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CC - Staff Recommendation to Council Staff Report Revised 9-7 E COMMUNITY DEVELOPMENT DEVELOPMENT DEPARTMENT I D A H O HEARING September 7,2021 DATE: E.LAKE HAZEL RD. TO: Mayor&City Council FROM: Sonya Allen,Associate Planner 208-884-5533 W } SUBJECT: FP-2021-0042 �a Apex Southeast No. 3 0 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 70 single-family residential buildable lots and 11 common lots on 19.66 acres of land in the R-8 zoning district. II. APPLICANT INFORMATION A. Applicant: Josh Beach, Brighton Development,Inc.—2929 W.Navigator Dr., Ste. 400, Meridian,ID 83642 B. Owner: SCS Investments,LLC—855 W. Broad St., Boise, ID 83702 C. Representative: Josh Beach,Brighton Development, Inc. —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 four(4)from what was shown on the original preliminary plat;the common open space area has increased from that shown on the qualified Page 1 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. 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 IV ei ulNAxrA PARCEL OF LAN❑SITUATED IN THE WEST 1/2 OF THE NOR iHWEST 1/4 OF SECTION 5,TOWN5HIP 2 NORTH,RANGE 1 EAST,CITY OF MERIA IAN,ADA COUNTY,IDAH❑ rLs� .'Ca�CYfe dOC@N 3 .•rm — - - MEND FL- o F - f 0 6 • • • 0 0 • d • 0 • 0 '' 6 6 8 d o o g •00 • •• •• ■ • •• • d � APE%SMENIDAN,IMHO S.1BEINLYIOry • _ [UHasMlE* Pat- PP1A B. Final Plat(dated: 7/16/21) Plat of Apex Southeast Subdivision No.3 3L 32 x Aparcel of land situated In a portion of the Sauthwastl/4a E.Lake HaEel Rd. the Northwest 114 o15ection 5, ® Me ,V W fi 5 Town¢hlp 2 Narth,Range L East,B.M.,Clty of Meridian,Ada County,Idaho 2L121 Sheet Index I SHEET 1 -dyfMlL BUBpM510N ANP HLf]fK] E9 I ] B 5 { ] 4 ]1 III P J { 5 s ] sHEU P -OETNL PUT NrP ANp NNE/WRHE TIBFFS Apex SaWhaast y SHEET a - NtSHEET P,AT xoa aup E— E.91np.y5L Subdlvhion No.l 5 EPwT WP I BLOEpF 8 Y�' BSCCK ]I VXEET P -CERII—nP pWHERa 9 To lT fP 13 I5 G H 1J ,a tt l0 9 BLOCK] SHEET e -fENnFlGIES aNp APP�IµS 2 m Lq.d A g p —N..—a CAP AS.1. NY9'42'S4'E NnhkNn SL —ED 5/Y"ELM WRNS"H8 1N5a" I 85.81' E' SauLh UNLLSV—.CIXWNIY Ap b3 N8A'S8'f 7"E 7 ex east UNIESV 1 Suh 1Ep OIXERNIS[fp"Pip 12K9" divlslon N.2 ^ 9 ]o fr 1P v g !2 NI Np ,s9 3] • SET 5/a'NE114P PfASpC CAP Apelt Southeast 3 Q 3d0'pl'I3"E ,15 IKRKEp'ALB 12a55, •., 5 Suhdmx Na 2_IJ giLOLN to 1❑3.92' NYB'S5'42"E d3p.po' . 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N89'S2'3B"W 13P9.65' N6wI&ikM mpN�w�ox s n"�el cr s/e-Ixw Nav PEN w TNNE cuavf TPBIE efxrt..Em 1 1'�M`i°s`scrnlwi s° .,12459 Rescue Ranch oidt 5-- 5,bdivislon exit T•l �tozl F N 61 N E E l I N 0 ❑ toper _ Brighton ""is3:a Corporation McTldlan,Idaho Page 3 C. Landscape Plan(dated: 4/1/2021) JA \ I OPENSPACETREEfALCVNTNIN5I1REf/ROWSF] tO - ....�7�.e,. ;",.:.•w:wSa -:r"`a�„ "�..dk.'^SE" �`��4"��++M1 .;� j TOFAL OPEN SPIVCE 111EE5 M...... -.....,-........e.w •w.,x., ...�� _ P. SIPEET TREE CALCLUPONS ISIREE/35 LF10 d� - ��°"' t .� — ' E TOTAL'STREET TREESM xem w�eae w�un _w_ _ I 11] MRIGATION REOOIREMFNIS �+��T��w�m ' PATHWAY TREES ISTREE/1RO LF1_ .e.m.,...�.� P4THW4YIREES REQOIRER/PRDYIOER W'�¢�pm� •nNW I� TOTALTREESREQQIREU/PRWIEEH - +� m,w'wn°.w e..., m _ - -um _ . ,. sir �x r �f s FJrK.. . k �j\LA4N[15CAP`TE SITE PcLAN y` � ,., ,.,, pER7 --0 o tk land Ra' �LANMCAPE PLANPLAN e — :2 � � g f C re/ _ ic c �\LANDSCAPE PLAN Page 5 D. Common Driveway Exhibits DNNEWAY MR LOT Jl BLOCK DRIVEWAY FOR LOT 56 BLODN ' B1 LNG ENVELOPE. 11 TO SE LOCAIEO ON THE 3 TO BE LOCATED ON THE ORRGSOE SIDE GF THE SHARES OPPOSITE SIDE OF THE SHARED DRIVEWAY FOR L01 30 BLOCK 11 CDNAION DRNE PROPERTY LINE COMMON DRNE PROPERry LINE SIpE TO 6E LDCAIED DN SKEDTHE DPPD5RE /j SO. OaNEOPRCPEERry uNE C01W011 LET�61 SIBLE OWNER Iq NHTPw fN"' I'. t0• 12' BUILDING[NVELOPE AND MWNTANING z a >< = LANDSCAPING AND IRRIGATION f O m TtPI 6 IN THFSEFI% ARE S GGG ' m 2 AD 82 5 r LOT 59 IS A NDN-BVILDABL BLOCK 3 10 BE E _ LOCATED ON h£ S E OF /// I NGRE55/EGRESS EASEMENT INm — SIDE 1 $PNAROEO COMsir DMON UX'' 7 BAD 3F LOT5 61 ME 5G OPERTY n PR LINE SIDE J 4 e i F.AmFvmIRF ST. .a..° �.COMM014, BIDET}' I'I j 3 o a TT1�pp s'a F S, d O 0.�. qY� Om 20— 4 m ,2 0 fI I �5•_ IDE —J m Z 5 o LOT 31 OMTIER • a �� O IMRF3ST—SABLE O 5 I 91SF AND MAIMAI w 11 RING � l UNROSEAFING ¢ O � IN THESE AREAS 12 kl _ LDT 33 IS A km NON-BUILDABLE GOMNOR LOT BLOCM3 WITH A BLANKET I I O °� S ,,, NGRE55/EGRESS E mIIm�marNMzztwNnrc CASEMENT IN READ OF L 5'It"BLOIX 9] al REPR 3t�µp 32 — RaftI` L— v RDR _A ___ _ �_—- BLOCK I I �I - u tl ®LOTS 30-34 BLOCK 11 LOTS 58-52,BLOCK 3 SO WHEN (k ED AT I PRINTI 1T 1 =30 WHEN PRINTED AT 11 NIT * SSPY O* 1 `fib 2 7I9/az 0V 'A Ln 12��1 d m BDIIDING ETNELOPE. I z 0 W u TTPIGL. UI!R4GE o BLOCIE3 m z= N t =a o O:- p, N SIDE 9'm 2 K' 31 12• 0 / D' O 'a Al 9 z LOT 5T OYMER IS RESPONSIBLE FOR LANIs�Talu.A AND_ �oTNiI w O IXESE NtEfS SIDE J LOT.9 5 A NGN-BUIIEaOI.e ` COMMON LOT WRH A OLANKET NGRE55/EGRE55 EASEMENT IN FAWR OF LOTS 50 AND 51,BLOCK 3 e cC\ r, 12' E.ABLER HOP ° DRNEWAY MR LOT 52 BLOCK 3 TO eE l4RE0 OF THE S COMLION DRNE 2O PROPERTY LINE 1p TE \ j SIDE [��l DF2 ®LOTS 4LOCK 3 WHEN N T •`'�p;C t_aFrDSy TO WREN ,BLOCK AT t 55PY • s� 2 7191az p�F 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 previous 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: 7/16/2021, 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. b. R2.—Include the Book and Page numbers of the Apex Southeast Subdivision No. 2 plat. Notes(Sheet 3): c. Note#5: ". . . Lot 4-47,Block 13 . . ."". . . owned and maintained by the operator-of as homeowner's association . . ." d. Note#6: ". . . to provide access for Lots 5 1 5 3 50 and 51,Block 3,Lot 59 and Lots 60 62 60 and 61,Block 3,Lots 3A 31 and 32 and Let 34,Block 11,respectively. Said 6. Lot 49, Block 3,Lot 59,Block 3,Lot 33,Block 11, shall be owned by the Apex Southeast Homeowner's Association,Inc., or assigns, and the owners of the lots that benefit from the common drives shall maintain,repair and/or replace said common drives at their own cost and expense. Said 6, Lot 49,Block 3. . ." e. Note#10: Include the recorded instrument number of the ACHD landscape license agreement. f. Note#11: Include the recorded instrument number of the ACHD public right-of-way (sidewalk) easement. g. Note#12: "Direct lot or parcel access to S. Locust Grove Rd. and E. Via Roberto St. is prohibited. . ." h. Note#15: ". . .Lot 447,Block 13, are servient to. . ." i. Note#16: Include the recorded instrument number of the CC&R's. Graphic Depictions: j. Sheet 1: Include the CP&F No. at the southeast corner of the site. k. Sheet 3: Include the recorded instrument number of the ACHD temporary turnaround easement. 1. Sheet 4: Include the recorded instrument number of the ACHD permanent easement on Lot 7,Block 13. A copy of the revised plat shall be suhmitted with the final plat for City Engineer signature. Page 7 5. The landscape plan prepared by KM Engineering, dated 7/12/2021, included in Section V.C, shall be revised as follows: a. Depict shrubs within street buffers along S. Locust Grove Rd. and E.Via Roberto St. in accord with UDC 11-3B-7C.3a. b. Depict shrubs within landscape strips along all pathways in accord with UDC 11-3B-12C.2. 6. The rear and/or side of structures on lots that face S. Locust Grove Road, an arterial street, and E.Via Roberto St., a collector 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 11-3A-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. 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 50-52, 58, and 60-62,Block 3; and Lots 30-32 and 34,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 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-I 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 Page 9 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 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 wells that will not continue to be used must be properly abandoned according to Idaho Well Construction Standards Rules administered by the Idaho Department of Water Resources. The Developer's Engineer shall provide a statement addressing whether there are any existing wells in the development, and if so, how they will continue to be used, or provide record of their abandonment. 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.