HomeMy WebLinkAboutCC - Staff Report for 5-6 STAFF REPORT E COMMUNITY
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COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 05/06/2025 Legend@�
DATE: Project Location 0
TO: Mayor&City Council ::: Area of Impact EIE
~= City Limits
FROM: Nick Napoli,Associate Planner O Analysis
nnapoli@meridiancity.org �, 1
SUBJECT: Apex Northwest No. 6
FP-2025-0003 r7rM
LOCATION: Near the northwest corner of S. Locust
Grove Rd. &E. Lake Hazel Rd., in the
SE %4 of Section 31, Township 3N.,
z
Range 1 E.
I. PROJECT DESCRIPTION
Final Plat consisting of 61 single family building lots and eleven(11) common lots on 29.11 acres of
land in the R-2 and R-8 zoning districts for the Apex Northwest Subdivision No. 6.
II. APPLICANT INFORMATION
A. Applicant:
Amanda McNutt,Brighton Corporation—2929 W.Navigator Drive, Suite 400,Meridian ID
83642
B. Owner:
Brighton Development Inc.—2929 W.Navigator Drive, Suite 400,Meridian ID 83642
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plats for Apex West(H-2021-0087) and Apex Farr(H-2024-0014)in accord with the requirements
listed in UDC 11-6B-3C.2. This plat incorporates a portion of each Apex West and Apex Farr as
Brighton Corporation is the developer of both subdivisions. A portion of the Apex West plat was
overlayed with the Apex Farr plat, so there is some layout variation,however,the number of lots for
this phase did not increase, and the open space remained the same.
Page 1
In order for the proposed final plat to be deemed in substantial compliance with the approved
preliminary plat as set forth in UDC 11-613-3C.2,the number of buildable lots cannot increase, and
the amount of common area cannot decrease. However,the road alignment and lot configuration have
changed slightly from the preliminary plat. This is due to the approval of Apex Farr(H-2024-0014).
Since there is no change to the number of buildable lots and the amount of common open space is the
same, 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 Apex Farr(dated: 05/01/24)
PRELIMINARY PLAT SHOWING
APEX FARR SUBDIVISION --
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B. Preliminary Plat Apex West(dated: 03/16/2022)
APEX WEST SUBDIVISION PRELIMINARY PLAT
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THE SDUTUATED EN A PORTION OF THE SOUTHEAST 1A T"E NORTHEAST Vt OF T"E SOUTHWEST •w•-�
". iJ4,AND HEAST 1J4 OF THE NORTHWEST 114 OF SECTION 31,TOWNSHIP S NORTH,RANGE YEAST,
GUISE MERIDIAN,ADC7A COIINIY,IDAHO.
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C. Final Plat(dated: 01/21/25)
PLAT OF
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FENCE PLAN
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
1. Applicant shall meet all terms of the approved annexation(H-2020-0066(Apex);Development
Agreement Inst. #2020-178120(Apex);H-2021-0087 (Apex West); FP-2021-0056(Shafer View
Terrace); H-2024-0014(Apex Farr); Development Agreement Inst. #2024-069485; applications
approved for this site.
2. The applicant shall obtain the City Engineer's signature on the final plat within two (2)years of
City Council's approval of Apex Northwest Subdivision No. 5 on September 10t1i,2024 in accord
with UDC 11-6B-7, in order for the preliminary plat to remain valid; or, a time extension may be
requested.
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,dated: 01/21/2025,included in Section V.B shall be
revised as follows:
a. Note#9: Include the recorded instrument numbers for the ACHD temporary license
agreement.
b. Note#17 and 18: Include the recorded instrument number of the ACHD permanent
easement.
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c. Note#15 and 16: Include the recorded instrument number of the City of Meridian
Sanitary Sewer and Water Easement.
d. Add a plat note stating"direct lot access to S. Sublimity Avenue is prohibited except for
Lots 3-10,Block 14."
A copy of the revised plat shall be submitted with the final plat for City Engineer
signature.
5. The landscape plan prepared by KM Engineering, dated 05/24/2024, included in Section V.C,
shall be revised as follows:
a. Include shrubs and lawn or vegetative groundcover along with the trees within the
landscape strips along the multi-use pathway adjacent to the McBirney lateral in accord
with the standards listed in UDC 11-3B-12C.
b. All required landscape areas shall be at least 70%covered with vegetation at maturity,
with mulch used under and around the plants in accord with UDC 11-3B-5N. Either
depict detailed landscaping in the areas where a green cross-hatch symbol is used for
shrubs,perennials or grasses that demonstrates compliance with this requirement; or,
include a note in the plant schedule for the cross-hatched area that states compliance with
this standard.
c. Provide a total of 10 feet of landscaping with a minimum of two(2)feet on each side of
the pathway running along the rear of Lots 3-10,Block 14, in compliance with UDC 11-
3B-12.
A copy of the revised landscape plan shall be submitted with the final plat for City
Engineer signature.
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.
7. A 14-foot wide public use easement for all multi-use pathways(Lot 1,Block 15; Lot 16,Block
10; Lot 9,Block 16; Lot 7,Block 17) shall be submitted to the Planning Division prior to
submittal for City Engineer's signature on the final plat(s).
8. Homes within the development shall be generally consistent with the building elevations
referenced in the Development Agreement(Inst. #2020-178120 and Inst. #2024-069485).
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, Matthew Peterson, at 208-887-1620 or
Matthew.W.Petersongusps.gov for more information.
10. Homes on lots that abut the collector street(i.e. E. Quartz Creek Street and S. Sublimity Avenue)
will be highly visible; therefore,the rear and/or side of structures on these lots(i.e. Lots 3-10,
Block 14; Lot 2,Block 20;Lot 7 and 9,Block 19; Lots 15,27-29,Block 17; Lot 22,Block 11)
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.
11. Street setbacks for residential units abutting collector streets shall comply with UDC 11-2A-6.
12. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat and/or
development agreement does not relieve the Applicant of responsibility for compliance.
B. Public Works
Wastewater
datarLCetoSewer SewerAraila6lewtSibe
Serviocs
• Sewer SFmA
t Eaima[.ed Project See applimzt on
Sorer ERU's
WA Rr Dcdi n ing
Llalance
+ Proje!.Conadten[ Yes
wiLh WW Master
Pla nffmility Plan
+ ImpaolsLrcanmms
Sec Public Works Site Speciric Condi[ions
Water
t bistancc Lo tibaLcr Water Av lableal$i[e
Serrices
« Pressure 2orLe
t [A mated Project Sec applira Lion
Water ERLI's
• Water$Lalitx None
• Proje!.Consistent Wes
wiLh Water Master
Plan
t lmpaols/Conmms None Ensure w Meters orcwr ffiinf;fe toF Lhc renm adjust
aoomArkSly.WaterScrvimscannot run acrmz,a propMV other than Lhc
one being scrvcd.Water servim need to run along Lhe common lot with
bletcr Looted in bmhd ansa_
(Commom)SLllr.SPECIFIC(X)NDITIONS:
. )VaAerservices can[Mll nm amw.%a property other than the ime heiogserved.Staterseryke aeeJx
to rum A ng the cLLmmon lot.Meer should be locale)in lm"taped area.
2. FeLlae cannLtihe within 5 feet of Water mdns.Adjust arcircdmgly.
3. Tme tnmL must he aL lead 5 fed Fiom the Waim service_
4. HosureTULsesverseTvioez pass ILmnLgh infillralion trenches-
S. F`nwkLe 2W]-- s ments FLr=o ,hvLtmnL laterals arwL wafer services.Ui emenimsbould extend
up ILt the end 4ifmainrhydr3nl2wateT melerand 10'heynndit.
6. No per L nent xtnuetunes{bees,bushes,buiWiogs,cmTxirN trash Trxeptacle walls,fences,
irsOltratiLTn trenches,light puler,etc_}dtheMull wrlhin Lhe uLililyeammenL
Page 9
GUNIERAL{_ON DITI€1NS:
I. SmiLacywewerwerr ice bathisdeveWhxnentaaualable via exlenmLyn40'LxisLingma.msMIJaLentdi
the devehipment.The applicanl Shall install roams to and Ihnmgh ihrs.subdry isidm;aprylicmi L shall
alordinaiie main Sire and nlULing with The Pub Fir Works DcliLL lrnenll,and execuLe sLandard horm
of easereedm fLa anymamw that am requtred ttiproviLk-smviee. Mmirnurn eox,L'rnver Newer enatrz
is three feel,d'cover from Lop of pipe ui Sub grade is IeNS Than IhT -lixt Than alternate matenA
shall be used in confonoaaee of city dir MentiaLm Puhliv War" Departments Standard
Vieci I icalimu.
2. Water seT%au Lo Ibis site is available vta eRlellsarn 411'exmmg mains adlacemt to Lhe drveliipment.
The applicant shall he T Kloamuble to instal] water niains to and through This 3eveILTm t,
amrdiTude main sere and mulmg wlLh JLUbhL W arLs.
3. All impro"YMMLs rclumd to public life,Safety and hLLLlLh shall be cumpleledprwir Lo oLcLq%Mvyof
ibe Ntruclumm.W hLrL appro%.edbv Lhe€AY I'nglnxr,an uwnerma}'poet aperfomrmire Ninety Fur
such mgmn cnents in onler Tu mlH3m Cily IsrrgineeT Signature din Lhe final pliaLas set Foilh in LJD€:
11 5C 1G.
4. Upon inxialLadom of the landscaping and pntrc to mSpecLrlm by PLammg Deparlment StaFF, Lhe
applicant shall pnivke awnuen cerLtficale uFLnrnplelwn as sel forth in UIH'11 M 14A.
3. A leper of eraLbl.da Lask surely in the amarunl.dif 1 10%w ill lte required for all incomplete ferxing,
lands apn,g,amenrueS,pres.%a ed nTigalxm,jmm tLI K361nalure nil Lhe Final plat.
d. The CiLy oflleridian Tequ oes that Lim ownerpusl wilb the City a pe Rrrmxnr c wrety in the amLnuiL
of 175%drr the total aongruction MINL for all inLamplele' WeT,water in Irm,vuUw-e prior ltr Final
p4al9gnalurc.ThiN Nearly will lie verified by a Ime item aINL eslrmale 1vnlslclLd by the owner Lo the
Cily. Thu applicant Shall be required to enter mti a Devehrpment Surety AI•n:nncn I wrLh the€sty
of Merwlian.The sweLy can be p4wed in the form nfan irrevocable IcILLr a I'cTIaLIL.cash deposrl or
hand- AppLlcant must file an applicalxm frrr Furey, which Lan be frond an Lhe (94nnmamty
6evehipmcnt Ikpartnrent websile. Please conWCL EaraL L7evelalo u L Service 6oT inure
iofoi r atinn;a MP 2211.
7. The-CiLy ol'Meridnn requires LhaL the rlwner purl in L1ie CiLy a warranLy surely in The amnunl diF
20%mfik,mial amwLTurlxm aeNL for all airrLpleted sewer,and wafer mlhv:ft dare fur a L uraLwm
of two yean.This Nt -Lv ainouol will he YYirfxd Ivy a line aem Final cL61 mwiirmg pnivuled by Lhe
order Ni Lhe{'ill.The suTeLv can he posted in the fond of an irrevocable letter of iTedi4 cash
deposit m bran- Appli LL mull File m appixation firr swely, which can he fouadl on Lhe
i'drramunuy Ikvelrgm t fltepanrnenl wehsne_ Please amtact I.and Devehrpment% ice for
more FnkKTr:LLmvn aLBST 7211.
S. In Lhe event that an appliema aralfor owmrr rannuL complete non 11fe,non safeLv and TIM health
improve Ls.prior Iko Vi Ly Engineer signatuae on Lhe final plat and-'m prior lu a up y,a.ur Ly
agrenoenL=y be appnived aK sel fnrLh in UIX9 11 5C R9.
4. ApplicmL shall be Tequned tLI pay PuhlrL W'mk.N de3,ehlpment plan review, anti LLmshn Lam
inspeciwm fees, as delermrrnMl dwing the plan Tevrew pnwess,pram Ui the ISSuance of a plan
appmral IeLLer.
10. IL shall be the respLrnsihi lily of the appliLant to MN=Lhal all develvpw l features Lmoply wrath
the Americans wilt Disahilhies ACLaod Ure];air Eldxasigg JtrL
11.Applrmrl shall be reSpoasihle Fir applicalioo and awapliance with any Section 4&1 PerrnittrM VLML
maybe required by Lhe Army Corps of EmSinters_
12. Drvelirper shall awridinale mailtmm locations with the Meridrm Pool f]]Tme.
13.All 6rmbmr4rf the sllrsha I Belo i fonoed mumfnrmanre with?ACC 11 1 4G.
14.{'iimparum IexL relulls Aiall bu suhrnitled Mr the Mendian Building Department for all biultbn
Foods receiving enginLm:d backfill.where Fwiting wituld sdatitp fill malarial.
15.The engineer mhall he Tegtured to c rLify that the sttwl rwlerlime elrvalkoin air ML a minimum of
3 feelahyrve The bigbesl estahhshed peak gnrurwLwaterelevalMm. This is to ems Llial Ike biiltimL
elrvaliim of the Limwl spaces irf homes is al kasL 1 fitot abme.
16.The applwmilsdesrgrt engineer shall be respamilik formspecLiun lrfall irrigaLu+n andkir drdmgge
FaeiliLy wtlhm Lliaprrrlert IhaLdxl nr1L fall under the junsdia3 m arFam inigauvn du,lria air A€'Ill].
The desi r engineer shall provide ci_atificatiun that The fac ililies have heen imulktl in actxirda e
with the approveddesignplans ThlsciTrtifw:aLiLm will be required before aaemFicak u1'mcupancy
is isxual fur any slruc-h es VAIM the l mjecL.
17.Al the awnpktion of the lxojed,The applicamt shall he Tempmrsuble Lo submILTLLiind drawmjr5 per
the Vilyol'Meridian AvtoCAD stzi d,rdr. These reLanLdrawinp must be reoeLVL,l and Ypproyed
prior No the nauarsoe ofa certi Firyitin nfou mpancy fm any slnichaes vilbin dic projccL
III.StreeL Iiglit plan nNucements ate listed in sertion 6 7 irF the[TolwovruLem Mmilards Fu Sheen
Lighting (bdp:41vww.meridianciLy.orSAw1olic wmks3spx?i&272). All street Iighls shall he
iostallyd at dcrcloprr'S cnpcosr. Tinal dccigrr Shall bL submittal m trot or the dcvcloprrxoL plan
srl for approval,which m„sL iocludc the Ioralioo irr any rlrstmig slrrct IrghLs_ Thr ambmckpes
work mil =bt lx shall mnfirrm to the M11W ' am] the C:iLy of Merwbao Supplemental
Specificaliuns LLT the IRI`V4'€'.€:;inlacL the€sty ilrf Mendiarr TranxpnrtaLirm and 111ilrly€:ounLinauir
aL S9R S.SO1F fur rn IL+rrnalxim on thl liiraliuns arFexisting street]Ighliny
19.The applicant shall.pruvwle cam mein h%)Rm all lrublx wa6en.sevreT m;uns ouumlc4rFpLLMic righLirr
way(include all WULLr serrims and hyihmnls). The easement wid0is shall he 2D feel wmle kir a
sm�Sk uulity,M 10 I&L wide for lwir_ The cas MLS shall nuL he dedicalenl via The plat,hul mLhur
dedicateduuukk Ihr platpritress usiggtbc€3Ly itf MScradaan's sumd'ud rwire_ThrcamNxnl ihall
lie graph ically depicted im the p1aL for mfcsi=c purl:Hwes.Submit an emeculed eaxememiL(cin the
Frmr aoailahle ITMim Puhlir'hVorks),a legal descrgNion puelsval h}'ao Idaho Licensed Poi le.ssiunal
I.anL]Rurmyrir,wbxh must mclmLc Lhr area of the UL4CmrnL{rnarkrd EX El II1rr A)and m 91 f2,c
11"neap with h=ing�and d3sLML'L'm{markod EX111l3rl'I]}fur rewcw. BLI&cchilwLx mull br
sealed.signed and dated by a Pmfessiunal l.arwl Surveyor.D{l NOT R UC ORD. Add a rarrte to the
plaLTeferenong Ihix docmtenL All eaxementsmust be xuhmrlled,reviewed,a ndappmi4mlpriur to
signalure of Ike foal I&L by IFLe C:rty lingirxer_
20.ApplicaoL shall he mqs ihle Fir appliraiMm and Lomp13anee with and t;PDEL.permALmg 1haL
may he required by Ike Enymimmerrtal PmLecLiim AgeocT.
21.Any wells That will nnL Lnnun uu ui he used must he properly abandoned accurrding Mr Idaho Well
{'itnNumaiiin Standards Rues adrnmislered by the Id.Lhu DepartmenL irF Water RemmmK. The
r1LVLligrcr'.s linginc=shall pnrridL a slaLL�11 addressiog whLTbrr Ihac arc any cxiSLing wcllx in
Ibe de velopmenl, and if so. haiw Thep wd I umlinue tD he used, or pnrvide record of their
ahundlmmenl.
22.Any exisling sepLtr systems within ihts prnlccI shall be rermrved Form service per ViLy€lydmam e
Sectioo 9 1 4 and 9 4 li_ CmLacL IhL ['Lnlral Dislrid Dea11h DepadMent Ru abdm6tmrienL
pmcedL and inspeatMmx.
23.The t'iLv of Meridian requires Lhal pressurixed irrigation Systems he supplied by a year rinmd
source 01'water{UDC'11 311(Q.The applormL should he required to use any eclslmg surface or
well water fin The primary souse. If a surface or well Source ix nuL zwailable,a srrLgk poimL
ammection lir the culinary waler system shall he reyumed.IF a single point auroection is uliFimtl.
the Lkve Toper will he resprmsil?k for the pa}nrerrL of assessments fair the cwmoim areas prim-Lo
develrrlrment plan aPlrmval_
24.All hrigalima diLchm,canals,lawrals, ix drains, exclusive of natural walerwayS, ioLerectn4g,
erasing or layigg adjacent and anitigumm lir Thu area he inu suhdividud shall he addmxsed per U D€'
11 3 A 6. In perFwming much Axirk.Lhc applrcani shal l eamrpl.,w i lh I.LaFur Critic 42 1207 and any
olker appbcable law orregulatirm.
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