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HomeMy WebLinkAboutZ - Final Plat Approval STAFF REPORT C� w IDIAN:--- COMMUNITY DEVELOPMENT DEPARTMENT HEARING 09/10/2024 Legend NO DATE: Project Location TO: Mayor&City Council ::: Area of Impact E, = City Limits FROM: Nick Napoli,Associate Planner 0 Analysis —_ 208-884-5533 SUBJECT: Apex Northwest No. 5 FP-2024-0017 LOCATION: Near the northwest corner of S. Locust Grove Rd. &E. Lake Hazel Rd., in the SE '/4 of Section 31,Township 3N., Range 1E. I 1 1 I. PROJECT DESCRIPTION Final Plat consisting of 40 single family building lots and eleven(11) common lots on 16.40 acres of land in the R-8 zoning district for the Apex Northwest Subdivision No. 5. II. APPLICANT INFORMATION A. Applicant: Amanda McNutt,Brighton Corporation—2929 W.Navigator Drive, Suite 400,Meridian ID 83642 B. Owner: Brighton Development Inc.—2929 W.Navigator Drive, Suite 400,Meridian ID 83642 C. Representative: Same as Applicant III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat H-2020-0066 in accord with the requirements listed in UDC 11-6B-3C.2. In order for the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase and the amount of common area cannot decrease. However,the road alignment and lot configuration have changed slightly from the preliminary plat. This is due to S.Apex Way being designated as a collector which does not allow direct lot access. Since there is no change to the number of buildable Page 1 lots and the amount of common open space is the same,therefore, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required. IV. DECISION Staff recommends approval of the proposed final plat with the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat(dated: 03/16/22) wol.o APEX WEST SUBDIVISION PRELIMINARY PLAT A PARCEL OF LAND 5"ATED IN A POFMON OF TIIE SOLFTHEAST 1/4,THE NORTHEAST VA OFTHE SOIITIIWEST .,..w�..., 1(0,ANDTHE$OVTHEAST i140F THE NORTHWQST 1/40F SECTION 21,TOWNSHIP I NORTH,RANGE E EAST, BOISE MERIDIAN,AOA MUNW,,IDAHO. - ��• ��. ..�..,.- y � Wit:x_.•. 1 wunlw�naAoaa SS ., 1 w w •... am-,c. _ ' x m1=% RiRnr,flan -� ___r _m.. li•__ .______ M71- ---•` -- - PP1.4 B. Final Plat(dated: 05/29/24) PL OF APEX NORTH WEST SUBDIVISION No.5 nw..al..e.w�m�...nc... rxnn.wnw iraa e.ea.,cmduaaesaeanrnr.ieaa a.r"=o.....ro•c�,cu..i o.e xbe V I __,40P9,P W W W..... ��•� ' r r1 '4.- �• �/Ut!'9 W H N wNa v rr�v y� 0 q, pld"�f i 4M.rtP.tl+.'bMC/CY9 to Y* E �4.WFA yi ~� � lPTSK .ur•m.k � f1 Fw SA . � __— p.YXCX.iwi d!�T�?+� S�PpPp��i rco gvlW�i RW r E SnKY 4' 4 vy W YC.'f2CYm rSo[adYF h¢Mk iSi "»•'�^+�n I � ^III wv�rivs � .""�",�.�'.`°"°' 41.•X.IM1X MY Y'.� =s�uri�nf 1 �••lr� � �Snn'1'.m.a� f I.CYewxYaA' m�a f �#'rY1. an �i — YES RI.W IA,m� l Nf Y]4E`�I 1.[Yn[titloLf. °1''t n4 ` 1*-"" srMw�mF +59 s em"m Brighton 0�wiilon xuio Page 3 C. Landscape Plan((dated: 05/24/2024) 5141 LG illlYf41Yi4YYtlY OPE kSPACC SRCC CAICULATIOh.S 11 LR[UR000 SF] R�+-!�� �• �. s [,OOCD � f�Y T.x:.�o'-•.� roru oPFI.SPACE TRRS IaTu sLF� •• ® FOFALSTRF[l TR[CS O � � , © ,`gas PATH WAY GlC4llAilgNS IF TPCC,!]ORLq � �. � lgTAL PATlIWAY FR[[5 - •—a.._. •..»...._• -y � � MRIGAFIOH RCgIIIREM[Hi5 � rcq IANi)SCAPE COVER S G n •.tea-.r.�.s:.� ��.�-. "��.xs. sianrc'. • ..�ras�r�sraQ'-- ,.mom x��,x�.xr� ®----_.m_es__ m m..�e �.,..,,., s,.•�-,axu�.s���.. y.. � :r;,;�.::........, •aye_s�•��x_-•-� a�: aaisua�rsera �=rye m - mar— \ 0- �asr• 0'o (D- 11 "� _o• �:- WA a COD kmWMEMM lANOSCAPE PLAN '! ���•`��'A Y' j •, +,�.' �F�•1 •��~ � '^W � �� s a.r rar uw WF.4W pee ML 2 LANDSCAPE PLAN •Gf'��'l� -7"F�3s�S® Y m�•Rr�Ar.m is�rr� �• rarer ra• mEram.".-=. P •Gr'"II.r���-�uu r.GS'.i'NR-ww.a".Pi._.4 on.ro.� ...w aw era _ fir Ian � v��•xi:::-. �.�'.era.-�� �. 1 ® ¢r 1 = I• 1 1 1 1 ��lANL75CAPE PLAN 1� La 0 Page 5 {'� .,..,.o... ram...-. .,.. �...� "�L'4:�'i � LSSL 0— 77 WXPL. F: �LANNSLAPE PLANPLAN Ls o VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. Applicant shall meet all terms of the approved annexation(H-2020-0066 (Development Agreement Inst. #2020-178120(Apex);H-2020-0117,Development Agreement Inst. #2021- 102396(Schafer View Terrace);Preliminary Plat H-2021-0087; A-2024-0075 (Apex NW Pool); applications approved for this site. 2. The applicant shall obtain the City Engineer's signature on the final plat within two(2)years of City Council's approval of Apex Northwest Subdivision No. 4 on July 25t'', 2023 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, dated: 06/12/2024, included in Section V.B shall be revised as follows: a. Note#10: Include the recorded instrument numbers for the ACHD right of way easement. b. Note#17 and 18: Include the recorded instrument number of the ACHD sidewalk easement. c. Note#16: Include the recorded instrument number of the City of Meridian Sanitary Sewer and Water Easement. d. Lot 15,Block 10 shall be extended through Lot 14,Block 10 and Lot 19,Block 10 shall be extended through Lot 20,Block 10 to depict identical building setback envelopes shown on adjacent properties. The intent behind this is to prevent residents from backing down the common lot out of their garage. Please depict on an updated common drive exhibit. e. Replace the street name for"S. Highmark Way"with"S. Highmark Avenue"in accordance with the Ada County Street Name Review. A copy of the revised plat shall be submitted with the final plat for City Engineer signature. 5. The landscape plan prepared by KM Engineering, dated 05/24/2024, included in Section V.C, shall be revised as follows: a. Include mitigation calculations on the plan for existing trees that are proposed to be removed in accordance with the standard listed in UDC 11-3B-1OC.5. b. Include shrubs and lawn or vegetative groundcover along with the trees within the landscape strips along the multi-use pathway adjacent to the McBirney lateral in accord with the standards listed in UDC 11-3B-12C. c. All required landscape areas shall be at least 70%covered with vegetation at maturity, with mulch used under and around the plants in accord with UDC 11-3B-5N. Either depict detailed landscaping in the areas where a cross-hatch symbol is used for shrubs, perennials or grasses that demonstrates compliance with this requirement; or,include a note in the plant schedule for the cross-hatched area that states compliance with this standard. A copy of the revised landscape plan shall be submitted with the final plat for City Engineer signature. 6. Off-street parking is required to be provided for all residential units in accord with the standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit. 7. A 14-foot wide public use easement for all multi-use pathways (Lot 1,Block 15; Lot 16, Block 10; Lot 9,Block 16; Lot 7,Block 17) shall be submitted to the Planning Division prior to submittal for City Engineer's signature on the final plat(s). 8. Homes within the development shall be generally consistent with the building elevations referenced in the Development Agreement(Inst. #2020-178120). 9. Prior to signature of the final plat by the City Engineer,the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Matthew Peterson, at 208-887-1620 or Matthew.W.Petersongusps.gov for more information. 10. Homes on lots that abut the collector street(i.e. S. Apex Ave.)_will be highly visible;therefore, the rear and/or side of structures on these lots (i.e. Lots 13 and 14,Block 10 and Lots 17, 18, and 20,Block 10) should incorporate articulation through changes in two or more of the following: modulation(e.g. projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies, material types,or other integrated architectural elements to break up monotonous wall planes and roof lines that are visible from the subject public street. Single-story structures are exempt from this requirement. 11. 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. B. Public Works Page 7 Wastewater + datanmtoSewer Sew Ax iL3WeatSite Se rrioes + Sewer Shed • Emi malcd Project Sec applimLion Sewer EAU% • WiRl LltmlininA Lla lJnLe + ProICLL Consistent Yes wiLh'.WW MasLcr PIanJFacilit Plan + ImpacWs norms See Public WurksSitc Sprcilic Conditions WOLer + DhrLancc Lu 4WaLer 443Lcr Available at Sitc Services • Pressure Zone + CAmmed Prajcct Sec applimLion W;JLcr ERLI's • Water$uality None • ProlecLCondaant Yes wiLh WaWr Master Plan + ImpadlsjC.unmms None-Ensure nu MMcm amwiLhioS ferL ur Lhe rrnm sdjusl au xmxIm6ly.WULer Services cannoL run across a property other than Ube one bei ng served.Warner service need Io rvn along Lhe common lot with McLrr brio IocaLed in Iandlsaa area- (Common)SITE SPFDrlrIC tY?NDIT10NS: 1. Vi'a.ter servrcex LanMN rim amass a property other ilmn the imL hnnv screed.Staler sarice needN to mo alling the t]nmucn lot.Meter should be]ocaledin]anLLNLaped acca. 2. Fence LUMMVL he wilbin S feet of Water milers-Mil Lmt=4c dmgly. 3. Tree tnmlL must he al Inal 5 feet Fnrm the WzLer serriu- 4. IituwerLltsewerservrces plea IbnnLgh infillratinn trenches. S. Pnwkk 2rY]iaxements fiwm ms.by LhanL Iateralszml water x ex.I;mements should extend up Ilt the erd afmainlhydranOwaleT rnelerarul lCr heymdit. d. No permanent MLIUU res(trees,bashes,buildanp.carport+,trmhreceptacle wad fences, iofiltratiLm trenches,Iigbt prides,eLL-)to he hmll wFdhia the uLiliyeamariemL GENERAL_CON❑ITI€1NS: I. Smitary sewer service dr this develltpment rsaaailahle vTaeRTensv+n cl'cxixLiogmams adjacent ill the de3,el vpment.The appliranl shall msaall Toams lu and Lhmrugh Ihm.iubd3 isi4m;mppli=L shall ami-donue mam siax and T(IuLing with The Public Works L7ernarime311,mod execute slmdard RmTrr ufeasemenls Fur any imim LhaLaae mgmred dFprovide Berri re. Mrmimom mi erorer sewer mmm is throe feel,rF awer from kip irf pipe w srrh grade is less Iban Lhmx Feet Ihm a]bQ Le marenak shall be used in cvmfunnanee of City uF VCrrdrao Public War" DeparbnenLs MamLud Specif calicos. 2. Water seTaxe In This xi Le Ix avmlaMe vLl eLrleasmm iFfeF I%bmg marrLx adycent dF the drvellhlrrlent. The mpplr L shall he Tesponsiblr to linxdll waver mains Io and through this derrlolmrnu, coordinate main sine amd mulmg with Public WarLs_ 3. All impmremLmB relaled bit public lifr,safety and heahln shall be cumpkled Tani Lo nccnlhukcy of the sbTlctrnes.Where appmaed lry Lhe City Fngirseer,an owner rosy past a lre:i-R rlarre sraety Fier such wTmrmmemLs in arLkT lu uhlam Cily Isnginrer sigrulure Imn Lhe fmLI plaLas set Fimlb in LJD€: 11 5C 3G. 4. lJpen imsullatioa of Lhe larsdecapimg amd lrrrlla to mspecuun by PLamrrg ❑eparlment slaFF, Lhe a,rpliramt shall pmwxLe awnllen reruficale orcmopletkm as Bel forth in UIX'11 333 IhA. S. A Ielter of credit ira rash sraely m the am mmt of 11 D%will he required for all mmmpleLe feming, landscapigg,amempies,pre%staixed nrigalnoo,rxirt bsigFLalue on Llnr Final plat 6. The CiLy ofMeridim requres that the ommer past wilh Lhe€ity a perfiumaarce surety in the mwtunL of 125%of&e biw al am tnxtiom MINL for all inramplele s,ewrr,water mfri anacLnre prior Lu Final plmL si6malure.This snarly w ill be vmfred by a Ire item 0t%L eslrmare pmwided by the owner W the Cily. Thu mpplicant shall be required ua enter mdr a DevehopnocnL Surety AgreementwAll The€sty aLf Mu ldoan.The xLaeLy cmL he posted in the form nfam irffL:Vocable k tLr afmml.it.L Lih deposit m hand. AppLlcant must fk an appliralxm fm surety, whmh ran bL found an Llrc {'4msmumty L3evL:Lohrroocnt Department websile. Please coMLLCL L3uaL L7eael gmnLmL Service fia more infurmadan at SK7 2211. 7. The City ol'Maidam requires that the owner peel to Lhe€:ILy a warranLy surety m The amounT uF 20%oftim tool amsLiuclmin ulsL for all almplehed sewn,and water mkLKtrucrure for a duri Lmm of two years.This slmely amuuN will he x+cri lied by a lime item final ciml mwlicmg pnwided by Lhe nwmer w Llne Cily.The suTeLv can he posted in Lhe farm of m irtevocahk leLLer arf credit,cash depuslt m hood AprIA6=L mail lile an applxation kir surly, which can he frlumd tar the ('iLrnmunLLy L7erelolmlenL Duparlmenl wehslLe. Please amlact L.and F)evehlpcnmt Senice for Tmorc_ilkirmatnm x8g7 2211. R. In chc each tlnal an applicmL arxllur uwner cannuL cnmplele Tien Itfe,mon safety arwl nun health impruvemenls,prior NF Vi Ly l--agineer s]LT2Ltrar irm Lhe fina3 plax arrdror pr it ha u Llparxy,a surely apvuroenL may be appnwed as Bel forth in UDC:1 I s5Cs3C. 4. ApplxamL shall be mgvmed do pay Public Worts developwwmt plan review, Lund LLmstrucuLm ingwcimn fees, as delemuoed dLming The plan review rlrmcas,prises do Lhe rsxumce of a plan approval lever. 10. It shall he the resprarsibi hLv of Lhe applicant Io ensure Lha1 all develvyim l featlaes cornply wLth Lbe Amerimms wilb Ilisabilrlres ALL and the Fair Eliusigg Art 11. ApplrraN shall be regmmulfle F4ir appl3Lmliom armL anmpliance Wall any Smtion IM Permitting lhai Tray he requiredhv Lhe Army f:mps of Lingineea_ Page 9 12. Drvelthrer shall awwdinale mailtruc locations with the Meridrm Pool€lfftoe. 13.All 6rmbmgufLlresrteshall lie pQfonoedmamfnrrnaTILe with hd€:€'11 1 4G. 14.0wn1aru n IesL relulls shall bu srhrnitted Mr the MertiLian Building Department fur a I I bLL3kbTLg pads receiving enginuurcd buLkfrll.where frwrting waruld siLatirp fill material. 15.The engineer shall he Tegmred in ossify that the sbwl cbrledime elmalia u we seL a minimum of 3 feeLahatve The bigbesl esubhshed peak g inmdwaterelevalirm. This is to ensure Lhal Ike brwtrtm elrvaliam of the Lrawl spaces air hutnes is al kasL 1 foot abrrve. 16.ThK applwmilsdcrgn engineer shall be respumilik formspecLiLm lrfall irrigaLlnn andkar drdinagg FaeiliLy WA11M Llrapnrlect IhaLdig nnL fall under the jumsdrelnm a l'um inigaLmn du;lrlcs or ACM]. The desi r engineer shall provide ctatificatiun thal 16e fac ililies have heen imuliccl in actxirdm e with the approveddesignplams ThlsciTidu:aLiLm will be required befure aaemFicalc Ir1'Itccupancy is issued fur any sirm-uses VAIM the l mjecL. 17.Al the arwnpktion of the pmjed,The appliramt shall he Txxpolsuble Lai submLLTuc.ird drdwi ii-5 pur the Vily uF Meridian AvtoCAD stmi aFdN. These reuaml drawings must be reoeLvcJ a Ll appruMed prior drthe lxsuartoe ofacerliFiralirm nfncropamey flxamy slnich¢eswithir the prl+lccL IR.StreeL Iiglrt plain requoements me Iisttsd in sectiom 6 7 arF the[TmlwVVcvLem Marxlawls Ric Street Lighting {Lrup:��x�ww.mrndianciLy.orglpuhlic wor♦csaspx?i41-272}. All S&eet Iighls shall he ioslallydat dc%xlagx7's cKpcosr. Final dcsigri%hall be submittal m pmtorthc dcvclopr nl plan sa for approval,which muxL include the Iocaliom or any misting Kurct Irgh Ls_ Thr cum LTac Lflr'S worLL mad unatemals shall mnfi n to the Ml1W(' and the €my of Mcritbm Suppknicntal Specifications W the IRI'V4'€'.€'onlacL the€sty arf Mendian TranxportaLion and lllilrly€:ourdinakv aL H99 5.541E fur ml0rmaLmm on the IucaliamsarFexisting sheet llghling_ 19.The applicant shall.pTuvwle cam men h r.)ftu all public WUbLT-seWeT mains atuLswLearFpLLMic TighLa01' way(include all vraLLr scrrims and hyLharrt%). The easement widLlrs shall he 20 feel wile Iiir a singk utility,Vf IO IceL wide fxi-Imt. The easememLs shall nuLbe dedicatedvu Orplat,bLILTalker dedicated awLskLe the plat praKxw usigg the€3Ly atf McrxLiao's sum uF4i Gwrns_Thr ca•Nxr3L.sha11 he graphically Lkpirled our die pLML for refkmi=c purprrses.Submit m erreculed eaxememL(arn the Rwmarailahle 1iurn PublicVgorks),a IcIal descrgtliomlwelwedby ao Idaho[.kxmsed Prrtfessinmal [.and Swvi:3mr,whrLh must mclurLc Lhr mea of Ole La'4unLML{o MkLd EX El[BIT A)and an Rl-'2'x I I'map with bLaringys and d3sLMLL%(mark: l EX133BIT 13)fur rcvicw. Ruth cchrlwLs must be sealed,signed and dated hp a PMfesslun;L]Land Surveyor.IX)NOT R[CORD. Add a rmile W the plat Teferenrimg this drvnuneaL All LLLNLnlcmL must be xubmrued,rev3ew4!4 and z"coved priur to sggnahue of OLe final Flat by the Crtp LingincLr. 20.ApplicaoL shall he Mspunsrhle For applicaurm and compliance with and t;PD1i5 perm3tung IFaL may he required by IILe Ii:TLvuunmental PlnLecu m.Agency. 21.Amy well%Mat will nnL cnnLm uu ltl he used must he prL pcTly sh aiduned according to Idaho Wull C mxhVL'tlan Sumilmr-L kLLILL:adrnmixteTed by the Idaho Department of Water Retortruus. The ❑L Llrgrcr's 1:ngimLr shall prurialc a stag wr I mL3ressuog whclbcr Ihaoc auc any cxi%Ling wells in Lbe develUrnenl, ark if w, haler Lhuy will a:onlinue to he used, or prarvide Teconl 411'the3r ahanllrmmarl. 22.Any exisling supLic systems within this projccI shall be reroirved Fmvm service perCrly Clydrnancu Sectioo 4 1-1 and 9 1 Ji_ {.'onLa L the ('cnlral Di%trirl [1ea11h Deparment Iar abatwlainmcnL prncedures arK1 Ins7rcclwms. 23.The Cily all'Mcndlarr requires Lhal lwexxurixed irrigation systems he supphed by a year ruwtd .WLLTUe 01'wa6er BUD€'11 311 A-).The appbcanL xhould he required to use any erustmg surface or well rater 4n•the primary souse. If a%urface or well sLnlrre 3s nuL available,a srggk poinL amnation dlh the culinary wader syslrm shall he eryuued.IFa single poind amorotion is ulilimL the deveInper will he resplmsihle fur Lhe pa)mmr3L of assemcneios for the cLwmnvn areas prior Lo dEveMtpment plan approval_ 24.All iFrigaLiun d3Lches,canals,laderals. m wins, exclusive 411'nsLural walerways, inLe tm& Gnwzhg nr laying ad}aomL and amtigmus ILt the anv he irig suhdisided shall he addressed per UDC 1 13A 6. In Vrfi rming such w4 rk,Ole appL¢md steal I amnp]}'wish Idaho Code 42•12d7 and aey ofl a applxahle law ur T ffu]atim. Page 11