HomeMy WebLinkAboutApex Cadence FP-2026-0001 ORder BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: APRIL 7, 2026
ORDER APPROVAL DATE: APRIL 21, 2026
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 112 BUILDING ) CASE NO. FP-2026-0001
LOTS AND 27 COMMON LOTS ON )
5.10 ACRES OF LAND IN THE R-15 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR APEX ) APPROVAL OF FINAL PLAT
SUBDIVISION NO. 1 )
BY: BRIGHTON CORPORATION )
APPLICANT )
This matter coming before the City Council on April 7, 2026 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 CADENCE SUBDIVISION NO. 1,
LOCATED IN A PORTION OF THE EAST %2 OF THE NORTHEAST 1/4 OF
SECTION 6, TOWNSHIP 2 NORTH, RANGE 1 EAST, B.M., CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2026, HANDWRITTEN DATE:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR APEX CADENCE NO. 1 FP-2026-0001
Page 1 of 3
1/28/2026,by AARON L. BALLARD, PLS, SHEET 1 OF 7," 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 April 7, 2026, 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 CADENCE NO. 1 FP-2026-0001
Page 2 of 3
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 21 st day of April, 2026.
By:
John Overton, Council President,
City of Meridian 4-21-2026
Attest:
Chris Johnson 4-21-2026
City Clerk
Copy served upon the Applicant,Planning and Development Services Divisions of the Community
Development Department and City Attorney.
By: Dated: 4-21-2026
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR APEX CADENCE NO. 1 FP-2026-0001
Page 3 of 3
EXHIBIT A
STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT I D A H O
HEARING 04/7/2026
DATE:
E.LAKE HAZEL R1
TO: Mayor&City Council ❑
FROM: Sonya Allen,Associate Planner 7
PROJECT-
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.,R.IE. (Parcel
#S1406110355)
0
-TL7iF
m
A
E.CAW MRIA RD.�
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 11-6B-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 I I-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)
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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 I
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 I 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, 11-313-7C
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(&uWs.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
11-3F-4C.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 11-3F-4B.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