HomeMy WebLinkAboutApex Northwest Sub. No. 6 FP-2025-0003 Order BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: 05/06/2025
ORDER APPROVAL DATE: 05/20/2025
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 61 BUILDING ) CASE NO. FP-2025-0003
LOTS AND II COMMON LOTS ON )
29.11 ACRES OF LAND IN THE R-2 ) ORDER OF CONDITIONAL
AND R-8 ZONING DISTRICTS FOR ) APPROVAL OF FINAL PLAT
APEX NORTHWEST #6. )
BY: BRIGHTON CORPORATION )
APPLICANT )
This matter coming before the City Council on May 6th, 2025 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of"PLAT SHOWING APEX NORTHWEST SUBDIVISION NO.
6, LOCATED IN THE SE '/4 OF SECTION 31, TOWNSHIP 3N, RANGE IE,
BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO, 2025,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 1 of 18
HANDWRITTEN DATE: FEBRUARY 12th, 2025, by AARON BALLARD,
PLS, SHEET 1 OF 6,"is conditionally approved subject to those conditions of
Staff as set forth in the staff report to the Mayor and City Council from the
Planning and Development Services divisions of the Community Development
Department dated May 6th, 2025, a true and correct copy of which is attached
hereto marked"Exhibit A" and by this reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 2 of 18
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight(28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the 20 day of
MAY , 2025.
By:
Luke Cavener, Council President 5-20-2025
Attest:
Chris Johnson 5-20-2025
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
5-20-2025
By: Dated:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 3 of 18
Exhibit A
STAFF REPORT E IDIAN
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 05/06/2025 Legend � \
DATE: Project Location 0
TO: Mayor&City Council ::: Area of Impact �E
i= City Limits
FROM: Nick Napoli,Associate Planner O Analysis
nnapoli@meridiancity.org
SUBJECT: Apex Northwest No. 6 °
FP-2025-0003 • -� --
y
LOCATION: Near the northwest corner of S. Locust
Grove Rd. &E. Lake Hazel Rd.,in the
SE '/4 of Section 31,Township 3N.,
Range 1 E.
L 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.
IL 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 4 of 18
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.
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. 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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 5 of 18
V. EXHIBITS
A. Preliminary Plat Apex Farr(dated: 05/01/24)
PRELIMINARY PLAT SHOWINGAPEX FARR -
SUBDIVISION .w.
® A PARCEL Of LAND 9TOATED IN APORTION OF HCTION 3I
TOWNSHIP)
NOATM,MMGE 1 EAST,a01Sf MFaIpIAR,AW COUNrv,IDAHO. -
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 6 of 18
B. Preliminary Plat Apex West(dated: 03/16/2022)
.oEERRD,RMRRE APEX WEST SUBDIVISION PRELIMINARY PLAT
.• ••• A PARCEL OF LAND SITUATED IN A PORTION OF THE SOUTHEAST 1/4,THE NORTHEAST I/4 OF THE SOUTHWEST ••+••
..• r 1/4,AND THE SOUTHEAST 114 OF THE NORTHWEST 1/4 OF SECTION 31,TOWNSHIP 3 NORTH,RANGE 1 EAST, - -
BOISE MERIDIAN,ADA COUNTY,IDAHO.
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 7 of 18
C. Final Plat(dated: 01/21/25)
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 8 of 18
C. Landscape Plan (dated: 05/24/2024)
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FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 9 of 18
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FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 10 of 18
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FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 11 of 18
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 12 of 18
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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. 92020-178120(Apex);H-2021-0087 (Apex West); FP-2021-0056(Shafer View
Terrace); H-2024-0014(Apex Farr); Development Agreement Inst. 92024-069485; 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 10',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:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 13 of 18
a. Note 99: Include the recorded instrument numbers for the ACHD temporary license
agreement.
b. Note 417 and 18: Include the recorded instrument number of the ACHD permanent
easement.
c. Note 415 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 1I-
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. 92020-178120 and Inst. 92024-069485).
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.Peterson&usps.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)
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 14 of 18
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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 15 of 18
B. Public Works
Waslewaler
Uatan a to Sewer ScwLr A%railable at Site
Serwims
• Scwer Shed
Estimated Project See application
Sewer EItU's
WH RF Declining
Balance
+ Project Consistent Yes
With WW Master
Plan/Facility Plan
• Impacts/LrtnLnrns
Sec Public Works Site Specific Conditions
Water
• Distance to Water Water AvaiLableatfile
Services
• Pressure Zone
• tsti mated Pruiect Sce application
water E R1.1%
+ Water Quality None
+ ProjccL Com iswnt Yes
With Water Master
Plan
Impactsxkwr ms None Ensure no Meters are with in S feet of the fence adjust
mocurdirrgly.Water Services cannot run across a properly other than the
one being served.Water service need to run along the common lot with
Metier bein located it Lindumped area.
(Common)S11T.SPI§CIFIC(X)NDITICINS:
I. Water services c=mA no acnets a property other than the tme hemg served.Wale service nark
to run altmg the atmmcn lot.Meter should be located in larmLtcapcd artsz
2. Fence camng)t he within 5 feet of Water melee_Adjust acctmdmgly.
3. Tree trunk must he at least S fed fntmr the Water semce_
4. [insure ntr sewer services pass tbnntgh infiltration trenches_
S. Prnvkk 2d Faxements Rrr roams,hydrant laterals and watm services.Uwmiaterta should extend
up Mt the and trf mairu'hydranVwaIrT meter and 1 Oi beyond it
6. No permanent structures{trees,busbes,build3op.carp mu.trash receptacle wal IF,fences,
infiltration trenches,light pales,etc.)up he}null within the utility eamment.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 16 of 18
S FNERAI.CONd1TIFINS:
I. Sanitary sewer service Mt this develtiprnent Ls.available via extension ofexisLindr,mams adjacent to
the development.The applicant shall install mums To and through this subdty ision;applicant shall
atordinate mam sizes and muLing wiIh the Public Winks Department,and execute standard Rtrms
trf easerrienlN for any n uirns that are required Gr pravitle sen•ice. Mmirnurn ewer m+er sewer maim
is three feel,d'tnvcr from tap of pipe w sub grade is less Ibm three Feet than alternate matenalls
shall be used in crmfur rxc of City of Mernban Public Wari<s DepardoenLN Standard
STLecifncalilxns.
2. Water service to this site is available via exlensxm of exisung mares&13acent Mt the drvelk4mW:rt.
The appJw=t shall he TeNponoble W install water mains lu and through this development,
arordinate main sEm and ruWmg with J ubbc Wmts_
3. All improvements related bit public fife,safely and health shall be completed prier to o"upancy of
the Ntriiclu.s.Where approved by Ore nky Gngimer,an owner may prA a perRxmanre Nurety Rrr
such wrgtmvernents in order ID ohuin City lirgineer signature rxt the foal plat as set Rxlh in 1JDC
11 5€'1B.
4, Upon installation of the landscaping and Tr yr tit mspecuun by PLvmmg department staff. Ilse
irphcimt shall pnwxde a wnuen ceMftcate of campletum as sel forth in UDC 11.31i,14A.
5. A letter of CFOLbL on cash sorely in the muwnt of 110%will be required for all ircamplete fencing,
landscaping„ameorliex,preNst .ed rrtigalxm,pner ta sign we on the final plat
6. The City ofMa idiarL requires that Me owner pose wish the City a pe fitrmance surety in the amrnml
of 125%of the MLW amNhvctioo cost for all ineamplele seweT,water mft2aTUctttre prior ui Final
plat siguLue.This surely will be vrrifwd by a Irrr item arch eslrmaw pmwided by the Owner io die
Cily. The aWhcunt shall be required to enter mxi a development Surety AgreeTwtl with The City
of Meridian.The surely can be posted in the form ofan irrevocable letter ofcredit,cash depuNit trr
bond. Applicant mush file an appllcalxm Ii T sraely,which can be found on the Comrmunity
devekTrncnt DcparunmL websile. 17ease contact land developmetl Senwe Rn more
information at 8H7 2211.
7. The City of Meridian requires that the owner post to the icily a wamnly surety m 1he arnounl of
20%ofdm total amsbvctxin c4mL for all axrpleted sewer,mid water mfmsuwwre Fur a duralvm
of two ym m Thc surety arrxxml will he vivified by a Itne item final cool mwricmg provided by the
owner In the Cily.The surely can he pinged in the farm of an irrevocable letter trf credit,cash
deposit at bond- Applicant musl File an application far surely, which Lars be found tra the
Ciwnmrmily devclaprrwnt Departrnew wehsite_ Please amtact [.and Devehrpmeot Service for
more inftrrmatxm at HS7 2211.
R. [n the evcni that an aWicant andfcw owner cannot complete arm 13N,non safety and nun health
improvcntctiu,prior MI City Engineer signature on the fmsd plat and-'or prxtr W uocu pancy,a surely
agrecrrtenL may be approved as ml forth in UIX'11 5C 1C.
4. Applicant shall be requited tit pay Pubbc Works de%,elkPprnent plan review, and constructirm
inspectxm fees, as delermired during[be plan review process,prim ut the issuance of a plan
approval leper.
10. 1l shall be the respansibi hay of thte applicant lu ensure Thal all develgtmenl features comply with
the Amrri=%wills Disabilities Act and the Fair llixrsrng Act.
1 1. Applrrar shall be reN ms ilrle Ric application and axmphiance with any Section 4&t Permitlmg that
may he required by the Army Corps of Eirgineen_
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 17 of 18
12. Devel4gwr shall ammdmate mai Ibox 1witimn with the Meridian Pull Office.
13.All grading of the site shall be perfLwmed m amforrnance with MCC 11 1 411.
14.['ompaciam lest resulls shall be submitted Ut the Meridian Building Department for all building
pads receiving engineered backfill,where fomking w44uld sit AUT fil I material.
15.The engineer shall be required to certify that the street centerline elevations ate set a minimum of
3 fed above The highest established peak gruuraLwater eleva1xm4. -Mn is To eosroe that the b4mt4mn
elevati4m of the crawl spaces of lumnnes is at]cast 1 fimt above.
16.The applicants deign engineer shall be responsible for inspection gall irigation andAw dranLa4ge
Faci hty within this protect that do not fall under the junsdretum of an irrigation district or ACiIQ
The design engineer shall provide certification that The facilities have been installed in accnndazic e
with ehe appmved design plans.This cerlifrcalion will be required hekwe a certificate of occupancy
is rs.Nucd I'vn any slnxtures within the project.
17.At the c enpleticm of the project,[be appl icant shall be Tespansible lot submrt rn:ard drawinMs per
the 01y of Meridian AutxWAD standards. These Tec4ml drawings must be renewed and approved
prior tro the issuaiaie of a cerliFicalnm of 4ccupancy fur any sinichares within the project
IK.Street hght plan requirements we listed in section 6 7 of the [mpnwemenl SiarxlanL% F4m Street
[.fighting 1;hop:-iwwv.mendiaTK3ty.org1publx worlLs-&spx?id-272). All street lights shall be
iosla3lcd al dcvclopa's expense. irmal design slsall be submiLLud arc part of Lhc dcvcloprmnl plan
sce for approval,which must include the location of any existing street lights_ Thc c4mnLTaaar'.i
work and matertals shall confxmm too the MPW(' and the City of Meridian Supplcnrcntal
Sprcifiraliers tu The ISpy4'{'.€'4milacl the{'Sty 4if Mendian Tem>,prsrtalion and lllilrly S:nurdmat4K
a11196,55011 for i nforrnalomu on the kwali4ms ol'existing sareel lqh ing_
19.The applicant Wall provide easernentgs)fivr all puhlW watLT sewcT rnam.c auLaule of public right 4if
way(include all water services and hydranLN). The cwurncnL widths shall he 24 feet wile f4m a
siisgk utility,or 34 feel w ide for two_ The easements shall nut be Aedscaud via the plat,but rather
dhedleatal oalside the plat pr4Kcss usrog.the City of Mmdian's standard F4mns_The cawincot shall
be graphically depicted 4m the plat for reference purposes.Submit an executed casement{on the
From available fmm Public Warkn),a legal description prepared by m Idah4s Licensed pni lessional
Land Sunxyor,which muss mchade the area of the casKmcnl(marked I:x El[Rrr A)and an M-2-a
l l"map with bcarin6s and distances(marked EX111Rrr Id)fur reviLw.Both exbdmN mail be
sealed,signed and dated by a Pr3feM3Mal Lard.Surveyor.D{)NOT RFCORD. hdd a rmme to the
plat referernnng this document All easements mast be submined,reviewed and approved prior ton
signa m e of the final plat by the City Gngineer.
21D.Applicant shall he responsible f4m applicaLum and cornphaMe with and t;PDES permitLTnv,that
may he required by the pnvn4mmental PmLeclnm Agency.
21.Any wells that will not continue to he used must he propQly abandoned according to Idaho Wen
Ci nstruclitmn Stwrsdai s Rules administered by the Idaho Departnr4ent of Water Resources. The
DLvOin er's Gngineer shall pnnvide a slalcrnenl addressing wheibcr thcrc arc any existing wells in.
the 41evulopmen1, and if so, how they will cmlinue tu be used, or pnwidhe retard al'their
abandommcnt.
22_Any e:isling septic systems within this Pnijec t shall be renmoved hunt service per('rty Ordnance
Section 9 1 4 and 9 4 8_ 0muct lIx Central District ilcalih Department tar aband44nmenL
procedures and inspections.
23.The City of Meridia4 requires Lhal pressurirxd irrigation xysterns be supplied by a year round
suuTce of water 1.[1DC 11 311 fi_).The applicant should be required to use any existing surface or
well water fur The primary source. If a surface or well souse is not available,a single paint
connection No the culinary water system shall he required.IF a single point c4mnnection is utiliimd,
the developer will be re.srxmsihk for the pa?menL of as4 mments f4K the cormnim seas prior to
devehrpment plan approval.
24.All irrigation diLchcs. canals. laburals, or drains, exclasrve of natural waterways, intersecting,
cnssmg or laying adjacent and amtiguoas 14o the area being subdivided sba31 be addressed per i:DC
11 3A 6. in perfommng such work.the applicant Thal I e4mrply with Idaho(:ode•12 1207 and arty
Mher applicable law ur rugu MIM.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR(Apex Northwest Subdivision No. 6—FP-2025-0003)
Page 18 of 18