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PZ - Staff Report 2-3 STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING February 3,2022 DATE: Continued from:January 6, 2022 TO: Planning&Zoning Commission ro FROM: Sonya Allen,Associate Planner - 208-884-5533 SUBJECT: H-2021-0087 Apex West—PP (aka Pinnacle) LOCATION: North side of E. Lake Hazel Rd., PROJECT approximately 1/4 mile west of S.Locust Grove Rd.,in the south 1/2 of Section 31, T.3N.,R.IE. I. PROJECT DESCRIPTION Preliminary plat consisting of 208 building lots(207 single-family residential lots and 1 lot for future development of townhomes or multi-family apartments) and 34 common lots on 96.08 acres in the R- 2,R-8 and R-15 zoning districts for Apex West Subdivision. II. SUMMARY OF REPORT A. Project Summary Description Details Page Acreage 96.08 acres Existing/Proposed Zoning R-2,R-8 and R-15 Future Land Use Designation Low Density Residential(LDR),Medium Density Residential(MDR)and Medium High Density Residential (MHDR) Existing Land Use(s) Agricultural land Proposed Land Use(s) Single-family residential(SFR)detached dwellings Lots(#and type;bldg./common) 208 building lots/34 common lots Phasing Plan(#of phases) 4 phases Number of Residential Units(type 207(SFR detached dwellings) of units) Density(gross&net) 3.17 units/acre(gross); 5.29 units/acre(net)—overall(not including future units in R-8 and R-15 zoned lots) Open Space(acres,total 16.17 acres(or 16.61%)common open space [%]/buffer/qualified) Amenities Swimming pool,two(2)segments of the City's multi-use pathway system,and an additional 5%open space above the minimum required. Page 1 Description Details Page Physical Features(waterways, The McBirney Lateral and another un-named waterway hazards,flood plain,hillside) cross this site. Neighborhood meeting date;#of 10/19/21 attendees: History(previous approvals) H-2020-0066;Development Agreement Inst.#2020- 178120(Apex);H-2020-0117;Development Agreement Inst.#2021-102396(Shafer View Terrace) B. Community Metrics Description Details P Ada County Highway District • Staff report(yes/no) Yes • Requires ACHD No Commission Action es/no Access Two(2)accesses are proposed via E.Lake Hazel Rd.,an arterial (Arterial/Collectors/State street;and one(1)access is proposed via E.Quartz Creek St.,a Hwy/Local)(Existing and collector street. Proposed) r Traffic Level Of Service • Roadway Frontage Functional PM Peak Hour PM Peak Hour Classifrcatton Traffic Count Level of Service Lake Hazel Road 1,321-feet Principal Arterial 351 Better than"E" Locust Grove Road 1,350-feet Minor Arterial 181 Better than"E" Acceptable level of service for a two-lane principal arterial is"E"(690 VPH). 'Acceptable level of service for a two-lane minor arterial is"E"(575 VPH). Stub E. Quartz Creek St.is proposed to be extended through this site; Street/Interconnectivity/Gros stub streets are proposed to be extended from Apex Northwest#1 s Access and#2;stub streets are proposed to adjacent properties. Existing Road Network Existing Arterial Sidewalks/ Buffers Proposed Road Capital Improvements Plan(CIP)l Integrated Five Year Work Plan(IFYWP): • Locust Grove Road is listed in the CIP to be widened to 3-lanes from Lake Hazel Road to Improvements Amity Road between 2036 and 2040 • Lake Hazel Road is listed in the CIP to be widened to 3-lanes from Linder Road to Meridian Road between 2036 and 2040. • Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Meridian Road to Locust Grove Road between 2036 and 2040 - • Lake Hazel Road is listed in the CIP to be widened to 5-lanes from Locust Grove Road to Eagle Road between 2036 and 2040. Apex Subdivision entered into a Cooperative Development Agreement with ACHD in May 2021 to widen the segment of Lake Hazel Road to 5-lanes to the east of this site.These construction plans are currently under review. • The intersection of Lake Hazel Road and Locust Grove Road is listed in the CIP to be reconstructed as a multi-lane roundabout with 2-lanes on the north leg,2-lanes on the south, 4-lanes east,and 4-lanes on the west leg between 2036 and 2040.Apex Subdivision entered into a Cooperative Development Agreement with ACHD in May 2021 to fully improve this intersection consistent with the 2020 CIP.Construction plans are currently under review with Al • The intersection of Lake Hazel Road and Eagle Road is scheduled In the IFYWP to be widened to 5-lanes on the north leg,4-lanes on the south leg,3-lanes on the west leg and 4- lanes on the east leg and signalized in 2023. • The intersection of Lake Hazel Road and Meridian Road is listed in the CIP to be widened to 6-lanes on the north leg,6-lanes on the south.7-lanes east,and 7-lanes on the west leg and signalized between 2036 and 2040. • The intersection of Amity Road and Locust Grove Road is listed in the CIP to be reconstructed as a multi-lane roundabout xdth 2-lanes on the north leg,2-lanes on the south,4-lanes east, and 4-lams on the west leg between 2031 and 2035. Fire Service • Distance to Fire Station 13.6 miles Page 2 Description Details P • Fire Response Time Falls outside the 5:00 minute response time area-nearest station is Fire Station#6—cannot meet response time goals. When Fire Station#7 is constructed in late summer of 2023, it will be within the S:00 minute response time area. • Resource Reliability 85%-does meet the target goal of 80%or greater • Risk Identification 2—current resources would be adequate to supply service • Accessibility Project meets all required access,road widths and turnaround. ALL residences having two frontages(the street&an alleyway behind it)shall have address numbers on the front of the building and on the back side facing the alley. • Special/resource needs Project will require an aerial device;can meet this need in the required timeframe if a truck company is required. • Water Supply Requires 1,000 gallons per minute for one hour,may be less if buildings are fully sprinklered. • Other Resources Police Service No comments received • Distance from police station • Police Response Time Approved ME Pro West Ada School District ected Approved lots per units per Students from • Distance(elem,ins,hs) Enrollment Ca ac attendance area attendance area Approved Dew. • Capacity of Schools Mary McPherson Elementary 449 675 2677 26 591 Victory Middle School 984 low 3739 502 501 • #of Students Enrolled Mountain View High School 2368 2175 2701 0 432 S_ShODI of Choice DOtiOOs Christine Donnell School-Arts 489 Soo N/A N/A Spalding Elementary-STEM 656 7S0 N/A N/A • #of Students Predicted from this development 132 school aged children predicted from this development by WASD(154 for future townhomes) School lm act Table Wastewater • Impacts/concerns • Flow is committed • All sewer manholes must have a 14-foot-wide access road per the City Design Standards. • Ensure no sewer services cross infiltration trenches • No permanent structures may be within City utility easements including but not limited to trees,bushes,buildings,carports,trash enclosures, fences,infiltration trenches,light poles,etc. • Do not run sewer main in common driveways,services should be run within the common driveway. • Sewer main should be run from the northern portion of the site down South Sublimity Way from the existing sewer main.Main should be kept within the Right of Way whenever possible. Water • Distance to Water Directly adjacent Services • Pressure Zone 5 • Estimated Project Water See application ERU's • Water Quality None Page 3 • Project Consistent with Yes Water Master Plan • Impacts/Concerns • 12 inch water main will need to be constructed at the Northwest corner to make the second connection at East Quartz Creek Street. • There is a piece of water main missing at the corner of East Prickle Drive and East Pinpoint Way,this must be included to complete the water loop. • The water main in East Prime Drive needs to be upsized to 12 inch from South Subilimity Way to East Prickle Drive. • The water main in East Prickle Drive needs to be upsized to 12 inch from East Prime Drive to East Heyday Drive. • The water stub in East Heyday Drive to the property line needs to be upsized to 12 inch. C. Project Area Maps Future Land Use Map Aerial Map Legend W a feegend � t LflcaTK:m w nsrty � Proje t Lnca�on 6ideriiia I 111 Aq dium Den LU ril Mu d-High LAKE e�n sih iv' �side�ntial .R Page 4 Zoning Map Planned Development Map (f Rl Rl Rl Legend W E 0 Legend 0 W 9 Prajeat Lccafkm RUT let Project Lcca�n R-o— — R1 +_i City Lim& R-4 R-8 R.g R-4 R — Planned Parcels i R- —R- ----, - C- R' 1 R- F R-4 RUT p ' RUT R-4 a I i 5 R� R-4 R-4 R' ' G- —A RUT - -- --- f --- R-4 I RUT - A. Applicant: Josh Beach,Brighton Development, Inc. —2929 W.Navigator Dr., Ste. 400, Meridian, ID 83642 B. Owner: Brighton Development, Inc.—2929 W.Navigator Dr., Ste. 400,Meridian, ID 83642 C. Representative: Same as Applicant III. NOTICING Planning&Zoning City Council Posting Date Posting Date Notification published in 12/21/2021 newspaper Notification mailed to property owners within 300 feet 12/15/2021 Applicant posted public hearing notice on site 12/22/2021 Nextdoor posting 12/16/2021 IV. COMPREHENSIVE PLAN ANALYSIS(Comprehensive Plan) The Future Land Use Map(FLUM)contained in the Comprehensive Plan designates approximately I I acres of the site as Low Density Residential(LDR), 65 acres as Medium Density Residential (MDR) and 20 acres as Medium High-Density Residential(MHDR). The LDR designation allows for the development of single-family homes on large and estate lots at gross densities of 3 dwelling units or less per acre. These areas often transition between existing rural residential and urban properties. Developments need to respect agricultural heritage and resources, recognize view sheds and open spaces, and maintain or improve the overall atmosphere of the area. Page 5 The use of open spaces,parks,trails, and other appropriate means should enhance the character of the area. The MDR designation allows for dwelling units at gross densities of 3 to 8 dwelling units per acre. The MHDR designation allows for a mix of dwelling types including townhouses, condominiums, and apartments. Residential gross densities should range from 8 to 12 dwelling units per acre. These areas are relatively compact within the context of larger neighborhoods and are typically located around or near mixed use commercial or employment areas to provide convenient access to services and jobs for residents. Developments need to incorporate high-quality architectural design and materials and thoughtful site design to ensure quality of place and should also incorporate connectivity with adjacent uses and area pathways, attractive landscaping and a project identity. The proposed development consists of a total of 207 single-family detached dwellings. The plat includes two(2)R-8 zoned lots in the MDR designated area for future residential development; and one(1)R-15 zoned lot in the MHDR designated area for future development of townhomes or multi- family apartments. The proposed development in the MDR designated area has an overall gross density of 3.17 units/acre with a net density of 5.29 units per acre, excluding the future development areas. The R-2 portion has a gross density of 0.70 units/acre with a net density of 1.18 units/acre and the R-8 portion has a gross density of 3.70 units/acre with a net density of 6.16 units/acre, consistent with the densities desired in the associated LDR and MDR designations. The following Comprehensive Plan Policies are applicable to this development: • "Encourage a variety of housing types that meet the needs, preferences, and financial capabilities of Meridian's present and future residents."(2.01.02D) Only one housing type, single-family detached, is proposed in this development at this time; some units will be accessed via internal local and collector streets with front/side entry garages while others will have rear access via alleys.Another housing type, either townhomes or multi- family apartments, is planned to develop on the R-IS zoned future development area (i.e. Lot 1, Block 1). If townhomes are proposed, the lot will need to be re-subdivided to accommodate the townhome units; if apartments are proposed, a conditional use permit will be needed for approval of a multi family development. • "Permit new development only where it can be adequately served by critical public facilities and urban services at the time of final approval, and in accord with any adopted levels of service for public facilities and services."(3.03.03F) City water and sewer services are available to service this development in accord with UDC 11-3A-21. The emergency response time for the Fire Dept.falls outside of the 5-minute response time area; once Fire Station No. 7 is constructed in the late summer of 2023, it will meet the response time goal. • "Encourage compatible uses and site design to minimize conflicts and maximize use of land." (3.07.00) Staff believes the proposed use and site design are compatible with existing and future uses, which should minimize conflicts and maximize use of land. • "Ensure development is connected to City of Meridian water and sanitary sewer systems and the extension to and through said developments are constructed in conformance with the City of Meridian Water and Sewer System Master Plans in effect at the time of development." (3.03.03A) The proposed development will connect to City water and sewer systems;services are Page 6 required to be provided to and though this development in accord with current City plans. • "With new subdivision plats,require the design and construction of pathway connections, easy pedestrian and bicycle access to parks, safe routes to schools, and the incorporation of usable open space with quality amenities."(2.02.01A) Two (2)segments of the City's multi-use pathway system is proposed within this site consistent with the Pathways Master Plan, which will provide safe pedestrian and bicycle access to the internal common area with a swimming pool and school site to the southeast in Apex Southeast. • "Evaluate comprehensive impacts of growth and consider City Master Plans and Strategic Plans in all land use decisions (e.g.,traffic impacts, school enrollment, and parks)."(3.01.01A) A Traffic Impact Study(TIS) was required by ACHD for this development and was taken into consideration in ACHD's report. See comments from WASD and Community Development in Section VIII for school enrollment calculations in regard to the number of school-aged children estimated to be generated from this development and associated school capacity. The closest City Park to this site is Discovery Park, a regional park consisting of 77-acres of land, to the southeast of the S. Locust Grove Rd. and E. Lake Hazel Rd. intersection bordering Apex Southeast. • "Require all development to create a site design compatible with surrounding uses through buffering, screening,transitional densities, and other best site design practices."(3.07.01A) The proposed site design should be compatible with existing and future surrounding uses. • "Require urban infrastructure be provided for all new developments, including curb and gutter, sidewalks,water and sewer utilities."(3.03.03G) Urban sewer and water infrastructure and curb, gutter and sidewalks are proposed as required with this development. In summary, Staff believes the proposed development plan is generally consistent with the vision of the Comprehensive Plan per the analysis above. V. UNIFIED DEVELOPMENT CODE ANALYSIS UD A. Preliminary Plat: The proposed preliminary plat consists of 208 building lots (207 single-family lots and 1 lot for future development of townhomes or multi-family apartments)and 34 common lots on 96.08 acres in the R-2,R-8 and R-15 zoning districts for Apex West Subdivision. The subdivision is proposed to develop in four(4)phases as shown on the phasing plan in Section VII.A. The proposed plat includes a portion of Parcel#51131417220 depicted on the plat as Lot 1, Block 5 and the surrounding area outside of Parcel#51131417210.As discussed at the pre- application meeting,the entire parcel must be included in the proposed plat or a property boundary adjustment application must be approved to create a separate developable parcel for that area—a portion of the lot cannot be included as it would create an illegal split. Therefore, Staff recommends that prior to City Council approval of the subject preliminary plat application, a property boundary adjustment shall be approved,which incorporates Page 7 Lot 1,Block 5 and the surrounding area into Parcel#51131417210 or creates a separate developable parcel for that area. Three future development areas are depicted on the plat, Lots 32 and 43,Block 6; and Lot 1, Block 1. The R-8 zoned lots (i.e. Lots 32 and 43,Block 6) are planned to be re-subdivided in the future through new preliminary plat applications. The R-15 zoned lot(i.e. Lot 1,Block 1)may be re-subdivided in the future through a new preliminary plat application for the development of 240 townhomes; or, a multi-family development may develop on the site,which will require approval of a conditional use permit. If single-family homes or townhomes are developed on these lots, they shall be re-subdivided prior to issuance of any building permits. Existing Structures/Site Improvements: There are no existing structures or site improvements on this property; it's currently agricultural land. Subdivision Design and Improvement Standards(UDC 11-6C-3): Development of the subdivision is required to comply with the subdivision design and improvement standards listed in UDC 11-6C-3, including but not limited to streets and block face. The proposed plat complies with these standards. Access(UDC 11-3A-3) Access is proposed at the northwest corner of the development from E. Quartz Creek St., a collector street, from S. Meridian Rd. and from S. Sublimity Ave. and S. Apex Ave.,both colletor streets,via E. Lake Hazel Rd. Stub streets are proposed to adjacent properties for future extension and interconnectivity. A note should be included on the final plat prohibiting direct lot access to the collector and arterial streets,except for Lots 4-11,Block 10 which are allowed direct access via S. Sublimity Way—homes on these lots should have side entry garages with a turnaround area so that vehicles aren't backing out onto the collector street in an effort to preserve public safety. Street setbacks for residential units abutting collector streets shall be as approved with ZOA-2021-0003. Alleys are proposed for internal access to some of the lots in Phase 1; alleys are required to comply with the standards listed in UDC 11-6C-3B.S. Three(3) common driveway lots are also proposed and are required to comply with the standards listed in UDC 11-6C-3D; an exhibit for such is included in Section VII.B. Parking(UDC 11-3C): Off-street parking is required to be provided in accord with the standards listed in UDC Table 11- 3C-6 for single-family detached dwellings based on the number of bedrooms per unit. Garages and parking pads in driveways are proposed to satisfy this requirement. The proposed street sections accommodate on-street parking on both sides of the streets for guests in addition to driveway parking spaces on each lot; 146 spaces are proposed for guests in the residential area along with another 28 spaces as depicted on the parking plan in Section VII.E. Staff is of the opinion sufficient parking can be provided for this development. Off-street parking is also required for the building/changing rooms at the community swimming pool. A minimum of(1) space is required per every 500 square feet of gross floor area; 12 spaces are proposed which exceeds the minimum standards. A minimum of one(1)bicycle parking space is also required to be provided per UDC 11-3C-6G and should be designed in accord with the standards listed in UDC 11-3C-5C. Pathways(UDC 11-3A-8): The Pathways Master Plan depicts a segment of the City's multi-use pathway system along the west and northeast boundaries of the site. Pathways are proposed as shown on the landscape plan. Page 8 The Park's Dept. is requiring a 10-foot wide detached pathway along the west side of S. Sublimity Ave. which will connect to the pathway proposed in the common area along the back side of lots in Block 10. The gravel pathway proposed through Blocks 5,6,7,9 and 10 is required to be improved per the standards listed in UDC 11-3B-12C.3.Landscape strips are required along both sides of all pathways,landscaped per the standards listed in UDC 11- 3B-12C,which include a mix of trees, shrubs,lawn, and/or other vegetative ground cover, including those in Blocks 6, 7, 9 and 10—if within an easement, additional area shall be provided outside of the easement to accommodate landscaping. See comments from Park's Dept. in Section VIII.J. A minimum 5-foot wide pathway should be included in Lot 36,Block 6. All multi-use pathways not located within the right-of-way are required to be placed in a 14-foot wide public use easement,which shall be submitted to the Planning Division prior to submittal for City Engineer signature on the final plat(s) for the phase in which they are located. Sidewalks(UDC 11-3A-17): Sidewalks are required to be provided adjacent to all streets as set forth in UDC 11-3A-17. Detached sidewalks are proposed within the development as depicted on the landscape plan. Parkways (UDC 11-3A-1 : Eight-foot wide parkways are proposed along all streets where detached sidewalks are proposed. All parkways should be constructed in accord with the standards listed in UDC 11-3A-17E. Landscaping(UDC 11-3B): A 25-foot wide street buffer is required along E. Lake Hazel Rd., an arterial street; and 20-foot wide street buffers are required along E. Quartz Creek St./S. Sublimity Ave., S.Apex Way and E. Crescendo St., collector streets. Landscaping is required to be installed within the buffers per the standards listed in UDC 11-3B-7C,which require a variety of trees and shrubs,lawn,or other vegetative groundcover—shrubs are required to be included in the buffer in accord with this standard; lawn shall comprise no more than 65% of the vegetated coverage of a landscape buffer(see UDC 11-3B-7C.3 for more information). Landscaping is required adjacent to all pathways per the standards in UDC 11-3B-12C as noted above under Pathways. Landscaping is required within parkways per the standards listed in UDC 11-3A-17 and 11-3B-7C as proposed. Qualified Open Space(UDC 11-3 Based on the standards listed in UDC 11-3G-3,the R-2 zoned area requires a minimum of 8%(or 0.80-acre) open space based on 9.94 acres of land; and the R-8 zoned area requires a minimum of 15%(or 6.01-acres)open space based on 40.09 acres of land for a total of 6.81 acres of common open space.Although the future residential R-8 and R-1 S zoned areas (i.e.Lots 32 and 43, Block 6 and Lot 1, Block 1)are included in the boundary of the proposed plat, Staff did not include these areas in the required open space calculations as they are proposed to be re-subdivided and/or included in a conditional use permit in the future prior to development.At such time they will be required to comply with the open space standards on a stand-alone basis. The proposed open space consists of linear open space, open grassy areas of at least 5,000 square feet in area, 8-foot parkways and street buffers along collector and arterial streets as shown on the open space exhibit in Section VII.D. A total of 16.17 acres of qualified open space is proposed, which exceeds UDC standards. Page 9 The proposed open space areas have direct pedestrian access,high visibility, comply with the CPTED standards and support a range of leisure and play activities and uses,while promoting the health and well-being of its residents as required in UDC 11-3G-3A.2. Qualified Site Amenities (UDC 11-3G1 Based on the standards listed in UDC 11-3G-4,the 50.03-acre development area requires multiple amenities to be provided totaling a minimum of 10 points from the separate categories listed in UDC Table 11-3G-4.Note:As noted above under the Qualified Open Space analysis, Staff did not include the two (2)R-8 zoned lots (Lots 32 and 43, Block 6) and the R-15 zoned lot(Lot 1, Block 1) in the calculations. A swimming pool with changing facilities and restrooms (6 points);two(2)segments of multi- use pathways totaling approximately'/z mile(totaling 4 points); and a playground(3 points) are proposed totaling 13 points,which exceeds the minimum standards. A detail of the playground equipment should be submitted with the final plat application for the phase in which it is located. Storm Drainage: An adequate storm drainage system is required in all developments in accord with the City's adopted standards, specifications and ordinances. Design and construction is required to follow Best Management Practices as adopted by the City. The Applicant submitted a Limited Geotechnical Engineering Report for the subdivision. Pressure Irrigation(UDC 11-3A-15): Underground pressurized irrigation water is required to be provided for each and every lot in the subdivision as required in UDC 11-3A-15. Utilities(UDC 11-3A-21): Utilities are required to be provided to the subdivision as required in UDC 11-3A-21. Waterways(UDC 11-3A-6): The McBirney Lateral crosses this site within a 41-foot wide easement; and the Watkins Drain runs along the west side of this site within a 38-foot wide easement, as depicted on the plat. These waterways are proposed to be piped in accord with UDC 11-3A-6B. Williams Pipeline: The Williams Pipeline runs across Lot 32, Block 6 within a 75-foot wide easement. All development within the pipeline easement should comply with the Williams Pipeline Developers Handbook. Fencing(UDC 11-3A-6 and 11-3A-7)• All fencing is required to comply with the standards listed in UDC 11-3A-7. Five-foot tall open vision metal fencing is proposed adjacent to all internal common open space areas to distinguish common from private areas; and 6-foot tall solid wood fencing is proposed in other areas as depicted on the landscape plan in Section VII.0 in accord with UDC standards. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual): Conceptual building elevations in a variety of materials and colors were submitted for future single-family detached homes in this development as shown in Section VII.E. Single-family detached dwellings are exempt from the design standards in the Architectural Standards Manual. A Certificate of Zoning Compliance and Design Review application is required to be submitted and approved for the changing rooms and swimming pool on Lot 1,Block 5 prior to submittal of applications for building permits. All non-residential structures shall comply with the design standards listed in the Architectural Standards Manual. Because homes on lots that abut collector streets(i.e.E. Quartz Creek St. and S. Sublimity Ave. and S.Apex Way south of E.Crescendo St.)will be highly visible,the rear and/or side Page 10 of structures on these lots 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. VI. DECISION A. Staff: Staff recommends approval of the requested preliminary plat with the conditions noted in Section VIII per the Findings in Section IX. Page 11 VII. EXHIBITS A. Preliminary Plat&Phasing Plan(date: 8/16/2021) APEX WEST SUBDIVISION PRELIMINARY PLAT A PARCEL OF LAND SITUATED IN A PORTION OF THE SOUTHEAST 114,THE NORTHEAST 1/4 OFTHE SOUTHWEST 1/4,AND THE SOUTHEAST 1/4 OF THE NORTHWEST 1/4 OF SECTION 31,TOWNSHIP 3 NORTH,RANGE 1 EAST, BOISE MERIDIAN,ADA COLINTY,IDAHO. 3 I PF INMY PLAT DATA -\ 3'sr71r "VNCSP Ili e�oulnenY �• ' .�. �,. I IE�wo Y ®i. SHfNEY OONTRtt NOTES �9�m� I •.o wo.• . :Ira 'eA:r:. of oPRwiHrs ma�� II - • ati;9�.ti:x.. wcnxu v.c..inc W. .i3:'i81�'4:iSi3i'iEIT:4:i3:•`.. .-tu �nti mn. —�-- .Oo t:•m i --- ———————— u. I it .v IN:W --- — -------- ---�—>rV ------ APEXMERIDIAN,OIYIO MERIDIAN,W W 0 LOVfP SHfEf 1177 -- ---- — — ,.d. .w _ _ _ _ _ _ _ _ _ _ _ _ _ n1JnfY eel.lE PP1.0 Page 12 APEX WEST SUBDIVISION PRELIMINARY PLAT vEaxmxwP: AOY A PARCEL OF LAND SITUATED IN A PORTION OF THE SOUTHEAST 1/4,THE NORTHEAST 1/4 OFTHE SOUTHWEST 1/4,ANDTHE SOUTHEAST 1/4 OF THE NORTHWEST 114 OF SECTION 31,TOWNSHIP 3 NORTH,RANGE 1 EAST, BOISE MERIDIAN,ADA COUNTY,IDAHO. PREuMINARY PLAT DATA �\ •••——— MOns,Nin��mu,mn �• 1 �9`� •Phase 76 Count --R^ /Phase 2 72 Count .,,,,,,,,� •.w I . .r /Phase 3 57 Count m I E r r •Phase 4 1 Count 0. I" a a,o n,eos � r. I • _a- 'a .A � Sllnm�NTROLNDrES aAlwei I • . �^ -C.�.. t�ti ,�R 7 •••••••r••• •ff•••• • I I.' I:v DHiuu3rtF I � • I Build temp fire access with phase 1 in this -- AVETcwEn waorvisloN p location and final build- MERIDIAN,IDAHDLOVER SHEET with phase 4 km PPID Page 13 B. Common Driveway Exhibits N—N i s1u F — =REAR IIo I BLOp(4 F�'E D Q 12'� SIDE LOT 14 IS A NON-BIIILOAgLE W —S� z 4 w Q COMMON LOT WITH A BIAWET S O iii n m INGRESS/EGRESS EASEMENT IN O I,r 3 O ¢ N >m FAVOR OF LOTS 13.74.15 Z m10• 12' AND 15,BLOCK 4 <3• h Q C]y DRIVEWAY FOR LOT 23 rn= SIOE� J Z S BLOCK 4 TO BE LOCATED ON ? d 22Y tl THE OPPOSITE SIDE OF THE Y SHARED COMMON ORIYE C.4R.� y- O r SIDE — 2 F. ITT PRDPFFTY LINE � n O �'�NIJ m IO O 12� 20' SIDE T - E.HIM H POINT ST.� ,yif r O 12'¢ LOT 14 OWNER 15 RESPGN5IDLE SIDE J FOR INSTALLING MAINTAINING v; TMEOSGAARIAND IRRIGATION IN \ ± j SIpET km 1P O 11p 20' `.rc .m ' FF EX 2.0 BE LOCA FOR LOT 1]BLOCK 4 ID BUILOI E. BE IAUTEO RED THE ON DRIV SIDE EN IC— OF THE SHARFD COMMON DRIVE TYPICAL PROPERTY LINE �PgEDF]pgy 0 LOTS 13-17 AND 24-25,BLOCK 4 1'=30'WHEN PRINTED AT 11"K17' S = 16 ] Fo Brzsra e�r'�` MIM DRIVEWAY FOR LOT 27 LOT 23 M A NON-BUILDABLE BUILDING - BLOCK E TO BE LOCATED COMMON LOT WITH 7�5 PE. N-Pi ON THE OPPOSITE SIDE INGRESS/EGRESS EOFTHE SHMEO COMMON FAvOB DF LOB 24 SO O DRIVE PRDPERIY LINE BLOCK 8LLOT 25 OWNER G W W - m u REAfl� RESPONSIBLE FOR 2U• v SiDET 5� I INSTALLING AND TT _ 12' O gLOCKq LAIJDSWAIWAINING CAP114G AND 1O• N I c R GARAGE I o KI �. IRR XT SE ION IN THE DRIVEWAY FOR LOT $ O SIDE � f S S+ Q m Y ,4 22 BLOCK 6 TO 1 yy i BE LOCATED ON 1m Q w JP THE OPPOSITE + J� R SIDE OF THE L L —. SIDE L J SIDET �• O, r O 7 O Y SHMED COMMON 3p T 10• 7�, y I Z Z S ORIEL PRORERtt Ia T. SIDT 12' OI sIQuO I �2 Z'D E.SNAG S/T. r L s1pE� J Z 5 f v o I—" 12 SIOET 20— l:l 4 V g SIDE SU �y e "r- —SOFT — L——— smE—L — J E.HIGH POINT ST & DRI—FOR HOT 41 S W m Q,- I O _ '^ / TO BE LOCATEC W p 2 O 44 CWC57E SI E ¢12' ]D OF THE SHARED sIDEI PCRDPpF]COMMON URN HNE km .11 51DEE J 1' W W ¢ p44 OWNER E N G I H E E E 1 N G IS ESPDNSIBLE �.�s..., SIpET i O FOR I"I'TN NG LOT 4]IS A NDN-BUILDABLE WILDING I]RI'/EWAY FqN ANp MNNTNNING �XO� v rONT COMMON LOT WITH A ENVELOPE LOT 48 DLOCK 4 •^ LANIYSCAPING ICL r, 61ANNEI INGRESS/EGRESS TYPICAL. TO OE LOCATED AND IRRIGATION �} EMENT IN FAVOR OF LOTS OPPOSITE S1DE IN THESE MEAS E0.5 ON THE 43,4a ANO 4s.BLOCK 4 EX 3.D a� BLDCK6 n O OF THE SHAVED 12 I uEu LOTS 4146 BLOCK 4 COMMON DUN - , II PROPERTY LINE L — REM 1'=30'WHEN PRINTED AT 117X17' TF.oFf r'�A �'h ASSAY a* LOTS 22-27,BLOCK 6 ef1 6 s I'=3G'WHEN PRINTED AT 11";f1]' -9y h?1$CA�A "n4 Page 14 C. Landscape Plan&Fencing Plan(date: 8/16/2021) }— OPEN SPACETREEO"!-AT M(1 TREEjS %I _ v��� °U I wza,�.a��� AG: F � om �` wm � ..e.,.•n...•: w �.. ,o. �w y SEE PPL2A - - - -- SEE PPL3 x"x�•m°i�niw•w wcn.ar w W 8'�F'.'�•n�r.'F,Pi"d:::,ty":'' iV"s�: 011 I-I a I A •`'�•`.•!I'.% iJ C':, •'7nG ;.I � � TOTAL OPEN SPACETREES�•c•u _ � � SINEETTREECAILl11ATIOHS�STREEJ35 LF} .ca miaw�.m um4 xnum:wz»a - __ — — - I TOTAL SmEEf TREES APEX WESTSUBDIVISIDN - MI[RO PATHWAY VLL[UTATIONS[LTREE�SD]lF}yY MERIDIAN IDAHO IIMINARY'PIATLWNSCAPf OVER PRELIMINARY PLAT LANDSCAPE COVER f6i 9] TOTAL PATHWAY TREES .bey MITIGATION RFONRCFILHRS CdNTALT INEORMARON TOTAL TAEF5 REgl11RED�PROVIDED wo��IP Page 15 e e e a o ®, � � occcccaa? ':c, 0000noo ® ® - i m PRELIMINARYPLATLANDSCAPE PLAN R a-� APUWEST SUBDIWSIGN ...o MERIBIAN,IBAHO z.r--. a�arJIM 1 �PPUO— w MR ,i Qig O aX�A ,.-.._.. a 4 I r� yu, ' © o e a o 0 o a ®—e ® ® ® o 0 o v ¢ \\ --- ..K.—----ten ---- AM WEST SIIBBMLSION PRELIMINARY PLAT IANDSCAPE PLAN MERIBIAN,IOAFq km �PP13.0'� Page 16 0 o a w aY: �_____ ___—_ �, n 's' 9®��9�J O•� a a n��G7 R Cv � %EE�E�B€€%EE8€€%EEEB€ ��oo�aoaaa 000000c�� nAaao�a� oo®a14 a® n sl vi F 1��lf. rx - - - - aaw oM �o APEX WEST SUBDIVISION .�i MERIDIAN,IDAHO FE—E%HIB7 PRELIMINARY PLAT FENCH EXHIBIT 1 Qkm I 2.— �. � 3 r� PPL4.0 Page 17 D. Open Space Exhibit(dated: 8/16/21) I PREIIMINARV PLAT DATA R•2 COMMON LOT AREAS � � '� I V 0 ® ® i OVMuOIF PAIR �'L �L .wm r.ar•I�l T R-E COMMON LOT AREAS O m.u. p ....an 0 p .,.�..u..�o.. — O- —————————— mow. m a.a ' I 00®®4®®00®0 OOO OOO©OO 00000 I LEGEND _ ®i®je 00006 NE v...wv R-15 COMMON LOT AREAS Lal rr r -- �nkKaMw[1wWq lr I ------------- APEX VEST SUBDIVISION MERIDIAN.IDAHO OPEX SPRCE E{HIER f�APEX WEST SUBDIVISION OPEN SPACE EXHIBIT •ie°'"�� LOUT NMRMA N nosyewN r w oar we G �e Page 18 E. Conceptual Building Elevations - i i `I � Y��AIM �• sly�_ ' - ApexNW ReudendalAlky _ Y I 1LI�7f! Apex SE Ae�lden[ial-[anvenrbnol 741.1 Apes Sf Fesb'entbl-[pnveaRnnel - F - AFea'SE ResdendW-Com:entiarwl __ �_ �I y Apes sr rsesiaennor [onve no r Apa=Sf ResidertrMl-[anuenrbnal Page 19 VIII. CITY/AGENCY COMMENTS & CONDITIONS Prior to City Council approval of the subject preliminary plat application, a property boundary adjustment shall be approved,which incorporates Lot 1,Block 5 and the surrounding area into Parcel#S1131417210 or creates a separate developable parcel for that area. A. PLANNING DIVISION 1. Future development shall comply with the provisions of the existing Development Agreements(i.e. Shafer View Estates—Inst. #2021-102396 and Apex—Inst. #2020-178120), and the preliminary plat,phasing plan, common driveway exhibits,landscape plan and conceptual elevations in Section VII and the conditions of approval listed below. 2. The final plat shall include the following revisions: a. Include a note prohibiting direct lot access to the collector and arterial streets, except for Lots 4-11,Block 10. b. Depict an easement for the 20-foot wide street buffer on the west side of S. Apex Ave. south of E. Crescendo St. 3. The landscape plan submitted with the final plat shall be revised as follows: a. Depict additional landscaping within street buffers as set forth in UDC 11-3B-7C.Note: These standards were recently revised. b. Depict a 20-foot wide street buffer on the west side of S. Apex Ave. south of E. Crescendo St. with landscaping in accord with the standards listed in UDC 11-3B-7C. Note: These standards were recently revised. c. All pathways shall be improved per the standards listed in UDC 11-313-12C.3 and have landscape strips along each side of the pathways and be landscaped per the standards listed in UDC 11-3B-12C,which requires a mix of trees, shrubs, lawn, and/or other vegetative ground cover. Pathways are not allowed to have a gravel surface. Landscape strips are required along all pathways, including those in Blocks 6, 7, 9 and 10—if within an easement that prohibits trees, additional area shall be provided outside of the easement to accommodate the required landscaping. d. Include calculations in the Project Calculations table that demonstrate compliance with the standards for pathway(11-3B-12C)landscaping; include required vs.provided number of trees. Landscaping is required along all pathways. e. A minimum 5-foot wide pathway shall be included in Lot 36,Block 6. f. Depict a 10-foot wide detached multi-use pathway along the west side of S. Sublimity Ave. as required by the Park's Dept. in accord with the Pathways Master Plan. 4. A 14-foot wide public use easement shall be submitted to the Planning Division for the multi- use pathways within the site that are not within the public right-of-way prior to submittal of the final plat for City Engineer signature in the phase in which they are located. 5. Future development shall be consistent with the minimum dimensional standards listed in UDC Tables 11-2A-4 for the R-2 zoning district, 11-2A-6 for the R-8 zoning district and H- 2A-7 for the R-15 zoning district. 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. Page 20 7. All waterways on this site shall be piped as set forth in UDC 11-3A-6B unless otherwise waived by City Council. 8. Homes on Lots 4-11,Block 10 shall have side entry garages with a turnaround area so that vehicles aren't backing out onto the collector street in an effort to preserve public safety. 9. If a multi-family development is proposed on Lot 1,Block 1, a conditional use permit application shall be submitted and approved prior to submittal of any building permit applications for that lot. Qualified open space and site amenities shall be provided in accord with UDC standards for such. 10. If single-family homes or townhomes are developed on Lots 32 and 43,Block 6 and/or on Lot 1, Block 1,these lots shall be re-subdivided prior to issuance of any building permits. Qualified open space and site amenities shall be provided in accord with UDC standards for such. 11. Homes on lots that abut collector streets(i.e. E. Quartz Creek St. and S. Sublimity Ave. and S. Apex Way south of of E. Crescendo St.)will be highly visible,the rear and/or side of structures on these lots 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. 12. Submit a detail of the proposed playground equipment with the final plat application. 13. All development within the Williams pipeline easement shall comply with the Williams Pipeline Developers Handbook. 14. Street setbacks for residential units abutting collector streets shall be as approved with ZOA- 2021-0003. 15. A Certificate of Zoning Compliance and Design Review applications shall be submitted for the non-residential portions of the development(i.e. changing rooms associated with the swimming pool) and approved prior to submittal of applications for building permits. All non-residential structures shall comply with the design standards listed in the Architectural Standards Manual. 16. Staff s failure to cite specific ordinance provisions or terms of the approved annexation does not relieve the applicant of responsibility for compliance. B. PUBLIC WORKS 1. Site Specific Conditions of Approval 1.1 All sewer manholes must have a 14-foot-wide access road per the City Design Standards. 1.2 Ensure no sewer services cross infiltration trenches. 1.3 No permanent structures may be within City utility easements including but not limited to trees,bushes,buildings, carports,trash enclosures, fences, infiltration trenches,light poles, etc. 1.4 Do not run sewer main in common driveways, services should be run within the common driveway. Page 21 1.5 Sewer main should be run from the northern portion of the site down South Sublimity Way from the existing sewer main. Main should be kept within the Right of Way whenever possible. 1.6 12 inch water main will need to be constructed at the Northwest corner to make the second connection at East Quartz Creek Street. 1.7 There is a piece of water main missing at the corner of East Prickle Drive and East Pinpoint Way,this must be included to complete the water loop. 1.8 The water main in East Prime Drive needs to be upsized to 12 inch from South Subilimity Way to East Prickle Drive. 1.9 The water main in East Prickle Drive needs to be upsized to 12 inch from East Prime Drive to East Heyday Drive. 1.10 The water stub in East Heyday Drive to the property line needs to be upsized to 12 inch 2. General Conditions of Approval 2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service outside of a public right-of-way. 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. 2.2 Per Meridian City Code (MCC),the applicant shall be responsible to install sewer and water mains to and through this development. Applicant may be eligible for a reimbursement agreement for infrastructure enhancement per MCC 8-6-5. 2.3 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 development plan approval. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year- round source of water(MCC 9-1-28.C). 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 prior to receiving development plan approval. 2.5 All existing structures that are required to be removed shall be prior to signature on the final plat by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation and possible reassignment of street addressing to be in compliance with MCC. Page 22 2.6 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. 2.7 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. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded,prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted fencing, landscaping, amenities, etc.,prior to signature on the final plat. 2.11 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. 2.12 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. 2.13 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. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 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. 2.17 The design 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. 2.18 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. 2.19 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 Page 23 be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 2.20 A street light plan will need to be included in the civil construction plans. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting.A copy of the standards can be found at http://www.meridiancity.org/public—works.aspx?id=272. 2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount of 125%of the total construction cost for all incomplete sewer,water and reuse 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 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. 2.22 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,water and reuse infrastructure for duration of two years. This surety will be verified by a line item cost estimate 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. C. FIRE DEPARTMENT https://weblink.meridianciU.orgJ ebLink/DocView.aspx?id=243074&dbid=0&repo=MeridianC ky Phasing Map: https://weblink.meridiancity.org/WebLink/Doc View.asp x?id=243072&dbid=0&repo=MeridianC hty D. DEPARTMENT OF ENVIRONMENTAL QUALITY(DEQ) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=244321&dbid=0&repo=MeridianC Lty E. WEST ADA SCHOOL DISTRICT(WASD) https://weblink.meridiancity.org/WebLink/Doc View.aspx?id=248416&dbid=0&repo=MeridianC Lty F. COMMUNITY DEVELOPMENT SCHOOL IMPACT ANALYSIS https://weblink.meridiancioy.org WWebLinkIDocView.aspx?id=248658&dbid=0&repo=MeridianC Lty G. ADA COUNTY HIGHWAY DISTRICT(ACHD) https://weblink.meridianciU.oLvlWebLinkIDocView.aspx?id=242586&dbid=0&repo=MeridianC i &cr--1 https://weblink.meridiancit .00rg WWebLinkIDocView.aspx?id=250827&dbid=0&repo=MeridianC ity Page 24 H. BOISE PROJECT BOARD OF CONTROL(BPBC) https://weblink.meridiancity.org/WebLink/DocView.aspx?id=243205&dbid=0&repo=MeridianC Lty I. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID) https:llweblink.meridianciN.ofglWebLinkIDocView.aspx?id=243211&dbid=0&repo=MeridianC Lty J. PARK'S DEPARTMENT https:llweblink.meridiancity.orQ/WebLinkIDocView.aspx?id=251528&dbid=0&repo=MeridianC Lty IX. FINDINGS A. Preliminary Plat Findings: In consideration of a preliminary plat,combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Stafffinds that the proposed plat is generally consistent with the adopted Comprehensive Plan in regard to land use, density and collector street layout. (Please see Comprehensive Plan Policies in, Section IV of this report for more information) 2. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services will be provided to the subject property with development. (See Exhibit B of the Staff Report for more details from public service providers) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because City water and sewer and any other utilities will be provided by the development at their own cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff finds there is public financial capability of supporting services for the proposed development based upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.). (See Section VIII for more information) 5. The development will not be detrimental to the public health,safety or general welfare; and, Staff is not aware of any health, safety, or environmental problems associated with the platting of this property. ACHD considers road safety issues in their analysis. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any significant natural, scenic or historic features that exist on this site that require preserving. Page 25