HomeMy WebLinkAboutZ - Final Plat Approval 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.
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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
GFNERAL CON DITIONS:
1. Saniury mwcc service lit Ibis development is available via exter"ion ofextsling mains adjacent to
the de%elepment.The applicant shWI install twits to and through this subdivision;applicant shaf 1
anordinsrle main zinc and muting wilhIbe Public Wmlcs(department,and execute standard furnss
ofeascmtents for any mains that aro ecoluircd to provide.mice. Minimum caverover sewer mains
is three feet,if enver from tap of pipe to sub-grade ix less than throe feel than alternate materials
shall be used in ronforturwe of Cily of Meridian Ntblic Warts Departments Standard
Speci f iwti ins.
2. Water service hip this site s available via exten&mvn ofexisling nmoirs adjacent w the develrpmeat_
The applicant shall be responsible to install water mains to and through this development,
coordinate man sine and routing with Public Works.
3. All improvements related to public life,safely and health%Fall be completed peivr to occupancy of
the structures.Where approval by the Cily Fognrcer,an owner may Itetst a performance surety for
such improvements in order to obtain Ctty I--rgmccr signature on the final plat as set limb in UDC'
I 1•SC•3 B.
4. Upon in tallation of the landscapirg and prior to inspection by Planning Department staff.the
applicant%hall provide a wriucn eertificair al'complelian as set lueth in UIX'11-3B.14A.
S. A letter ofcrodR or cwth surely in the asnrrn i of 110%will be required furall incomplete fencing,
lanelseagrdn&amenities,preszurirrd ridgatirm,prior to signature on the final plat
6. Ilse Cily of\Meridian requires ibal the owner post with the Cily a petftansance cutely in the won unt
of 125%of the trust construction cot for all incomplete sewer,water infrastructure pna to final
plat sigi attrca'1h ix aurty will be verified by a line item aost enthrone provided by the owner to the
City. The applicant shall be required so enter into a Development Susely Agreerncnl with the City
of Mtsidian.The surely an he po:lcd in the form of an irrevocable letter of crodit,ctsh deposit or
bond. Applic;tnl must file an applicatiom far steely,which cm be found on the Community
Develepraenl Department wcbsite. Please contact dated Development Service For more
information at$87.2211.
7. The City of Meridian requires that the owner past to the City a warranty surely in the amount of
2D%of the total comtructian coal fur all to mpteted sewer,and water infrastructure far a duration
of two yeses.This surely amount will he vwified by a line item final cost invoicing prewided by the
owner to the City.The surely can he Ito%ted in the loan of an irrevocable teller of crcda.ash
deposit or bond_ Applicant most File an application leer surety, which an be found on the
Community Development Department wehsite. Please contact Land Development Senice fur
mnere infnrmrtiom at 997.221 1.
S. In the event that an applicant ardor owner caanol complete nonlife,non-safely and urn-health
impmvcmc nts,prior tit City I-ginerr signature on the fmal plat andnor pries to wcupancy,a surety
agreement may be approved as me forth in IJDC 11.5C•3C.
9. Applicant shall be required No pay Public Works develtlnnemt plan review, and consuuclitm
inspection fees, a%delentrined.during the plan review ltrosm",prior to the issuance of a plan
approval Irttct.
10. It shall be the responsobilily of the applicant to rnxure that all developmenl feature comply with
she Ameriam with Disabilities Act and the fair IDowsing Act
I.Applicant shall be ersIxtroable for application and amepliamc with any Section 404 Permitting that
may he required by the Anny Corps of Iingmccts.
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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