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Z - Final Plat Approved CC 5-18 Apex Southeast Item#5. E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT I D A H O HEARING May 18,2021 ` DATE: TO: Mayor&City Council E.LAKE HAZEL'RD — FROM: Sonya Allen,Associate Planner 208-884-5533 dE SUBJECT: FP-2021-0032 Apex Southeast No. 2 LOCATION: East side of S.Locust Grove Rd., approximately'/4 mile south of E. Lake .,� Hazel Rd., in the NW 1/4 of Section 5, Township 2N.,Range IE. I. PROJECT DESCRIPTION Final plat consisting of 78 single-family residential buildable lots and 21 common lots on 20.34 acres of land in the R-8 zoning district. II. APPLICANT INFORMATION A. Applicant: Kody Daffer,Brighton Development—2929 W.Navigator Dr., Ste. 400, Meridian,ID 83642 B. Owner: SCS Investments,LLC—2929 W.Navigator Dr., Ste.400,Meridian, ID 83642 C. Representative: Mike Wardle,Brighton Development—2929 W.Navigator Dr., Ste. 400,Meridian,ID 83642 III. STAFF ANALYSIS Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat(H-2020-0057)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 plat and the number of buildable lots has decreased by one(1)from what was shown on the original preliminary plat;the common open space area has increased from that shown on the qualified Page 1 Page 88 Item#5. open space exhibit approved with the preliminary plat. Therefore, Staff deems the proposed final plat to be in substantial compliance with the approved preliminary plat as required. The proposed emergency access exhibit in Section VIII.E has been approved by the Fire Dept. 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: 5/1/2020) APEX SOUTHEAST SUBDIVISION PRELIMINARY PLAT Ew P R ei ulNnxv rin..n.a A PARCEL OF LAND SITUATED IN THE WEST 1/2 OF THE NORTHWEST 1/4 OF SECTION 5, n ..m.... TOWN51i IP 2 NORTH,RANGE 1 EAST,CITY OF MERIDIAN,ADA,COUNTY,IDAH❑ _ —W w �a `� m wwm�sa xrEw'r . o LLULNLI C F - • sr iiy..ami o •IQ - • 0 0 oa p Q • - a E • APE%SOIliHE4Sr S.1BEINLYION d��� �'�`W'm"'``p • MERIDIAN,IDAHO gqvvxxxx CO,ln fX!!� •....i.... FEE: 9H GMT PP1A Page 89 Item#5. B. Final Plat(dated: 4/9/21) eR�qP Plat of Apex Southeast Subdivision No.2 31 32 A pawl of Hnd skuated In a prutlpn of GovemmeM laR a Ind E.Gke Hamel Rd. the 5eotl-1/4 of the Northwest 1/d of S-1-5, Ren kak:1'•l00' 6 5 T_11lp 2 Noph,Rlege 1 East,fl.M.,City of Meaidlan,Ada ants,Idaho m1 Sheet Index 91FEi 1 -OSEWi 9J�SUIIMN 0.PA 1a r5 It4U'w] r�13I f4 ra ! ] &OLxr] r a -o[rla.Nm lov Age.So 11 9(E!3 -oerxl Nm rw wo uH[/uTm¢rneu's g SubdWlEloll No.1 19 NW5Y42'E 1.ow S g NeySE'uR 116 00' sir a -LQmfailtt OF tlRNER3 iWL NRH r s n 3o0'Hl'S5"E 19 Noo'o1'431Y � �3 -LERIIRILltt3 AVO APPR2l'x.3 0 0 0 120 6LOCK 9 1mGG' HL[ICT 'fJ �3' V' V [eEHd } ib fnu o BPa159 w RS NT E.SpIreSt $ G Rnuw s1e"REdW IuuxEp Sue lxua' ® U.—xplEp PrHErlRRE l'1 f➢YM 1/mRf IAHMEO'fle 1aaRB O Q Q m t z O D O aaqq S �yy • u 11�-,V!�- RASnC W ` Heas3'u"E�Ya.t: E MotleySt '� i e �� � SR I/2'REbA wIM PJS}rL[M 0.E'RREa iNe 12aSa' 0 0 oe © o ! e rxcvuaEa whir,uorware rowp oR ssr Q © [L*u1R,1am E.Ambld-3t. 5.Wpalone Am. 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ReaxRR of suRRsv N..sow.rsmrns x Id.wuNn,lawn. ® a JnpM. $ uuavE rulE � b pus Baia erRa�l � $Irn�ey0.�rrRthe © t!RlYE awo' afx IYaS'�3""4TH'xll ap,ir' RLIXKIa n 9�.R.�6 B.EE•D I�arC�6nRC i�v U>s xG�eoru�4�gxll5im N r3 Ll n nNOaa KWk"nWnW foA m Bx No]�NImS>11erE�iloII XR� 4TI�' is slo�l Iaxmn q) F d� V ems!• M �R(nEl 1.29' �• rysir22'ig'w9 yy3� e0.tI1' �[.ehL� ign u [NGIH![0.1NG Oevelaper e ae Brightor Corporation maddlan.Idaho Page 3 Page 90 ,:��'�°'" �' :. .,• AAA"' ®���A�m 0©® WEE _ 00®0C --------------- 0 M,W, %/ / A�// A�//a ' �/j• %' / �i % �®®��®® AIIIIIII %` i�. �® / :�.�� ®® Asa®© r T ---------- V/A PIP o®®®mm ®� iF/ 00©®®® �- �� - s "S 11 i v ° IIIIIIII AIIIIIII � IA\ aoi i . aig�o'tr p — Item#5. i Q . 1 1• 1 1 1 1 1 F. 11 LANDSCAPE PLAN 13.0 —all IWRI-113- b� Ito �9 M ZI--- m� MW _m 11 Alm=Es = §� 4 im- La.0 Page 5 Page 92 Item#5. D. Common Driveway Exhibits BVILDING p DRIVEWAY FOR LOT 33 BLOCK 3 BUILDING ENVELOPE- TO BE LOCATED ON THE OPPOSHE ENVELOPE. TYPICAL A SIDE OF THE SHARED COMMON TYPICAL. .: DRIVE PROPERTY LINE LOT 34 OWNER 5 RESPONSIBL FOR INSTALLINGE ---I M a =TI_ 4PI— A9nl AND MAINTAINING NC f SIDE LANDSCAPING10, FS SIDE AND IRRIGATION ? , n 12' N THESE ARE0.5 -�.�. .� 2p. 12' H � LOT 25 IS A `'/ I 33 Q m n NON-BDILDABLE Z g xx nl COMMON LOT WITH A BLANKET _ I O M INGRESS/EGRESS GARAGE E.AMBITION ST. . _ - 7 EASEMENT IN _ 2 Z FAVOR OF LOTS ! � SIDE _ ~¢ O 26 AND 27, FAT °' ° 2 O Z O BLOCK 3 1'SIDE J :: /,y tG O Z y 24 - 1'1 T SIDE a ry C 3 ` SIDE 12 C7 I � ' nM O "' 12 LOT 36 IS A 9 W . NON-BUILDABLE W x COMMON LOT i WITH A BLNJKEF BLOCK 3 20' NGRESS/EGRESS _ EASEMENT IN 10'w 10' BlACK3 in FAVOR OF 7 ISIDE J _ LOTS 34 N H' w � �SIOE J S5,BLDCIC 3 W 37w W 4 SIDE — � FRDHT GARAGE 12' km E SPIRE S'i. a , 12 }U ® A 35 ENGI N[EI I I 74 IK.� erg na �$IDE L -L$IDE J LOT 27 OWNER y •e.l --- a— �� --�-- 1 OF 3 15 RESPONSIBLE DRIVEWAY FOR LOT 28 BLOCK 3 FOR INSTALLING TO BE LOCATED ON THE OPPOSITE N�u� AND MAINTAINING m 510E OF THE SHARED COMMON �EOF]4 4y. A NG m DRIVE IJ E PROPERTY AND IRRIGATION P CQ AHO AND IRRIGATION c,SRY IN THESE AREAS s m -16 I'=3 2428,BLOCK 3 LOTS'WHEN P BLOCK 3 l�w]/J 1 =30 WHEN PRINTEDAT I1 x17 =36'WHEN PRINTED AT 11%1T �OlpQ Page 93 Item#5. BI ILGNG ENVELOPE- TYPICAL. — — 25' SEWER EASEMENT fD ry 12' 25 w GARAGE Z 2 Y U z FRONT ~0 9 SIDE f W 7 m a W H Q O N O 2- SIPS 29 12' 26 17g. •` Q Q 120D' LOT 24 I$A NON-BDI LOPBLE COMMON - d m W LOT WNH A BLANKEL INGRESS/EGRESS —�?— BlDCK7 V f` AND 2, IN FAVOR OF LOTS 25.26 SIDE AND 7 BLOCK 7 — 6 24 r F SIDE _ All w 12' 27 _ 20• I —'�SIDE— J .1 ' E-SPIRE S. lkm SIDE ENGIN EEIING 12• 28 16• sir ZO' m 'L LOT 27 OWNER IS RESPONSIBLE FOR INSTALLING AND "SIDE T MAINTAINING LANDSCAPING AND IRRIGATION IN THFRE AREAS 2 OF 3 DRIVEWAY FOR LOT 28 BLOCK 7 N TO BE LOCATED ON THE OPPOSITE Iv �N1 510E OF THE SHARED COMMONFIQy DRIVE PROPERTY LINE ti F .4 0 7 ` 455AY S w= m LOTS 23-28,BLOCK 7 165 c 1 =30 WHEN PRINTED AT 11%17 Page 7 Page 94 Item#5. DRIVEWAY FOR LOT 3 LOT 4 OWNER IS LOT 7 IS A s LOT 1$IS A LOT 21 OWNER IS BLOCK 11 TO BE RESPONSIBLE MR NON-BUILDABLE COMMON NON-BUILDABLE COMMON RESPONSIBLE FOR LOCATED ON THE INSTALLING AND MAINTAINING LOT WITH A BLANKET LOT WITH A BLANKET INSTALLNG AND MAINTAINING OPPOSITE 510E OF T}1E LANDSCAPING ANo INGRESS/EGRESS EASEMENT INGRESS/EGRESS EASEMENT LANDSCAPING A DRIVEWAY FOR LOT 22 SFVRE�COMMON DRIVE 2 IRRIGATION IN THESE AREAS IN FAVOR OF LOTS 4,5. IN FAVOR OF LOTS 19• IRRIGATION IN THESE AR BLOCK 11 TO BE PROPERTY LINE 0 AN 6.BLOCK 11 20.AND 21,BLOCK 11 (7 LOCATED ON THE OPPDsrE 510E OF THE SHARED COMMON DRIVE PROPERTY LINE N po m S.ZENITH AVE. 5 i { 3 a i > { a { > i > i > > j > {� { ~p ri �'_ 5_ZENITH AVE i --- --�— BRIVE - 7-7FS sloE h. ¢ o r1 a { - mod'-- COMMDK ° 9 .n n CO ON �J 4 �, i { i { ¢ o Z b ^2C' 20, Q IVIE - x 10' 10' m <_ a� ern 111 y,•. � �RONT F-- T —1 FRONE FRDNT —7 L 1h r'ARAGE O v GARAGE o 6LOCN Il 'E 4 III GARAGE I II II II II II II II I I ml I ml I ml I I I ml to ml Iv ml ml �+5' 5' �5' �-�-5• F�5' �S• �5' �5• -" r` REAR L '� R ml N READ N REARM N REAR L N RJ,BUIL 3OF3 TYPICAL. YPIC L. ENVELOPE. LOTS'WHEN AND ED AT it BLOCK 11 YP1cA. `"" 1 30 wHEry PRINTED AT 11 17 P�4AyO 455A Y 3 _ �{ 169 Page 95 Item#5. E. Emergency Access Exhibit Emergency Plat of Iina,Rrc3t n uenw B _ Apex pe xxp Southeast o RuantgFh eEaalrs,&t Subdivision uCiryb odfMivniisdlaino,Antl a No. ou m.y,2Access —d TWaipTthe Svh {fa of the Nmhw V4 m :S, Exhibit Id aho Rw Swk 1'•�ar, ffit EIn�a 11a i1 rt �x5oulheau� iB -o au rug uw un uxe/wnre anus T rl°B'!3' 'F I.W' 601vbI0R N0.1 x°y3a'.]'Fn r,�m6,6y eCW'ag"F rtl NW'01'A3 � 9FLx 5 -LFIeRPIRArtS pa)MPROffi.4 ®T 8 E.spresr. 0 mub RRwse cw w xmm l n 6��BfRw w.a,m• Y,6a• uwuw xm6y otxxRws6 T o muxR lia�Rfm wta�m•Ke IabR• o © o m Y o 0 o t x �• az•F � ° �, ® � • SET s/a'R66w;'mx RRsnc w wnxm•rve rz.m• I6'RkEO'ue rYue' M—T) e uuvutEo.uiM,uo,xarc m.R,p:6R '� Ifla xunlRw E.Ambll.9. S.Lapcton[Ave. © RNUEart RUVlm tm M.uERn O T ,cam S8e'S6'1T•W 115.W a .c� /�,� �4 eWxpwr uM 2 � a1�f1 1 �105.H2' 'aT1V aSo.00' ,el Q �s-w m References E.Ader HRFS[. 116AY' RI Bu Swnus, _x Burs © 1 SOPW'SS-[ .x M.CES su6ifv xa wac �M ri_...MYiowo. O Bli YS W IYa.RL SR'� RI.RE D Of SLaYM Hn.T)83.RmORRR U lLrR CgAm',rNll1 Oi Si.WM:t Ha.ltta.a[raaa M IM lAUHM,bnd. ® Q IlnpHlted LYRV(iAF96 IE © � aD $ sM6ev Nenatlxe q)11 R[mROPW NAx a 1 im[art p N�IIF..m Re oaN Q Q e� Q0 O qp+••�� k�"'� sTrxxr°s°^%9 rr rxxzfacer s oa Brighton Corporation BCR rrur x>worm edd1�R,mann „,.r�r .... Page 9 Page 96 Item#5. 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-2020-0057; Development Agreement Instrument Number 2020-178120). 2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years of the City Engineer's signature on the first phase final plat; 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: 4/9/2021, included in Section V.B shall be revised as follows: References(Sheet 1): a. R1 —Include the Book and Page numbers of the Apex Southeast Subdivision No. 1 plat. Notes(Sheet 3): b. Note#6: Clarify the last sentence of this note. It appears that"6."is misplaced. c. Note#10: Include the recorded instrument number of the ACHD landscape license agreement. d. Note#11: Include the recorded instrument number of the ACHD public right-of-way easement. e. Note#12: Strike note(not in this phase) f. Note#13: "Direct lot or parcel access to S. Locust Grove Rd. and E. Lake Haze!Rd. is prohibited. . ." g. Note#16: Does Lot 1,Block 11 contain the referenced easement? If not, delete. h. Note#17: Include the recorded instrument number of the CC&R's. 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 4/l/2021,included in Section V.C, is approved as submitted. 6. The rear and/or side of structures on lots that face S. Locust Grove Road, an arterial street, 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. 7. 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. 8. All fencing shall comply with the standards of UDC I I-3A-7C. 9. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-2A-6 for the R-8 zoning district. Page 97 Item#5. 10. 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. 11. Address signage shall be provided at the public street for homes accessed via common driveways for emergency wayfinding purposes. 12. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common driveways,which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment as set forth in UDC 11-6C-3D.8.A copy of said easement shall be submitted to the Planning Division with the final plat for City Engineer signature. As an alternative to a separate easement document, this information may be included in a note(i.e. note#6) on the face of the plat; include language from aforementioned code section. 13. The setbacks and/or driveway locations for lots accessed via common driveways or abutting common driveways shall be as shown on the exhibit in Section V.D(applies to Lots 26-28 and 33-35,Block 3; Lots 25-28, Block 7; Lots 3-6 and 19-22,Block 11). 14. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat(H- 2020-0057) and/or Development Agreement(Inst. #2020-178120)does not relieve the Applicant of responsibility for compliance. B. Public Works 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 letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Page 11 Page 98 Item#5. 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 11-1-413. 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. 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 Page 99 Item#5. 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. Page 13 Page 100