CC - Staff Report 6-28 STAFF REPORT C:�*%-
E IDIAN --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 6/28/2022 Legend
DATE:
leiProject Lacaiian Effi
TO: Mayor&City Council -- RE
E
FROM: Alan Tiefenbach,Associate Planner
208-489-0573
SUBJECT: FP-2022-0016
Vertex Subdivision No 2 Final Plat
■
100
LOCATION: Parcel#S 1405120902,located on the 00 ----
south side of E. Lake Hazel Road 00
between S. Locust Grove Road and S. �
Eagle Road -------- --------1 ---
/00
I. PROJECT DESCRIPTION
Final plat consisting of 58 buildable lots and 11 common lots on 19.24 acres of land in the R-8 zoning
district,by Brighton Development Inc.
II. APPLICANT INFORMATION
A. Applicant Representative:
Josh Beach,Brighton Development Inc.—2929 W.Navigator Wy,Boise,ID 83713
B. Owner:
Brighton Development—2929 W.Navigator Wy,Boise,ID 83713
III. STAFF ANALYSIS
In January of 2022,the City Council approved a rezoning from R-4 to R-8, a Preliminary Plat for 97
lots and a modification to the DA(Apex East Subdivision,PP,RZ-H-2021-0086,DA Instr. 2022-
018711). This is the second of two phases and consists of 58 buildable lots and 11 common lots,
including one common driveway serving two lots.
Amenities approved with the preliminary plat included with this phase are a 44,673 sq. ft. and 48,510
sq. ft. open spaces at the southeast and southwest corners of the property,one of which contains a
gazebo, a micropath(shown as Lot 43, Block 1), a 10 ft.wide pathway along the southern perimeter
connecting from S. Recreation Ave. to the Farr Lateral, and 10 ft. wide pathways along both sides of
S. Recreation Ave. (which are being constructed as part of Interagency Cooperative Development
Agreement Instr. 2016-007073). As was required as a condition of approval of the preliminary plat,
the landscape plan provides a detail of the picnic area intended within Lot 3 Block 6. The City
Page 1
Council granted a waiver from the requirement to tile the Farr Lateral as is allowed per UDC 11-3A-
6. All development complies with the dimensional standards listed in UDC Table 11-2A-6 for the R-8
zoning district.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat and development agreement in accord with the requirements listed in UDC 11-6B-3C.2. Because
the final plat matches what was approved with the preliminary plat and development agreement,there
is no increase in buildable lots, and the plat contains the same amount of qualified open space, Staff
finds the proposed final plat is in substantial compliance with the approved preliminary plat as
required.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VI of
this report.
Page 2
V. EXHIBITS
A Approved Pe!!minryPk(dke122Q0 q
3 - - ��, � - - - - - - - - - - - � - - - - - -
. —-- ----------- --——--
y�
,
AFFUM
-
�
; ....... .. .. —
$ I ,
-- -
� � | (D
(D
i . RL
i
(D -
8
MR � ■ 8 a ® \ i
� . .. .. .. e
. w \
- e Is g
� 0
+
��--
P \
+ a g a \
Er
IL ---
.
0
__o=
Page
B. Proposed Final Plat(date: 5/9/2022)
BA515 OF QF-ARING
_.. . . .. W451p mgLo 4 '.. . . . . ---------
�
6 4 ME
Iv
I-2
I Ve1tlY 5 Q\ CORNER IV
I I SuhdI415lon k
} N0.1
�1.
- NTE'5O'34"E k
S@9'S@'SO"E &9.00' rr73'18'aT"E� <4 k
bS 6EaNwN"EQ N S6.dfl' 1
I c
LICnE) SRTBa'50'.E NO0'01'i O-E MEW
120.00, @0. f39
at fl kk
104-52.41"EI NIBQ'S7'23'E @ g BLOCKI 4:J k
1 x7.4Ory 25
zv a r 1
I
74.0O5 23"E i �E' �, 3 % lAt 2,elcek 1
E.'S8 Raeo Ranch
RNOCK4 °0�1 �l
RLOCKA y.Fl
I y @
r
$ + e a s 3 lit
r W BLOCK3 �
Q+ p lk KEEP 5l1BOM51ON
JJ++II
� k
� � Q E BIAtKfi
yi BLOCka 4'J
,plo d �;�y k� 1 4
`tJ 8 3� Y1 1 t
{,;\ e{l1• � BLOCKS kk 1
N41'55 5.@$ NPO'O1'1O"E {,7 {}fix�4
N47O1'1O"E 11.02,
5.4a'
CD l� tik 1SW59'18"E
UnplaLled ; 127.38'
1 rti sr '3
N0O'fl 1'1O'E �J NEfP SUDD0B0M519u
123.16' 1 ar sE OCRNER
1 � NNP RAECH
.� SUD'S9'12"E
N)8'3Y'IN• 542'5'a3"W
�,°J JI w 741.53' 'db 106.35, Q
J M 4540'09"W
LINE TAMLE MRVETX E 64-53'
�9 LINE 9FW n6 WTMGC LURYE P.WUS LFfIGnI ❑ELTA CXORp R6 017A
CEMER Of SECT-ON
8Pi Li s®;e'�a'e 25.32 Gi l:eam' xz.�3' roK+e' roEnx'3x� az�a'
Rn u Vuu cvP
KR BPAfr Fb.11�0111231 CF 1014.50' 1.4.1}' T3432' N0744'0p.7,IM.,4
Page 4
C. Approved Landscape Plan(date: 12/28/2021)
E_IAY.E HAZIELib.
1
AFREOI
12 13 �"• q�\ R7313K7170.L0
_ ;elm�b '•I��l
I '•MErmu •- - -
i JET ,
l
Tl L 1
AFFLBCK
xrsns ooan
r4) u — —
1 A k
� Q Cl) .4
�flOIE 5 ''} } # IEEPSV6p VE
o � - -
0
m k 5`kL
33 B.1 5tk 1
1 E UPIR�.IM STi 5
1 9 _ •5 '4 4 I IIES4"
E.�
I
taint s
1
{D- f
� 5
1 1 'AYF
0.
wEo }
-. eExo-ia
S►.
• '�:'. MAMIE IM,ESfMESMEOU€ 4
Page 5
D. Proposed Landscape Plan(date: 5/10/2022)
I 4 1
lk►�kl
43 k
9LGCx 1 41 •44' k
k
II •�39� � 4� � � 1
3a. II ti 4 �
1
0 �l
E111CK 3 E.TEN2ING IXil. q) y '
11 I T r t + 51Y
27 BLOCK 1
q
t•1 ~ {� I 12 ��� �k
�f t 16 Ai{
ll
.r f�l
2.4 l,l pop
1
3.4
22
M x J - ;• BLOCK s� k k��
4 BLOCKS 01. �.•,•. 4
COP
J -
G �kl
------ •- � MAMIE INVESTMENTS CO 11C
.•. 5 1405 131 384
Page 6
E. Fencing Plan(date: 5/10/2022)
a
E.0Pf1MVMLf.� ■�Of! Iy
r�.
4 �
15)
3 (� �
'
61L`[Y4 ❑ k'J
u o o @ E � 1
�. @
r
o S `
a °
fi1D[]Cfi
I Y
a�
FENCE EXHIBIT
FENCE SCHEDULE
SYMBOLS DESCRIPTION
6' HEIGHT STAINED WOOD CEDAR FENCE. SEE 1-4.C-6.
5' HEIGHT OPEN VISION METAL FENCE. SEE L4.C-5.
Page 7
F. Open Space Exhibit(date: 5/10/2022)
Illy_ z t tw
AERI W I ' ;} t JEEP SUEOIYIEIDX!
112i14 7�'00�
E.w16fNAM 01L 1
}
91i10Y 1 }
k k
-
V
:RTIALPl10.5E L
1R PHh'E 3d. I x �5 � RE�EHiIAL
l
FDA
�.i4[Q —
9 }
= g ° V
CID
l�}
�� -- —
�yDt` 1
x]
e KE 1 1
—
s
}
4101 9ld']f] 0 3 4
' � k
3
� kti I
I 1 �yg
u1•r
-E MlIMIE IHYEaTAEXI3�0 WC
E- E
i1A0]13iiL6
3PEN SPACE EXHIBIT
O ,GR ]YR iGR
LEGEND
PARKWAY(QUALIFIED OPEN SPACE)—CURRENT PHASE
COMMON LOT(QUALIFIED OPEN SPACE) — CURRENT PHASE
COMMON LOT(NOT QUALIFIED OPEN SPACE)—CURRENT PHASE
PARKWAY(QUALIFIED OPEN SPACE)— FUTURE PHASE
COMMON LOT(QUALIFIED OPEN SPACE) — FUTURE PHASE
COMMON LOT(NOT QUALIFIED OPEN SPACE)— FUTURE PHASE
Page 8
G. Common Drive Exhibit(date: 5/10/2022)
r j BLOCK
.do ' `�
5 45 �
43 -,
N u 5•
ILDING ENVELOPE. TYPICAL.
1p
S,
LOT 44 IS A NON—BUILDABLE Ly
COMMON LOT WITH A BLANKET pl BUILDING ENVELOPE. TYPICAL.
INGRESS/EGRESS EASEMENT IN FAVOR
OF LOTS 45 AND 46, RLOCK 1
DRIVEWAY FOR LOT 47 BLACK 1
TO BE LOCATED ON THE OPPOSITE
SIDE OF THE SHARED COMMON
DRIVE PROPERTY LINE
LOTS 42-47,BLOCK 1
(} 40 SO 120
Plan Scala-1"=40'
Page 9
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The applicant is to meet all terms of the approved annexation(AZ H-2015-0019),preliminary
plat(H-2021-0086), and development agreements(Instrument#2014-105206, 2022-018711)for
this development.
2. The applicant has two years from the date of signature on the previous final plat phase to obtain
City Engineer's signature on this final plat or apply for a time extension in accord with UDC 1I-
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. Revise the notes on the face of the plat prepared by KM Engineering prior to signature on the
final plat by the City Engineer, as follows:
a. Add note referencing development agreement instr. 2022-0 1 87 1 1.
b. Note#10: Include recorded instrument number.
c. Note#11: Include recorded instrument number.
d. Note#12: Include recorded instrument number
5. The landscape plan prepared by KM Engineering, dated 05/10/2022, is approved as submitted.
6. The City Council waived the requirement to tile the Farr Lateral.All other ditches shall comply
with the provisions for irrigation ditches,laterals, canals and/or drainage courses,as set forth in
UDC 11-3A-6.
7. All common driveways shall meet the requirements of I I-6C-2-D including a perpetual
ingress/egress easement being filed with the Ada County Recorder,which shall include a
requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment.
8. Development within the Williams Pipeline easement shall comply with the Williams Developers'
Handbook.
9. Off-street parking is required to be provided in accord with the standards listed in UDC Table 1I-
3C-6 for single-family dwellings based on the number of bedrooms per unit.
10. The rear and/or sides of 2-story structures that face E. Lake Hazel Rd. or S. Recreation Ave 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. Single-
story structures are exempt from this requirement.
11. All fencing shall be installed in accordance with UDC 11-3A-7.
12. Stormwater integration facilities shall comply with the standards listed in UDC 11-313-11C.
13. 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 for more information.
14. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not
relieve the applicant of responsibility for compliance.
15. Prior to the issuance of a building permit,the final plat shall be recorded.
Page 10
16. Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
17. Future homes constructed within the subdivision must comply with the submitted elevations
approved with the recorded development agreement.
B. PUBLIC WORKS
Site Specific Conditions:
1. Streetlight fixtures must be called out on a streetlight plan. The type 1 streetlight on
Recreation will need to be tied into the existing meter,or a new meter will need to be
installed; either way this should be detailed on the streetlight plan.
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 11-313-14A.
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
Page 11
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 11-14B.
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
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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
Page 12
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.
C. PARKS AND RECREATION
https:llweblink.meridiancily.orglWebLink/DocView.aspx?id=263877&dbid=0&redo=MeridianCity
Page 13