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CC - Final Plat Approval At CC 3-2 Apex Northwest No. 1. FP-2021-0004 Item#7. E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT I D A H O HEARING March 2,2021 = DATE: TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 E.LME HAML Fto. SUBJECT: FP-2021-0004 Apex Northwest No. 1 —FP W LOCATION: Northwest corner of S. Locust Grove Rd. w &E. Lake Hazel Rd., in the SE 1/4 of Section 31,Township 3N.,Range 1E. PROJECT I. PROJECT DESCRIPTION The Applicant requests approval of a final plat consisting of 56 single-family residential buildable lots, 10 commercial buildable lots and 9 common lots on 18.24 acres of land in the R-15 and C-C zoning districts. II. APPLICANT INFORMATION A. Applicant: Kody Daffer,Brighton Development—2929 W.Navigator Dr., Ste. 400,Meridian, ID 83642 B. Owner: Brighton Investments, Inc.—2929 W.Navigator Dr., Ste. 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-2020-0056)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. Staff has reviewed the proposed final plat and the number of buildable lots and the amount of common open space area is the same. Therefore, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required.Note: The approved phasing plan for this subdivision Pagel Page 83 Item#7. depicts this phase as Phases 2 and 3 of the preliminary plat. Staff is amenable to moving these two phases up to Phase 1. The north/south alley depicted on the preliminary plat in Block 2 wasn't approved because it's not visible from a public street as required by UDC 11-6C-3B.5e. As suggested by Staff,two common driveways were initially proposed with the final plat in lieu of the alley; however, because the number of units served by the common driveways exceed the maximum number allowed, it was not a viable option. As an alternative,the Applicant submitted a conceptual drawing that shows how the three lots at the northeast corner of Block 2 can be reconfigured and a north/south alley provided in place of the common driveways which is visible from a public street as required. Because this option meets UDC standards, Staff is supportive of this revision(see Section V.E). The proposed emergency access exhibit in Section VIII.D has been approved by the Fire Dept. IV. DECISION Staff recommends approval of the proposed final plat per the conditions noted in Section VI of this report. V. EXHIBITS A. Preliminary Plat(dated: 5/1/2020) APEX NORTHWEST SUBDIVISION PRELIMINARY PLAT A PORTION OF THE SOUTH 112 OF THE SOUTHEAST 1/4 AND NORTHEAST 114 OF THE • m NI'�,�,. � SOUTHEAST 114 OF SECTION 31,TOWNSHIP 3 NORTH,RANGE 1 EAST, PREl1NIAARY%AT CUTA CITY OF M ERIDIAN,ADA COU NTY,I DAHO w.LwaEMlB m. war O b- C= I - i, .. c trt.�sw�m - cr e Uk TZ --- - - - --- ---- ---- �eslofxnu roMnEow LErcaREu a .. � m I I \ Q ® e ` z I - _ ePriLrEORrnwEsrsusomslaH I M ERIOIAN,I OAHO lkm I I � CQM SHFET y• . c G 2 PP1.0 Page 84 Ei] B. Final Plat(dated: 2/22/21) PLAT OF APEX NORTHWEST SUBDIVISION No.1 u.�1aFUNo51rVARo xl�PoPlION dTNESOLLTIGST L.OFIHF soinxsasrvaarsrniox sx,rowrvsxiv s xamx Mwss x usr,sn,, mvarrx�oian�]culnnr,iouio. 'i m I w.se.,.• SXFEf IN�EY SM'eR']o•r f.Geeu asN'4x'xl"[xl �x = uw 4xo umnxmn 1,}]Y waAl l a � sovlra'w n 14 I °i�x-emnrkvxs xo rsrmnu REnREN[ES x ,iarn�or rz co�wh,ou¢ = OOOO©Og0®p®Opp I O © �.�a�xw so..x��x•,��NxR.�axo. 0 'i Issrxo fl p $TVs • '-4F ® p !ram �11�� ® �,.,.� w•.xsx�.wxo ov�, ®fl®O® @ ® ® per. .., p I x xxE Sit.— p O p c �� •r=xorx w 'xla,'I.v.e ® us.u•el•w laa.• xx"" � i . s E �,�� ---------------s.unr wnxno--------- --- --d A n . z-zuwtl Brighton Corporation Page 3 Page 85 Item#7. PLAT OF APEX NORTHWEST SUBDIVISION No.1 _ ®m: fi xrux,w mass -- eew.,ww moo✓- E aeo wnnn a � L 1 �. aks appw.00 a$a ® iBp 1pp Fg Ilea A0�4®��®�fl®�® �I I ff © htts I m I I»me' -lam ®� ae 6rt n a C C I kQ� E�� ■@ 8 I s a � � �q � � ��C� m��.m „"a �;; ----�➢-- 9 E - S l% "g "ag �8 le i lei @C ® ® ® ® ® ®$ Is 0 ®@ ® ® ® ® ®@` II �� I2459 BflghtOrl Ian EHOIeIFF F,N6 Corporation sun,le.x PLAT OF �F APEX NORTHWEST SUBDIVISION No.1 a I su�aF„ a � Ilr C I � tl I am r I ]] ieraaw I 8 ! xvrz�,w kY� ® 1 6 I I L______________ ------------- a a R �-J B.aIXi & I -------------- -ate . --------- --- ----'� OM @- g m---- --- —;L_ -- -- --- - - ■1■■■ A � Y M xer�r:,w,mn �'� Z.2r7a21 I ��.� x Brighton ,W.,,,w-, ---- ------ --- ---�--- --- orporat„on Page 86 PLATOF APEX NORTHWEST SUBDIVISION No.1 HOTPS lr=—"Tu M v liM MMQ—M.T7,. 75 ii ZWZFE"EUMMISAMOR 2L G lope km Brighton Corporation d-- Page 5 Item#7. C. Landscape Plan(dated: 11/20/2020) 7 � Li PAC _ y� r_ _ _ DREN SE TREE—Cl1fdTIONS(STREEJEOWSEIx i.AI. r I '.' • �______�_. .:{ . 2 Y �. c � "�' I;}I �' � .. IOTAL WEM SPACETIIE6 FT s - � o� �.. i sTRfErifeEf cAacuLAnrwfs[LTTIEE9sfrl 4 .. �@ n ,. . ,, �• � I __ _ TOTAL STREET TRf fS ar ¢ MRIGATI'ON REQUIRE— IT EE CALCN IdTIONS� w TOTAL PAIMWAY TiEES R . •.. — _� —— v {+ iOTALTREES REgI11PE[I�PROV�EO e....[ yZZ- �:, .. ... . ._ . .. 5 dE7 f LRN ESCAPE ST fTE�PLAN all 'm _»�•?.P�"'.-•Znl.I ;•, .., i" ... .n .._ mt. ..1 KJ`T Y'IV S {'. krn a 1 QD7 1 X s a a lANQS('JiPE PIAH L1L Page 88 OFD n. 11 4, 1 7-- C c L---------------- -- ---------------- ------------------ p -------------------- -------- ----------------- ----------------------- 0 k I m rr"- LANDSCAPE PLAN -Ar-O L3.0 miz 4Z L 1 D- II II km L4.0 Page 7 Item#7. D. Emergency Access Exhibit PLAT OF APEX NORTHWEST SUBDIVISION No.1 A F14RCELOF LAND$IRWT15DINh F'QRTION OFTHESOMHFAS7S/4C THE 90YRHEA r 14EIFSECFIONm,TUWioHIP 3XCa .RANEE 1FASn sm. CITY OF MVMA+k ADA O0UWT'F,IUFHO. SR21 �o iMtlk tr a�w�u�e�aucTnr a'� I I e rn 1n m 4 FHe3u1H 1•-eR U.wq. tl 4BR'41'26'E ITAe' 44L'4*•E WiW 4]'ee'E 91.50' S%M INOIX E1 �1 41 SNEET,-V,9W1 BJ6RhiFV+N'a•tIR IElV4 9!f`i3'f t"E f141V' SeY1Y'YI-E Y143G• 13 NVIZ'2,'E 563.32' FET 3 RTMI PAi WP L al[<T -[1,/M1T.Pxe 7 .OEpa1'wP e01E9 r &TN@ETSi. - Is I REFERENM I �- G) FOG �� /� ��}} yy'�� ((��4J i'J �`.! 'J Z � "J CY KY & KY � ! ta. nei o,m a,fuktr•s.]16�I£GL.NS tl aM[9,wTx_WO. i'1 F� I �. .ECOW or siM,'xw awq aaoms a w,[oum,b1d. l j i 1 IEGFHI I � rouxR sXa w Rs xrm v FwxR 6fd FRHYI Ss NOIm $ � � � n� ,, a •>�F�mH+1JS,L nIP 111P,IR s • � � � � �e • =xe n:s,z,ee•[.i wcnenc FeF�n uann &OCR, I4� A. ErLaLam w„++c w.w o.sc* (0 u x,.,eFR I - - M�YCFM a8T liE ��yy,, y�,�•�,�}, may, — mVo tFn1FA,nE @ ,} /.} LFi CCCGJ'L'1'b'9'6'.01 x0 VuE1FFNf IFa '�J V twit lOF1 eLG1I.1GyF{NARRAl1YF I I�427IeYf 149.86- Ne9'4P'41�M1'149�6{' Re�'�xz1•w r�s.Sk' xea'as x1 ,Ftrl6• ra r wg >biw�[ wu nnn�t.wy.,x� rPSrorr»,ua• I 4svew Rr,Ro' Nev se4aw I,S.u' mLm E.WE HAZEL RUL w uwm Yuf iaiW t,w waF nm ILv mu--el Im •�H 3'1 1 59 e.er4 I 1•T-✓b><l E N 4%,X F E•�X G Brlgh m Corporation Page 90 Item#7. E. Proposed Reconfigured Lot Layout t PLAT OF j lr APEX NEf THWEES S DIVISION No. 1 CITY OF WERI0IAM EASEMENT UTY OF h1EROLAN EASEAM (SEE Hole 8}� S39'43'0VE [SEE NOSE 9)� 60.00' H f F ! L„ I I Lt0 L12 1 OQ' 30.00' 30A6' S9 42'2i"E 14,50' � 30.00' 31.50' - C� L13- N00f16'52� g 40,99 NOC+e'S7E E-7RIiGET SF. 30' NEI9'42'21'W 290A0' ` R maC 34.0� �34.00 74.0�' 60.g0' 4.00' 3►. 34. #0 34.0% -- --- 8 V� tJ g lQ g©i 'o® ss.so zaeo x � 52' -34,00'- 34.00'-J34.00• Ba.CC' -34,00' -34.W •Sa EE N07E 9 I ! 7av•150 C24 •34.00- 3400' -39.W' SEE LE 11 1159'43'0911 0,411' n3fi t,03' k ax' 18 JJ w u I MB9.43'0R'yl RI HB743'nsL� �" 1 9 Q 8 L'J a g r g 35 oaA9 8 6'O{sEE g f O NW&3'0E74' `NatEN 9.4suaw O I toa.om' W $ 0 100.50' m 9 ©p $ 34.Oa' 34.00' 38.04' I NB9'i3'P4w NW43.09-W 214.99' I 1Gq,U7' f00.50' a 100.00, oo.a 29. lr 22 S.43'D4 n 22a.59' ++ BLACK 2�119 I SEE NOSE 9 29.ee1'SEE NOSE 'J'2 . 214-p0' H G 34.90• 34.90' 39.00' P. loa'�' mg,43'08,w $ +ne9'43'OSYf c 1OQ.50' 31 A, 29 $ 21 ! f N09'43'OIS-1' 2 `� W09.44r3 0o99-'1W �d B.-, '09NDi 1n1 NW43 y OZS g 100.50' x � m 29 11.02' m r1 11.bS' 25 m 1 NW43'08'W 93,46' u S NEe 43'09'W 83.9&' ' 34.00' ^-39.Oo' 137.1. 27 - SEE NOSE 9 Ctg 4.03 SEE NOTE 9 C15 5 -29.a0' -29.00' -29.00'--29.00'- 2e.W' -29.Ca'__29.00'- 29.=- - 29.Cq' 29.CO' 29.OW 24"51' 29.00' C1i r w � gR 8 8 w g w o � 8 8 8 m ' S3 �4 55 ®� i' 29.0a' 29A0' 29.aq' 29.oa' 29.00 29.aa' 29.00' 29.9p' 28.oa' 29.00' 29,00' 29"00' '.1 232.OD' NEt9'42' t z 2axo0' I 33.t.'0' 33.50' L3 43`W 1t5,5 N83.59' 7' v4 N69'42'21"W 222.32' NSE 67. Page 9 Page 91 Item#7. 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-2020-0056 and H-2020-0066 (Development Agreement Instrument Number 2020-1781201. 2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years of City Council's approval of the preliminary plat(by August 25,2022); 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 KM Engineering stamped by Aaron L. Ballard, dated: 2/22/2021, included in Section V.B shall be revised as follows: a. Rename E. Target St. to E. Phenomenal St. consistent with Ada County Street Name Review approval. b. Include the CP&F recorded instrument number at the corner section on Sheet 1. c. Include the recorded instrument number of the ACHD permanent easement graphically depicted on Sheets 2 and 3. d. Depict zero(0) setback lot lines where attached dwellings span across property lines. e. Depict PUDI easements along rear lot lines and/or the subdivision boundary of lots in Block 2, as applicable. f. Reconfigure the eastern portion of Block 2 consistent with that shown in Section V.E. Notes: g. Note#8: Include information for PUDI easements along rear lot lines and/or the subdivision boundary of lots in Block 2, as applicable. h. Note#9: Include the recorded instrument number of the City of Meridian easement. i. Note#10: Include the recorded instrument number of the ACHD landscape license agreement. j. Note#11: Include the recorded instrument number of the ACHD public right-of-way (sidewalk) easement. k. Note#18: Replace E. Target St.with E. Phenomenal St. 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 11/20/2020, included in Section V.C, shall be revised as follows: a. Depict vegetative groundcover within the parkways along E. Lake Hazel Rd. and S. Locust Grove Rd. in accord with the standards listed in UDC I I-3B-5N. b. Depict landscaping on either side of all pathways (micro-paths and multi-use pathways) in accord with the standards listed in UDC I 1-313-12C,which require a mix of trees, shrubs, lawn, and/or other vegetative groundcover. c. Depict a gazebo with tables and benches as an amenity in Lot 22,Block 2; include a detail of the gazebo. Page 92 Item#7. d. Depict landscaping within the 25-foot wide street buffer along S. Locust Grove Rd. in accord with the standards listed in UDC 11-3B-7C. e. Rename E. Target St. to E. Phenomenal St. consistent with Ada County Street Name Review approval. f. Remove two(2)buildable lots in Block 1 consistent with that shown on the final plat. g. Reconfigure the eastern portion of Block 2 consistent with that shown in Section V.E. 6. Fourteen-foot(14')wide public pedestrian easements shall be submitted to the Planning Division for the 10-foot wide multi-use pathways proposed within the site along E. Lake Hazel Rd. and S. Locust Grove Rd. that are not located within right-of-way,prior to signature on the final plat by the City Engineer. 7. The rear and/or side of structures on lots that face E. Lake Hazel Rd. and S. Locust Grove Road,arterial streets, shall 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. 8. All future development, except for single-family detached dwellings, is required to comply with the design standards listed in the Architectural Standards Manual. 9. All alleys shall comply with the standards listed in UDC 11-6C-3B.5. The construction drawings shall reflect compliance with these standards. 10. The commercial (C-C zoned)portion of this development is allowed to obtain building permits prior to subdivision of the property. 11. 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, Sue Prescott, at 887-1620 for more information. 12. All fencing shall comply with the standards of UDC 11-3A-7C. 13. All alleys shall serve as fire lanes and be signed"No Parking". 14. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-2A-7 and 11-2B-3 for the R-15 and C-C zoning districts respectively. 15. Off-street parking is required to be provided for residential uses in accord with the standards listed in UDC Table 11-3C-6 based on the number of bedrooms per unit; and for non- residential uses in accord with the standards listed in UDC 11-3C-6B.1. 16. A Certificate of Zoning Compliance and Design Review application shall be submitted and approved prior to submittal of any building permit applications for non-residential/commercial uses and structures. 17. A Design Review application shall be submitted for all single-family attached structures; one application can be submitted for the overall development if desired. 18. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat(H- 2020-0056) and/or Development Agreement(Inst. #2020-178120)does not relieve the Applicant of responsibility for compliance. Page 11 Page 93 Item#7. B. Public Works Site Specific Conditions: 1. Streetlights on internal roads appear to meet requirements. Streetlights are required on Locust Grove and Lake Hazel prior to occupancy within the subdivision. A streetlight plan for Lake Hazel and Locust Grove is required with the road improvement drawings. 2. No Permanent structures(buildings,carports,trash receptacle walls,fences,infiltration trenches, light poles, etc.)can be built within the utility easement. General Conditions: 3. 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. 4. 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. 5. 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. 6. 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. 7. 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. 8. 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. 9. 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. 10. 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. Page 94 11. 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. 12. 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. 13. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 14. Developer shall coordinate mailbox locations with the Meridian Post Office. 15. All grading of the site shall be performed in conformance with MCC 11-1-413. 16. 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. 17. 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. 18. 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. 19. 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. 20. 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. 21. 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 I I" 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. 22. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 23. 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 Page 13 (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. 24. 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. 25. 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. 26. 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.