HomeMy WebLinkAboutZ - Final Plat Approval Apex FP-2025-0034 STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT .►A H O
HEARING 02/10/2026 Legend
DATE: Project Location @ ®
0
TO: Mayor&City Council :::Area of Impact
&= City Limits
FROM: Nick Napoli,Associate Planner O Analysis
nnapoli@meridiancity.org
SUBJECT: Apex Northwest No. 7 m �®
FP-2025-0034
LOCATION: Near the northwest corner of S. Locust
Grove Rd. &E. Lake Hazel Rd., in the E ---- --
'2 of the SE 1/4 of Section 31,Township
3N.,Range 1 E. -
I. PROJECT DESCRIPTION
Final Plat consisting of sixty-four(64)single family building lots and eleven(11)common lots on
20.667 acres of land in the R-8 zoning district for the Apex Northwest Subdivision No. 7. Alternative
Compliance to the pathway landscaping requirements in UDC 11-3B-12 for landscaping in the
Williams Pipeline easement.
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
plat Apex Farr(H-2024-0014)in accord with the requirements listed in UDC 11-6B-3C.2. This plat
incorporates sixty-four(64)lots of the three hundred and eighty-one(381)that were approved as a
part of Apex Farr Subdivision. The phasing plan is consistent with the approved preliminary plat and
recorded development agreement;however,the central portion of this phase has been reoriented with
Page 1
a slightly different lot and open space configuration that remains consistent with the approved
preliminary plat but results in seven(7) fewer residential lots.,
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. Since the number of buildable lots decreased and the
amount of common open space has increased slightly, Staff deems the proposed final plat to be in
substantial compliance with the approved preliminary plat as required.
ALTERNATIVE COMPLIANCE
The Applicant requests Alternative Compliance to the following standards:
UDC 11-313-12-2: "The landscape strips shall be planted with a mix of trees, shrubs, lawn, and/or
other vegetative ground cover. There shall be a minimum of one(1)tree per one hundred(100)linear
feet of pathway. If this calculation results in a fraction of five(5)or greater,round up to an additional
tree; if the calculation results in a fraction less than five (5),round the number down."
Due to the ten (10)foot multi-use pathway being in the Williams Pipeline easement, the applicant
cannot plant the required trees and shrubs along the pathway.As a result, the applicant has proposed
an alternative by planting the trees and shrubs in micro pathway lots that connect to the ten (10)foot
multi-use pathway which is outside of the easement. The applicant states that they will still be able to
plant flowers,planter beds, and sod throughout the Williams Pipeline easement with the trees and
other larger plantings being in the pockets outside of the easement.
Staff finds the Applicant's Alternative Compliance provides an equal means of meeting the
intent and purpose of the requirement as analyzed below in the required findings for
Alternative Compliance:
1. Strict adherence or application of the requirements is not feasible; or
The Director finds that strict adherence or application of the requirements listed in UDC II-
3B-12-2 is notfeasible.
2. requirements; and
The Director finds the proposed alternative compliance provides an equal means for meeting
the requirements by still providing the required landscaping on site. The applicant proposes
to meet the required number of trees by placing them in common lots that lead to the pathway
inside the pipeline.
3. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of surrounding properties.
The Director finds the proposed alternative means of compliance to the standards listed
above will not be materially detrimental to the public welfare or impair the intended uses and
character of surrounding properties.
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
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B. Final Plat(dated: 12/15/25)
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C. Landscape Plan(dated: 12/05/2025)
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
1. Applicant shall meet all terms of the approved annexation(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 Farr on October 22"d,2024 in accord with UDC 11-613-7, 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: 12/15/2025,included in Section V.B shall be
revised as follows:
a. Note#10: Include the recorded instrument numbers for the ACHD temporary license
agreement.
b. Note#11: Include the recorded instrument number of the ACHD permanent easement.
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 trees, 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 11-313-12C or apply for alternative compliance.
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. Revise the landscape plan to meet the enhanced landscape buffer requirements along
Collectors and Arterials as listed in the conditions for the Apex Farr development.
d. Depict no parking signage on the landscape plan along the common drives in this phase
of the subdivision.
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. The alternative compliance request to the standards in UDC 11-313-12-2 is approved for the Apex
Northwest No. 7 plat.
8. A 14-foot wide public use easement for all multi-use pathways(Lot 2,Block 15) shall be
submitted to the Planning Division and approved by City Council prior to submittal for City
Engineer's signature on the final plat(s).
9. Homes within the development shall be generally consistent with the building elevations
referenced in the Development Agreement(Inst. #2024-069485).
10. 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.
Page 13
11. Homes on lots that abut the collector street(i.e. S.Apex Way,E. Crescendo Street, and S. Locust
Grove Road)will be highly visible;therefore,the rear and/or side of structures on these lots (i.e.
Lots 15-38,Block 15; Lots 2-8,Block 22) 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.
12. The applicant shall comply with the common drive standards in UDC 11-6C-3C and the exhibits
included with this application. In addition,the applicant shall install no parking signs along the
common drives in the required 5-foot landscape strip.
13. Address signage shall be provided at the alley entrances off the public streets for homes that don't
have frontage on a public street.Address numbers shall also be provided on the rear of structures
visible from the alley for emergency responders.
14. 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
snr.KI'F!L7Mll-taaNUrflll Nlw
GEN IAAL.t:raNUml1N!i:
I. Kasdray so-weir Orviee m this deweliiprreni a aYadahf_4la eIlelSlon ill nutty minus rdytemm
dr dwelorn ne the applieri shall uenall ma.ac io and dTOU&this s Mirmr;applicun dull
e&"dinade main si o and rousing wmh the FuLlie Wnda lagarmacnL.ail GLemiiiie imrwlird 1a-
ed e�N Ike aok ma.mc dru ue mquued to pea—le-serviee IA Coeur Duce sower
rmm is duce$M ht owmr from top ad pipe to uib-grads Is ku thm dum*d thin a wrrum
marcfials shill he Weal in co¢iormarpu orCay of Mendkkn RdWic Works LferMi4ileols iundrrd
5pecdhmionS
2. WYer scrums eo this sic is available via eatehsroh of tmwmg mLftlr adWiW m ttrt dwelrgxilcne
lie applieaLe sha1L he respanuhle a uum1L tinier rfiains m and throup itus altvLye iI&LaE,
.OrdjnadC main SM and muhft WWL FdhIie War"
3. h11 Lmppmvnib.`nir relmad t pwblkc IitP safd)-and health NMl tee onngWLmd pr.sr io nei.urwKy
oil Gir riruc iurcx.W bhm%*moved lrp be(-Ky 1•:ng maer,an owner may prs r a pertorrim ni a xurLKv
for sakh imprnvemeaaU m order to oblua I.rty Fingir wr t.Varore am the Iina1 pLu i.Y htirh id
UIM'I t5{':ilk.
A. Upoh Irstallmiah at Oe:W gaping LW pnor is in,,!L Lion by Mnnirt UeparLmem suM,rM
applieaM shall pratitao-avirott acre ALLD-ed eomplo—i La see lnnh sir IJVU La-:ilk-Lbh
5. h Ieltrr ed credd or ea±i arely in the aniiainr A 1111%will be rcgwmd for all LmoWkle
Iei cm&Iaaivapm&amimmies,prcxiun7ed.n'i Yliat-ri,p rwV m SignaWe an ttre iwal pLu.
6. lie S:ny or Mor.]iaa requeaL ihaa di..—.i.r I—i wnh the S..ny a portorruance suN-W in the
arswisr of I IM ed Grt mW enrsiruoiiin Linr htr Al menmplew sewer,w0er inhav^uftue pn r
m thLaL pLu sghan m.'nit muely mll.he 1kYitiad by a Iurr iiani.oo l :gh pmvidad by the
own to dec•ny. The kMlwkoi stwL he req.ored m emcr uun a Ikevekppmerd Kurcry hgcee:menc
-wh ri r{'i Ly or Menduo.,rre sur ry can M-pained in the Ibm or m rrewoeabie kdor orauliry
Cash depo rl or bond.hpplieanr marl file as applwc dma for swr y,which c he tbwd as the
{'ammudLly Uevelopmaot I%pumbenl wctrerte. Pkase caov,:r land Mrvekfrrierd tierwac Ike
oboe utlormatiarL w>1 2.221 L.
V. Ille Clryor Meindian rcq�s that dre owner pose mthe r:ny a--fly surerp in thearrtounror
21)%of the medal onnsduetion cosy Wall cuitLplaet sewn,a.atl warn Wrastni bme t r a dlladata
ad Two years.'nis sureq Lnwi inr will he YLur i1 by a line i0.m rival owi mvol mg provided by
dseovacr m7htl:uv.TMsway can he ra,smtl Ln die farm M as icrevodable Igoe[atered ach
de .t,epose nr bnrnd. hpplicam muse tBe an applicWon far sarccy,which era he sound m the
uomnwnay 1leoaopme Utparmoenr vneltswe. Ewa c cruse Land lkc lopmerd 1e' see Ike
ob.rC wdo;wiwion.at W1 -23I L.
M. an the cvem c u an appl.card—1 r ovmeccannoc eomplde¢ -IOC.aoaaoiety and nonficah3
.roprovern_- .prior M i:ily I:ngu signature ea dw JLMW play Lcaor prior m aecupaaey,a
xurery agreemem may he appcaved as sec torlh m LI IX'11-A:4X.
N. hpplrcanr shall hC reyuirc&m pay FuhL.c Wu[s develcpmeY plan eeview,jail eonminLab,.,
.aspecwa Lens,ae demrmined darring it*plan renxw peoun,4 prwr to Crt isaLai a oa a plan
Page 15
appmYil Ieber.
I If.h shill be the regiomihllr,y al Me appl wbn[to-ensure diu Al develrpmem JLuwes canrply wldi
drt Arocrleans vnh D. hilnies Ac[and de Fa llfws.n ALL
11.Applwam shill b_r„yyarhie Mr gTllcumn ud coWlivKe wiM any Se Llim 41H 1'etnl.nlag
cLu may bt requlr�d by d6x Army[-arils at IUktuw s.
12.L]r0001"shall coNclimdc nuuhon FxdrwsWah die M"WUAh I'm UITW.
13.All$radr14 at dre tax sba11 he perlkroacd is conlanrurrrt wch M[X.11-148.
1S.UffriprrLlon sec msulo.:.hall he x,6mlm1 Do-die Merhf vn Bwlding Lkjmrbnrs,tie all b,hldmg
prds roecivisg cngioeemd hick ill,where hosing would sat aiop nll.miocnd.
I.S. itm VIa roar canurlim elm-•`---old sal r IWhim WLL of
3-kat�ovc the hlghesl txtrbllsticd peat g[oun dwder clevulon. lies is is craure>tru ilic 6rdmm
ckAlabon alum c. l sprees ai homes I s d keel I-R4 above.
LG 11LF applwAirm design rngewtr shall 1te lLspoar LL, Ike ra{timom at d1 Imgavon add for
dYuoW tkeil.,y wixhin iris proles[that do nx tall undu ire lura:!Ki on at m.rrigaaam ddaw[
m ACH13.'11t de SIL eog.aacr shill p�.dL-r mt.cm,os Viu does=Urries base hear.r Wled is
Y omi ire wKh Vic a ppf ed dc[Igo plrra.lb.s_undleuior will he-q--d t Kro r earllii
ad oeeupmLy is.mmued ter Yaw xtnleTarca wichiri IhL pra)6CL
17.A[Vie eoraplatmaotIM prgec4>treapplwan[:.h-1 he reap.+ ihle msuhnrn record draw.W per
Me L:ILy of Merldru[Aum('A 1)s,.r.:Iards. The.,.--id di—.)Ft r he mievnt and approved
pries 1-wIr�u uoumi mih 1n cte pm)e[[.
I M.%'b a[I plan mqur[ertrtex;me IiWd Ia sa[II:II iI-'f at Eh,_mpmvere^o[Kmrdrds hie tiaar
I.ih,ing —rkAzjm7iLL 272). All sh'=i Ilghu Lhall he
usullod al diescWgkx'a expmm. Final design shall he suhcmLod as part of aw davckgwnad plan
ael fnr appmYal,which must urlldc the 6uiscm ad my eichzing rvicei.Ilghm '11w canmxlw's
wort and muesuls shall eorK4 u,hc IKIIWL: and de L:I[y ad Merdua !CJpple ul
Sptculhs,]rxLa m me IKI'W[.. CowLii c[ die s:Iry of Merclim ltuaprru[Ion aad IJo11L)
CAxdAmodoraVA4-5iU(1toe rrlxmsbmm crt Iocml at eKr ingroar Ilghmrq�.
14.71r rpplr shill proYlde easemeetfs)for all"x wmerkse roues aumsde of pumw rkgl[[or
wry(ircbkde all viler sc Km aid h}drrms7. 11c easa[acri[wldrta tha11 be -Ihd wade Rr r
sur$le rrr11[),ar 30.1eei wKL-for,wa. 11c eastiYrrenu,shall rso[be dMLciided vie the plod,b,a
rdhs de&am outsidlc the plat lmx&u usuig the i:ir-v of lvle arls —lord fails The
ck m cm shL1 he graph.call)deple,ad an LLA`pLu Ifr rcdemnec pugmGcs.SrWril[as esrcasrd
ck mrem lam cbe farm z a&&Ke ram PuMie Works),a kLpi dL%crLprron prepared by an 1ialli,
1xtt ed Fmhess[anal I."S3irst^}nr, wbwh nuke imlude die a or dsc easerrrea,josartei
IL{lilHrr A)sd m M 11"x I I"[r6V wish be,rings and ditl�(varbei FJLI UUJ F 31)far
revim.Back e>ttrbrls roust be series,signed red dKed by a Pmmi w,rd lard Suraevar. IJ{J
NUT KEEAHUX Add a oom to the pLu reWerr.rq drys documem. AIL tksuyrum mal[he
wd mldaJL mvlered,Yid apjratine pndr to-sigrawle orTm deal pLu by The L:ay lAprKar.
M.App1r[an[shag be resp Ifile tx applleul and eampl.vrce wM and NFIMS p—r du[g Mu
muy be requved by die I:n4lrwuwnral Fra,eeoao AgtnLv.
21.Amy velk died v.11 na,eaminue mMined nuia he pn,perly aband.med rcoordmg m Idaho-Well
{'aramie,laa `hhcIu& Ruks administered bk rWL ldaha IJepamlrreo[ or Wsier Rrr3u[ecs
(IIIWRk 'Ila lkyak,per,LFrrmr,ar pro)mi F1glrwer, shall prov,,de a xU mmi addiarukg
wbother dkare ue Yny e%Lwg Well M Ue ikwelapnieriL LrPJ d so,bow they well conmae is tie
bees~or provide rceard ol rbm abraeonramL Id we11s arc m he•Kxrubo d,the pro)ec[hwrre[ar
Wnr repeLseorahva nukes ammU tM IIaWR{irourdwaare HroiecLlar%xrior JArroa Skinner,
Ilydeogeologrs,2OM-2M74Y'12]UFFURF:nay wort is done m decooamissior an exealog yell
ven[e d d is b_AR ad Vru me veLl re:lss eVh La tt deepp.Frooi at cxnmunwiiaim wrth IDW1t
mmtfrraahmloeila[heL:r[y pnx many waft hrelrg does m decommission me well.I-uhueis
oar scam with 117W R nIQy rcxuh In addimmki mart and eilpeme m dwonrmicsian.,he well.
22.Any anksbng sgxr syslems wlihin dies p[rgcx[shslL be removes nor mxvrc per('Ir)r A kduanee
5erbm 9-1-4 and Y 4 M. L:cdwc[The i:entil Dismet lleabh l,gvheyil ix abamdo srLem
prnaetrnLs Yid Inghxci ns.
2-1.the Crrf v1 M fidwn mequirm ihm presumed Lmgatron gxUars be supplied by Y ycx4oaW
so sit wLvr(LAX:31;MA.k The i plwan[should tic requrerd io me nay chid"Surraert Or
well r.raur h r rhJ furbod[y Lora- It a tied ae or veil source Is rid awulahla,r suigl rh=
cannai..n a+,he uJlusary waott s)sxro shall be mqulrcL Ira single-goln[ceoatiiim is milured,
Me develojti a.>Il he re;p ihle Ix Vie paymem at surenmerls Ike Vic conim m ores.pswr m
de�elopnrem plan approval.
24.All urigdwa dn[has,c.arisk. Lax[Yk,ar drums,exelrrave or natural wrxrwrvs. Irdef.eeting,
cromLag x laying adjr r rid coovgrsxl;m the area ben suhdLvk!kA tau.W addre ae per
IJIX. I L-M-fi. Jn perlrrrmingsuch vat,the appllLan[shill eamply w1ft Idaho Lode 42-1.2117
and fry tAkr applrkahr Im cr cWalurdn.