Z - Final Plat Approval STAFF REPORT 0
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING November 9,2022
DATE:
TO: Mayor&City Council >
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FROM: Stacy Hersh,Associate Planner �931 Q k
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SUBJECT: FP-2022-0032 MM
Apex Northwest No. 3—FP
LOCATION: Near the northwest comer of S. Locust
Grove Rd. &E. Lake Hazel Rd., in the
SE 1/4of Section 31, Township 3N.,
Range I E.
1. PROJECT DESCRIPTION
The Applicant requests approval of a final plat consisting of 56 single-family residential buildable
lots and 16 common lots on 11.967 acres of land in the R-8 and R-15 zoning districts.
11. APPLICANT INFORMATION
A. Applicant:
Josh Beach, Brighton Development—2929 W.Navigator Dr., Ste. 400, Meridian, ID 83642
B. Owner:
SCS Investments,LLC—855 W. Broad Street, Suite 300,Boise,ID 83702
C. Representative:
Same as Applicant
111. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved
preliminary plat(H-2021-0087) and the final plat(FP-2021-0038)for Apex Northwest
Subdivision No. 2 in accord with the requirements listed in UDC 11-6B-3C.2.
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC 11-6B-3C.2,the number of buildable lots cannot increase
and the amount of common area cannot decrease. Staff has reviewed the proposed final plat and
the number of buildable lots and the amount of common open space area is the same.
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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 per the conditions noted in Section VI of
this report.
V. EXHIBITS
A. Preliminary Plat(dated: 8/16/2 1)
APEX WEST SUBDIVISION PRELIMINARY PLAT
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B. Final Plat(dated: 9/7/2022)
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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-2020-0066 (Development Agreement hist. #2020-178120 (Apex); H-2020-
0117, Development Agreement hist. #2021-102396 (Schafer View Terrace); Preliminary Plat
H-2021-008 7; Apex Northwest Subdivision No. 2 FP-2021-003 8].
2. The applicant shall obtain the City Engineer's signature on the subject final plat within two
years of City Council's approval of the previous phase final plat; or apply for a time extension,
in accord with UDC I 1-613-7.
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: 9/9/2022,
included in Section V.B shall be revised as follows:
a. Include the recorded instrument number of the City of Meridian easement graphically
depicted and noted on Sheet 2 and 3.
b. Note#9: Include the recorded instrument number of the ACHD public right-of-way
easement(sidewalk).
c. Note#10: Include the recorded instrument number of the City of Meridian easement.
d. Note#18: Include the recorded instrument number of the City of Meridian easement.
e. Depict an easement or a common lot for the portion of the 20-foot wide street buffer on the
west side of Apex Avenue along the rear of Lots 15-25, Block 7 per the conditions listed in
the preliminary plat(H-2021-0087).
5. The landscape plan prepared by KM Engineering, dated 9/9/22, included in Section V.C, shall
be revised as follows:
a. Include calculations in the Project Calculations table that demonstrate compliance with the
standards for pathway(LI-3B-12C)landscaping; include required vs.provided number of
trees. Landscaping is required along all pathways.
b. Depict a portion of the 20-foot wide street buffer or common lot on the west side of Apex
Avenue along the rear of Lots 15-25, Block 7 with landscaping in accord with the standards
listed in UDC 11-3B-7C per the conditions listed in the preliminary plat(H-2021-0087).
6. The rear and/or side of structures on lots that face E. Crescendo St. and S.Apex Ave.,collector
streets, shall incorporate articulation through changes in two or more of the following:
modulation(e.g.projections,recesses, step-backs,pop-outs),bays,banding,porches,balconies,
material types,or other integrated architectural elements to break up monotonous wall planes
and roof lines that are visible from the subject public street. Single-story structures are exempt
from this requirement.
7. All alleys shall comply with the standards listed in UDC 11-6C-3B.5. The construction
drawings shall reflect compliance with these standards.
8. Off-street parking is required to be provided for all residential units in accord with the
standards listed in UDC Table 11-3 C-6 based on the number of bedrooms per unit.
9. 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.
10. All fencing shall comply with the standards of UDC 11-3A-7C.
11. Revise the common driveway(Lot 16,Block 7)on Exhibit C. Extend the common drive on Lot
15, Block 7 and depict identical building setback envelope show on the adjacent lots to prevent
homeowners from backing down the common driveway in accord with UDC 11-6C-3D.
12. All alleys shall serve as fire lanes and be signed"No Parking Fire Lane".
13. Future development shall be consistent with the minimum dimensional standards listed in UDC
Tables I 1-2A-6 and I I-2A-7 for the R-8 and R-15 zoning districts.
14. Off-street parking is required to be provided for residential uses in accord with the standards
listed in UDC Table 11-3 C-6 based on the number of bedrooms per unit.
B. Public Works
Site Specific Conditions:None
General Conditions:
I. 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 11-3 B-I 4A.
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
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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 I I-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
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. hi performing such work, the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
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