Silverstone Apartments FP H-2019-0054
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SILVERSTONE APARTMENTS SUB. H-2019-0054
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 21, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF ONE BUILDING
LOT ON 5.61 ACRES IN THE C-G
ZONING DISTRICT FOR
SILVERSTONE APARTMENTS.
BY: DAVE EVANS
CONSTRUCTION, LLC.
APPLICANT
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CASE NO. H-2019-0054
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on May 21, 2019 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of “PLAT SHOWING SILVERSTONE APARTMENTS
SUBDIVISION, LOCATED IN THE NW ¼ OF THE NE ¼ OF SECTION 21,
TOWNSHIP 3N., RANGE 1E., CITY OF MERIDIAN, ADA COUNTY,
IDAHO, 2019, DATED: MARCH 2019, by CARL PORTER, PLS, SHEET 1 OF
3,” is conditionally approved subject to those conditions of Staff as set forth in the
staff report to the Mayor and City Council from the Planning and Development
Meridian City Council Meeting Agenda June 4, 2019 – Page 247 of 467
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SILVERSTONE APARTMENTS SUB. H-2019-0054
Page 2 of 3
Services divisions of the Community Development Department dated May 21,
2019, a true and correct copy of which is attached hereto marked “Exhibit A” and
by this reference incorporated herein, and the response letter from Corinne
Graham, a true and correct copy of which is attached hereto marked “Exhibit B”
and by this reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City’s
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
Meridian City Council Meeting Agenda June 4, 2019 – Page 248 of 467
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the LAim day of
Juno_ )2019.
By:
Tammyerd
Mayor, M -' Meridian
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
Dated: ��"q
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR SILVERSTONE APARTMENTS SUB. H-2019-0054
Page 3 of 3
EXHIBIT A
Page 1
HEARING
DATE:
5/21/2019
TO: Mayor & City Council
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0054
Silverstone Apartments
LOCATION: 4107 E. Overland Road, in the NW ¼ of
the NE ¼ of Section 21, Township 3N.,
Range 1E.
I. PROJECT DESCRIPTION
The applicant, Dave Evans Construction, has applied for a Final Plat consisting of one (1)
building lot for a multi-family development (Silverstone Apartments).
II. APPLICANT INFORMATION
A. Applicant/Owner:
Dave Evans Construction, LLC.
7761 W. Riverside Dr., Ste. 100
Boise, ID 83714
B. Representative:
Corinne Graham, Civil Site Works, LLC.
921 S. Orchard St., Ste. 200
Boise, ID 83705
III. STAFF ANALYSIS
The proposed final plat depicts one (1) building lot on 5.6 acres of land in the C-G zoning district.
The building lot will encompass a multi-family development with eight (8) buildings consisting of
112 units. A clubhouse, sports court, and play structure along with the multi-family units have already
been approved with a CZC and DES for the Silverstone Apartments (A-2018-0307).
In 2016, this property annexed and entered into a development agreement as the Silverstone
Apartments; a CUP was also approved for a 312-unit multi-family development on 13.51 acres of
land (H-2016-0060). In 2017, a development agreement modification (DA Inst. No. 2018-012457) to
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Meridian City Council Meeting Agenda June 4, 2019 – Page 250 of 467
EXHIBIT A
Page 2
include the Silverstone Apartments with the Movado Greens Subdivision and a CUP modification
were approved to reduce the acreage and number of units proposed with the Silverstone Apartment
Project (H-2016-0060; H-2017-0104). In accord with the DA, the applicant has obtained multi-family
building permits prior to recordation of the final plat, a CZC has been approved and the development
is currently under construction.
The future ROW along E. Overland Rd. shall be improved with vegetative groundcover with a
10-foot gravel shoulder permitted, per the standards in UDC 11-3H-4 and UDC 11-3B-7C.
Internal site landscaping was required with the CZC and DES approval; street buffer landscaping
adjacent to E. Overland Rd. is a required condition for the subject final plat.
Development is required to comply with the dimensional standards of the C-G zoning district listed in
UDC Table 11-2B-3.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and
found there are the same number of building lots. Staff finds the proposed final plat to be in
substantial conformance with the approved preliminary plat per the standards listed in UDC 11-6B-
3C.2.
IV. DECISION
A. Staff:
Staff recommends approval of the proposed final plat with the conditions of approval in Section
VII of this report.
Meridian City Council Meeting Agenda June 4, 2019 – Page 251 of 467
EXHIBIT A
Page 3
V. EXHIBITS
A. Preliminary Plat (date: 7/28/2017)
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EXHIBIT A
Page 4
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EXHIBIT A
Page 5
B. Final Plat (date: 3/1/2019)
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EXHIBIT A
Page 6
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EXHIBIT A
Page 7
C. Landscape Plan (date: 1/15/2019)
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EXHIBIT A
Page 8
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EXHIBIT A
Page 9
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development (H-2016-0060; DA Inst. No. 2017-076698; DA Inst. No. 2018-012457; H-2017-
0104; A-2018-0307).
2. The applicant shall obtain the City Engineer’s signature on the final plat by August 13, 2020,
in accord with UDC 11-6B-7 in order for the preliminary plat to remain valid or a time
extension may be requested.
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 Sawtooth Land Surveying, LLC., stamped by Carl Porter, shall be
revised as follows:
a. Include all permanent water and sewer easement instrument numbers.
b. Include the recorded development agreements for the property (Inst. No. 2017-076698
and 2018-012457).
c. Graphically depict and include the recorded cross-access agreement numbers for properties
to the east and south.
d. Include Professional Land Surveyor stamp, signature and written date.
e. Graphically depict Idaho Power easements adjacent to E. Overland Rd. frontage.
5. The landscape plan prepared by T-O Engineers, dated 1/15/19, included in Exhibit V.C
is approved with the following comments:
a. Graphically depict and revise landscape plan to include the 35-foot landscape buffer
adjacent to E. Overland Rd. with vegetative groundcover where gravel is currently
depicted.
b. Graphically depict Idaho Power easements and revise landscape plan to include Class I
trees to be installed adjacent to E. Overland Rd. in accord with UDC 11-3B-5J.1.
6. All fencing installed on the site shall be consistent with the standards listed in UDC 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.
7. The applicant shall record legally binding documents that state the maintenance and
ownership responsibilities for the management of the development, including, but not
limited to, structures, parking, common areas, and other development features, per UDC
11-4-3-27. A copy of the document(s) shall be submitted to the Planning Division prior to
the City Engineer’s signature on final plat.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat
and/or development agreement does not relieve the Applicant of responsibility for compliance.
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EXHIBIT A
Page 10
10. 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.
11. All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
12. 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.
13. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
14. All existing structures that are required to be removed shall be removed prior to signature on
the final plat by the City Engineer.
B. Public Works
Site Specific Conditions:
1. A street light plan will be required as part of the building permit process. Type 1 streetlights
are required on Overland Road. Street light plan requirements are listed in section 6-7 of the
City's Design Standards. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
General Conditions:
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. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures. Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-3B.
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
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EXHIBIT A
Page 11
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. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-
health improvements, prior to City Engineer signature on the final plat and/or prior to
occupancy, a surety agreement may be approved as set forth in UDC 11-5C-3C.
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 11-1-4B.
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. Street light plan requirements are listed in section 6-7 of the Improvement Standards for
Street Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. 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.
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EXHIBIT A
Page 12
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 signature of
the final plat by the City Engineer.
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 Water
Department at (208)888-5242 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.
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 the Central District Health Department for
abandonment procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 9-1-28.C.1). 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.
24. 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 addressed
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.
Meridian City Council Meeting Agenda June 4, 2019 – Page 261 of 467
From:Corinne Graham
To:Stephanie Leonard; Meridian City Clerk
Cc:Bill Parsons; Bill Nary; Robert Powell
Subject:RE: Silverstone Apartments FP Staff Report H-2019-0054
Date:Thursday, May 16, 2019 10:59:24 AM
Attachments:image006.png
Stephanie,
The applicant is in agreement with all conditions of approval and requests to be placed on the
consent agenda.
Thanks,
Corinne Graham, PE
Civil Site Works LLC
921 S. Orchard Street, Suite 200
Boise, ID 83705
(208) 946-3874
From: Stephanie Leonard
Sent: Wednesday, May 15, 2019 6:01 PM
To: Meridian City Clerk; 'cgraham@cswengineering.com'
Cc: Bill Parsons; Bill Nary
Subject: Silverstone Apartments FP Staff Report H-2019-0054
Attached is the staff report for the proposed final plat for Silverstone Apartments H-2019-0054. This
item is scheduled to be on the City Council agenda on May 21st. The hearing will be held at City Hall,
33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Corinne - Please submit a written response to the staff report to the City Clerk’s office
(cityclerk@meridiancity.org) and me by 3:00 pm the Thursday prior to the meeting.
If you are in agreement with the conditions of approval contained in the staff report and you submit a
written response accordingly, your item will be placed on the consent agenda; consent agenda items
are passed in one motion by the Council at the beginning of the meeting. Note: If you are in
agreement with the staff report, it is still recommended you attend the meeting in the event the item
is pulled off of the consent agenda for discussion.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the
conditions of approval, your project will be placed on the regular agenda.
Thanks,
Stephanie Leonard | Associate City Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0574 | sleonard@meridiancity.org
Meridian City Council Meeting Agenda June 4, 2019 – Page 262 of 467
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Meridian City Council Meeting Agenda June 4, 2019 – Page 263 of 467