, has applied for final plat (FP) approval of 14 single-
family residential building lots and 4 common area lots on 3 acres of land in an R-15 zoning district
for Avebury Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Avebury Subdivision final plat based on the analysis provided
below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2016-0108 as presented in the staff report for the hearing date of
September 27, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0108, as presented during the hearing on September 27, 2016,
for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0108 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 subject property is located on the north side of E. Pine Ave.; west of N. Locust Grove Road,
in the northeast ¼ of Section 7, T. 3N., R. 1E.
B. Applicant/Owner:
Guy Hendricksen, Avebury Development, LLC
408 S. Eagle Road Suite 103
Eagle, ID 83616
C. Representative:
Breckon Land Design
P. O. Box 44465
Garden City, ID 83714
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V. STAFF ANALYSIS
The proposed final plat depicts 14 building lots and 4 common area lots on 3 acres of land in the R-15
zoning district. All of the lots proposed in this subdivision are for single-family detached homes and
comply with the dimensional standards of the R-15 zoning district listed in UDC Table 11-2A-7. The
applicant is proposing a 5-foot wide pathway connection to the existing 10-foot multi-use pathway
constructed within the Danbury Faire Subdivision to the west.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat as set forth in UDC 11-6B-3C.2. The total number of buildable lots has decreased by one (1) and
the amount of common area is the same. Therefore, staff finds the proposed final plat in substantial
compliance with the approved preliminary plat.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved rezone and preliminary plat (PP-15-007, RZ-15-
008, and Development Agreement Inst. No. 2015-102166).
2. The applicant shall obtain the City Engineer’s signature on the final plat by September 8, 2017;
or, apply for a time extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by the Idaho Survey Group, stamped and dated on 8/03/16 by Patrick J.
Scheffler PLS, shall be revised prior to City Engineer signature on the final plat as follows:
a. Include a note that states that the subdivision is subject to the recorded development
agreement instrument number (#2015-102166).
b. Lots 1-5, Block 1 shall take access from a common driveway as proposed (Lot 6, Block 1).
Provide a 5-foot wide landscape buffer along northern edge of the common driveway as
proposed.
c. The applicant shall provide an exhibit depicting the setbacks, building envelope and
orientation of lots and structures taking access from the proposed common lot (Lot 6, Block
1).
d. Include note on the final plat that addresses access across the lots and the responsible party
for maintenance of the common driveway and 5-foot wide landscape buffer.
e. Increase the width of the side Public Utilities, Pressurized Irrigation and Property Drainage
easement adjacent to the subdivision boundary on Lot 1 and 16, Block 1 to 10-foot.
f. Lot 1, Block 2 shall be a minimum of 5 feet in width and shall be landscaped as proposed.
5. The landscape plan prepared by Breckon Land Design, dated 8/18/16, shall be revised as follows:
a. Widen the common lot adjacent to Five Mile Creek five (5) additional feet outside of the
irrigation easement to allow the required plantings in accord with UDC 11-3B-7C; OR
b. Submit a copy of a license agreement with the Irrigation District to allow the required
plantings to be placed in the existing Five Mile Creek irrigation easement.
c. Lot 7, Block 1 is a non-buildable lot and must be developed as a guest parking area as
proposed and maintained by homeowner’s association with the following modifications:
a. The applicant shall add 2 feet of landscaping on the east side of the parking stall,
or wheel stops.
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6. All fencing installed on the site must comply with the standards listed in UDC 11-3A-6 and 11-
3A-7. If permanent fencing does not exist at the subdivision boundary, temporary construction
fencing to contain debris shall be installed around this phase prior to release of building permits
for this subdivision.
7. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
8. Development of homes within this subdivision shall comply with the building designs and
materials approved with the recorded development agreement.
9. Comply with the stormwater integration standards listed in UDC 11-3B-11C.
10. Prior to signature on the final plat, the applicant shall provide written documentation from the
HOA and the Irrigation District allowing the extension of the 5-foot wide pathway through
Danbury Faire’s common lot (Lot 46, Block 8). The maintenance of the pathway will be the
responsibility of the Avebury Homeowner’s Association.
11. A portion of this project lies within the Meridian Floodplain Overlay District. Prior to any
development occurring in the Overlay District a floodplain permit application, including
hydraulic and hydrologic analysis is required to be completed and submitted to the City and
approved by the Floodplain Administrator per MCC 10-6.
12. Prior to the issuance of a building permit, the applicant shall record a final plat.
VII. 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. Please contact Land Development Service for more information at 887-
2211.
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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. 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.
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. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
17. 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.
18. 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.
19. 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.
20. 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
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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, 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.
21. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
22. 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.
23. 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.
24. 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.
VIII. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 4/08/15)
C. Proposed Final Plat (dated: 8/03/16)
D. Proposed Landscape Plan (dated: 8/18/16)
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Exhibit A – Vicinity Map
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Exhibit B – Approved Preliminary Plat (dated: 4/08/15)
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Exhibit C – Proposed Final Plat (dated: 8/03/16)
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Exhibit D –Proposed Landscape Plan (dated: 8/18/16)