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HomeMy WebLinkAboutCC - Department Report STAFF REPORT C�I w IDIAN -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 04/7/2026 DATE: E.LAKE HAZEL R0. TO: Mayor&City Council ❑IM FROM: Sonya Allen,Associate Planner PROJECF- FM 9 sallen@meridiancity.org SUBJECT: Apex Cadence No. 1 —FP FP-2026-0001 LOCATION: 6575 S. Locust Grove Rd.,in the NE 1/4 of Section 6,T.2N.,RJE. (Parcel #S1406110355) 0 m 0 CALUMBIA R. I. PROJECT DESCRIPTION Final plat consisting of 112 building lots and 27 common lots on 5.10 acres in the R-15 zoning district for the first phase of Apex Cadence Subdivision. II. APPLICANT INFORMATION A. Applicant: Amanda McNutt,Brighton Corporation—2929 W.Navigator Drive, Suite 400,Meridian ID 83642 B. Owners: The David& Kristin Turnbull Family Trust—2929 W. Navigator Drive, Suite 400, Meridian ID 83642 SCS Investments,LLC and SCSH Properties,LLC—3240 W. Bavaria St., Eagle,ID 83616 C. Representative: Same as Applicant III. STAFF ANALYSIS In order for the proposed final plat to be deemed in substantial compliance with the approved preliminary plat as set forth in UDC 1 I-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 for substantial Page 1 compliance with the approved preliminary plat(H-2024-0061)in accord with the aforementioned requirements. Because 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 and common open space exhibit as required by the UDC and the Development Agreement(DA). The boundary of Phase 1 includes Phases 1 and 2 on the phasing plan approved with the preliminary plat,which is consistent with the DA. Amenities proposed with this phase include a 10,700+/- square foot clubhouse,two (2)pickleball courts and a bocce ball court. City Council approved a waiver to UDC 11-6C-3F with the preliminary plat for the face of Block 1 to exceed the maximum standard of 1,200 feet due to the location of the Rawson Canal,which constrains the site. Tentative approval of the private streets was granted with approval of the preliminary plat. 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(dated: 12/8/25) a o i slit,�ri QD 31 tgoo ®yx frr-FT H ODO.; zap 0 6xa � 3 I duaal'm urmoxrva� O 0 3 O V g� O � O l I 1p sY�;nab M. N E °1 ! 1 Q ggggee,w,ssss c Page 3 B. 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I CM ` t � I SIDE I _ I I. w Zl 'Dt - I � I ? sIPE c, z r-I a z z � rn -I SIDE nl a„c N n O II J d owwww azr rom NFF�z �2r igcYi oowo awmaw�"°' w �Fo2o 4�On o�wOrc ��ww pFoa o3�D ¢J a w N wrc a w mpJ�p zwq oz Page 17 F. Emergency Access Exhibit z 9= uj aw m�e ��a U Z, W w Cl Q U X w d oil oil a tl q ry sz3i33xs33s a e 3 � J'Ire 7 L .n'nia3xs �onNeu� >z p�ae�se35 Q ' i.•..;.•.•.•.•.•.,._.�:•.-''•''''''W q xs33s OO ® c im ° c _ I- `S['2�133XS33S Q tl © � I 'fvvuWl sS�V Y f1 133x5335 ® � - _ — — Y — I VI. CITY/AGENCY COMMENTS & CONDITIONS A. Planning Division 1. The Applicant shall comply with all conditions of approval of the approved annexation and preliminary plat(H-2024-0061 Apex) and Development Agreement(Inst. #2026-012894)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 the preliminary plat(on or before January 6,2028)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: 01/28/2026,included in Section V.B shall be revised as follows: a. Note#5: Lot 136 should be Lot 135,Block 1 b. Note#6: Include that the private street shall provide perpetual ingress-egress to all lots in the subdivision. c. Note#7: Lot 123 should be 122; and Lots 124, 125 & 126 should be 123, 124& 125 d. Note#11: Lot 123 should be 122 e. Note#14: Include the recorded instrument number of the ACHD temporary license agreement f. Include the recorded instrument number of the City of Meridian sewer and water easement graphically depicted on Sheets 2, 3 and 4. g. Include the recorded instrument number of the ACHD permanent easement graphically depicted on Sheet 2, 3 and 4. h. Include the recorded instrument number of the 10' pressure irrigation easement on Sheet 4. i. Depict a 14-foot wide public use easement for the multi-use pathway along the Rawson Canal on Lot 135,Block 1 outside of the irrigation easement unless permission is specifically obtained from the governing irrigation district; include the recorded instrument number of the easement on the plat. j. If the multi-use pathways/sidewalks along E. Via Roberto St. and S. Locust Grove Rd. aren't located entirely within the right-of-way,public use easement(s)shall be depicted on the plat. k. Depict a minimum 10-foot-wide multi-use pathway along the Rawson Canal in Lot 135, Block 1 in accord with UDC 11-3A-8G and the Pathways Master Plan. 1. Depict the easement for the Watkins Drain. 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 01/30/2026, included in Section V.C, shall be revised as follows: a. Depict enhanced landscaping within the street buffers along S. Locust Grove Rd.,an arterial street,and E.Via Roberto St., a collector street,in accord with the standards listed in UDC 11-3B-7C. and 11-3G-3B.3. Include a note stating what the enhanced landscaping consists of. Page 19 b. Include calculations for the required number of trees within the parkways along internal private streets that demonstrate compliance with the standards in UDC 11-3A-17E, 11-3B-7C and UDC 11-3G-3B.4. c. Widen the multi-use pathway to 10-feet along the Rawson Canal in Lot 135,Block 1 in accord with UDC 11-3A-8G and the Pathways Master Plan. d. Widen the detached sidewalks to 10-feet within the street buffers along S. Locust Grove Rd. and E. Via Roberto St. e. Include tree mitigation calculations on the landscape plan in accord with the standards in UDC 11-313-1OC.5, as applicable. f. Depict a minimum 5-foot wide landscape strip on each side of all pathways as set forth in UDC 11-3B-12C.1; or submit an application for alternative compliance to this standard. A copy of the revised landscape plan shall be submitted with the final plat for City Engineer signature. 6. Wayfinding address signage shall be provided at the private street for homes accessed via alleys that don't have frontage on a named street(i.e. Lots 103-109,Block 1). 7. Homes within the development shall be generally consistent with the building elevations referenced in the Development Agreement(Inst. #2026-012894). 8. 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. 9. Submit a public pedestrian easement for the multi-use pathways along the Rawson Canal on Lot 135,Block 1 and along E.Via Roberto St. and S. Locust Grove Rd. if the pathway isn't located entirely within the right-of-way, as applicable. The easement along the canal shall be located outside of the irrigation easement unless permission is specifically obtained from the governing irrigation district. 10. Administrative design review shall be required for all single-family attached structures in accord with the residential design standards in the Architectural Standards Manual. Single-family detached structures are exempt from these standards. 11. The rear and/or side of structures on lots that face S. Locust Grove Road, an arterial street, (i.e. Lots 8, 10-22 and 24,Block 1) and E. Via Roberto St.,a collector street, (i.e. Lots 24-34, 119-121 and 123,Block 1) 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. 12. The Applicant/Owner shall have two(2)years from the date the preliminary plat was approved(i.e.January 6,2026)to complete the tasks listed in UDC 11-3F-3B for final approval of the private streets; proof of such shall be submitted to the Planning Division prior to January 6,2028. 13. Compliance with the dimensional standards listed in UDC Table 11-2A-7 for the R-15 district is required except for any deviations approved with the PUD as noted below in Section 3. 14. Access to the gated entries shall be provided for emergency vehicles as determined and approved by the Fire Dept. and Public Works Dept. in accord with UDC 11-3F-4A.4d. 15. Private streets shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the City of Meridian based on plans submitted by a certified engineer per UDC 11-3F-4C.2a. 16. All private street drive aisles shall be posted as fire lanes with no parking allowed. In addition, the curb shall be painted red unless parking is allowed on one or both sides of the street,per UDC 11-3174C.2d. 17. All private streets shall be designed to allow parking on at least one(1) side of the street to accommodate common driveways off a private street as set forth in UDC 11-3F-4B.6. 18. The proposed gates within the gated portion of the development shall not prohibit pedestrian and bicycle access to and through the development as set forth in UDC 11-317-413.4c. 19. The 10-foot-wide detached sidewalks along S. Locust Grove Rd. and E. Via Roberto St. shall be constructed in their entirety with the first phase of development as depicted on the landscape plan. 20. The common driveways on Lots 9,23 and 122, Block 1 shall be constructed in accord with the standards listed in UDC 11-6C-3D. The common driveway exhibits included above in Section V.E shall be revised as follows: delete the note requiring the property owner to install and maintain landscaping and irrigation in the landscape area along the common driveway— the developer is responsible for installing irrigation and landscaping in these areas and the Homeowner's Association is responsible for maintaining these areas. 21. The subject property shall be subdivided prior to submittal of any building permit applications for the development,except for permits associated with the community amenities,including,but not limited to,the swimming pool,pool house and gazebos. 22. All of the improvements on Lot 3,Block 1 (i.e. clubhouse, amenity area and benches for seating by the sports courts)will be included in a separate Certificate of Zoning Compliance application. 23. 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. Page 21