Application
Charlene Way
From:clerk@meridiancity.org
Sent:Thursday, June 04, 2020 10:44 AM
To:Charlene Way
Subject:Development Application Transmittals - Apex AZ, MDA, RZ H-2020-0066
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Development Application Transmittal
Link to Project Application: Apex AZ, MDA, RZ H-2020-0066
Transmittal Date: 6-4-2020 Hearing Date: 7-9-2020
Assigned Planner: Sonya Allen
To view the City of Meridian Public Records Repository, Click Here
The above “Link to Project Application” will provide you with any further information on the project.
The City of Meridian is requesting comments and recommendations on the application referenced above. To review the
application and project information please click on the application link above. The City of Meridian values transparency
and makes a variety of information available to the public online through our public records repository.
We request that you submit your comments or recommendations prior to the hearing date specified above. When
responding, please reference the file number of the project. If responding by email, please send comments to
cityclerk@meridiancity.org.
For additional information associated with this application please contact the City of Meridian Planner identified above
at 208-884-5533.
Thank you,
City Clerk’s Office
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208.888.4433|Email: cityclerk@meridiancity.org
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1
Commission Hearing Date: July 9, 2020 Planner: Sonya
File No.: H-2020-0066
Project Name: Apex
Request:
• Modification to existing Development Agreements (H-2015-0019: Brighton Investments,
LLC—Inst. #2016-007072; SCS Brighton, LLC—Inst. #2016-007073; Murgoitio
Limited Partnership—Inst. #2016-007074)to replace the agreements with one new
agreement based on the proposed development plan;
• Annexation of 40.09 acres of land with an R-2 zoning district; and,
• Rezone of 384.27 acres of land from the R-4 to the R-8 (144.78+ 119.28=264.06 acres),
R-15 (76.93 acres) and C-C (43.28 acres) zoning districts.
Location: The site is generally located east of S. Meridian Rd. and north of E. Columbia Rd.,
in Sections 31 (S. 1/2 and NW 1/4) and 32 (SW 1/4), Township 3N., Range LE; and
Sections 5 (NW 1/4)and 6(NE 1/4),T.2N.,R.IE.
File No.: H-2020-0056
Project Name: Apex Northwest
Request:
• Preliminary Plat consisting of 120 residential buildable lots, 11 commercial buildable lots
and 14 common lots on 41.75 acres of land in the C-C and R-15 zoning districts, by
Brighton, Murgoitio et al.
Location: The site is located at the northwest corner of S. Locust Grove Rd. and E. Lake
Hazel Rd., in the SE 1/4 of Section 31, T.3N.,R.1E.
File No.: H-2020-0057
Project Name: Apex Southeast
Request:
• Preliminary Plat consisting of 237 residential buildable lots, 2 commercial buildable lots,
30 common lots and 10 other(shared driveway) lots on 81.63 acres of land in the C-C
and R-8 zoning districts, by Brighton, Murgoitio et al.
Location: The site is located at the southeast corner of S. Locust Grove Rd. and E. Lake
Hazel Rd., in the NW 1/4 of Section 5, T.2N.,R.1E.
0�'WERIDIAN, Plafln�ng MvMon
DEVELOPMENT REVIEW APPLICATION
STAFF USE ONLY:
Project name:
File number(s):
Assigned Planner: Related files:
Type of Review Requested(check all that apply)
❑Accessory Use(check only 1) ❑Final Plat
❑Daycare ❑Final Plat Modification
❑Home Occupation .❑ > andscape Plan Modification
❑Home Occupation/Instruction for 7 or more Preliminary Plat +toQ
❑Administrative Design Review ❑Private Street r
❑DR Modification ❑property Boundary Adjustment
❑Alternative Compliance Rezone
Annexation and Zoning ❑ Short Plat
❑Certificate of Zoning Compliance ❑Time Extension(check only 1)
❑CZC Modification ❑Director
❑City Council Review ❑ Commission
❑Comprehensive Plan Map Amendment ❑Council
❑Comprehensive Plan Text Amendment ❑UDC Text Amendment
❑Conditional Use Permit ❑Vacation(check only 1)
❑Conditional Use Permit Modification(0 ✓only 1) ❑Director
❑Director ❑Commission
❑Commission ❑Variance
Development Agreement Modification ❑Other
Applicant Information
Applicant name: Q IFt- A(— Phone:
Applicant address: . *---`T 00 Email:
City: I L� L State: :ED Zip: -�Z—
Applicant's interest in property: XOwn ❑Rent ❑Optioned ❑Other
Owner name: Phone:
Owner address: Email:
City: State: Zip: �'
Agent/Contact name(e.g.,architect,engineer,develope e resentative : /WC�, � • u' z1J 6 :
Firm name: , I peeA-ft eu Phone:006 . Z". CC)5(7 —
Agent address: Email: af c� le (D 120
City:
State: Zip:
Primary contact is: ❑ Applicant ❑Owner Agent/Contact
Subject Property Information
Location/street address: aL^ �N.f,�S`t' Township,range,section:
Assessor's parcel numbers : Total acreage: '' //t + district:
P ( ) g J / Zoning district:V-'2 FZCA-n&AJalnzrf-��
Community Development■Planning Division■33 E.Broadway Avenue,Ste. 102 Meridian,Idaho 83642
Phone:208-884-5533 Fax:208-888-6854www.ineridiancity.org/platininLy
-1 Rev:(2////1020)
Project/subdivision name: Ike& 5U ]mil
General description of proposed project/request: L I_ / j M O
�.. Proposed zoning district(s):
11"Ck7 Acres of each zone proposed:VZ: 40,7 g t? ; 2Z,Z-j; R(gj1-Z6'4'0& 2115 76 T3,
Type of use proposed(check all that apply):
YJtesidential 'Office'Acommercial ❑ Employment❑Industrial ❑Other
Who will own&maintain the pressurized irrigation system in this development? i)
Which irrigation district does this property lie within? J_Q*-r=P`—
Primary irrigation source: _S�la P_rA�o(_ Secondary: 113
Square footage of landscaped areas to be irrigated(if primary or secondary point of connection is City water):
Residential Project Summary(if applicable)
Number of residential units: �J Number of building lots:
Number of common lots: Number of other lots: to 5fd VT24�/�,.j
Proposed number of dwelling units and square footage of living area(for multi-family developments only):
1 bedroom: 2-3 bedrooms: 4 or more bedrooms:
(up to: 500 sq. feet) (up to: 250-500 sq.feet) (up to:500 up to 1200 sq.feet)
Minimum square footage of structure(excl.garage): Maximumbuilding height:
Minimum property size(s.f): '67 ] - f% 6� ve�property size(s.f.):
Gross density(Per UDC 11-1A-1): Net density(Per UDC l l-1A-1): Z7
qualified
of Acreage d open ace:
g q P P [ 1 2' Percentage of qualified open space:
Type and calculations of qualified open space provided in acres(Per UDC I 1-3G-3B):
Amenities provided with this development(if applicable):
Type of dwelling(s)proposed: Single-family Detached Single-family Attached ❑Townhouse
❑ Duplex ❑ Multi-family ❑Vertically Integrated ❑Other
Non-residential Project Summary(if applicable)
Number of building lots: 1_5�7 Common lots: Other lots:
Gross floor area proposed: —JIF—) Existing(if applicable): WA_
¢_
Hours of operation(days and hours): Building height:
Total number of parking spaces provided: Number of compact spaces provided:
Authorization
Print applicant name:
Applicant signature: Date:
Community Development■Planning Division■33 E.Broadway Avenue,Ste. 102 Meridian,Idaho 83642
Phone:208-884-5533 Fax:208-888-6854,,vw-w.meridianci!),.org/r)lanning
-2- Rev:(2//1/2020)
Mike Wardle
From: Mike Wardle
Sent: Friday, March 20, 2020 10:11 AM
To: Mike Wardle
Subject: Apex Address Verification Complete
Address verification is complete for record LDAV-2020-0070
Project: Apex Subdivision
Address: 6575 S LOCUST GROVE RD, MERIDIAN, ID 83642
Parcels
S1406110110
S1406110015
S1406110350
Subdivision: 2N 1E 06
R7824220042
R7824220044
S1131244500
S1131131675
S1131417200
S1131417251
S1131438400
S1131438900
Subdivision: 3N 1E 31
S1132325800
Subdivision: 3N 1E 32
S1405223000
Subdivision: 2N 1E 05
Parcel verification City of Meridian
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-888-4433
www.meridiancitV.or
1
BRIGHTON
CORPORATION
April 3, 2020 [Revised April 30, 20201
C. Caleb Hood, Planning Division Manager
Community Development Services
Meridian City Hall
RE: Apex Subdivision —Annexation, Rezoning, Preliminary Plat, and DA Modification Applications
Dear Mr. Hood:
Enclosed are the referenced applications for Apex Subdivision (because the project is to be known and
marketed as `Pinnacle", that name may be found occasionally in application graphics and narrative).
Apex is a mixed-use residential project with neighborhood-scaled services centered at the intersection
of Locust Grove and Lake Hazel Grove Roads within the area below, and depicted conceptually on the
following page with the detailed initial preliminary plat development phases.
Apex will be developed as a single, integrated project. However, because the initial phases connect only
at the point of intersection of Lake Hazel and Locust grove, separate preliminary plats Apex North-
west and Apex Southeast—are proposed.
1 - _
---- PROJECT AREA
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(the Pinnacle of South Meridian)
Page 1
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APEX SUBDIV
The Applications in Brief
Annexation
Lot 4, Block 1, Shafer View Estates Subdivision, below,will be annexed with this application; however,
only the easterly 10.66 acres of that lot will be incorporated into a future phase of Apex Subdivision.
j = A
FUTURE
DEVELOPMENT
■ NAP
ANNEXATION AREA
(28-359 acres—not apart Of Apex) a,n
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1�� F Shafer View Estates Sub. � VISION
Zoning& Rezoning
The `proposed zoning" exhibit (next page) denotes the R-2 request for the accompanying Shafer View
annexation, and the rezoning of the R-4 zoned properties annexed by the City of Meridian in early 2016.
The requested rezoning complies with the December 2019 Comprehensive Plan FLUM update, below.
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Proposed Zoning
One proiect, two Preliminary Plats: Apex Northwest(A NW) and Apex Southeast(A-SE). The two
preliminary plats combine for a 357 single-family residential-unit subdivision with 13 commercial lots
and 54 common lots, including ten(10) shared driveways, landscaped commons, street buffers, and
active open space areas.
Page 4
Development Agreement Modification
With the exception of the Shafer View Subdivision parcel proposed for annexation with this application,
the remainder of the project's 406.5 acres are subject to development agreements executed in early
2016, the result of the City-initiated annexation (South Meridian H-2015-0019DA). Specifically, the
DA's listed immediately below and detailed later in this narrative:
• Brighton Investments LLC—Instrument No. 2016-007072
• SCS Brighton LLC - Instrument No. 2016-007073
• Murgoitio Limited Partnership - Instrument No. 2016-007074
The Applications in Detail
ANNEXATION& ZONING
The combined area of Lot 4, Block 1, Shafer View Estates proposed for annexation, including public
ROWa portion of which will be included in Apex—is 40.09 acres. The northeasterly "tip"of that
parcel created by the residential collector roadway that veers from its north/south alignment westerly
toward Meridian Road, will be zoned R-8 with the contiguous `future development" areas to the north
and east.
The future lots,when platted between the collector and the adjoining Shafer View Subdivision, are
anticipated to be one-acre in size as a transition and buffer to the existing neighborhood.
The current R-4 zoning on the east side of Locust Grove Road, one-quarter mile north of Lake Hazel
will remain unchanged. The balance of the property—both in the two preliminary plats and 'future
development"areas—will be zoned R-8, R-15 and C-C, as denoted in the zoning exhibit on the prior
page, and in the table below.
ANNEXATION & ZONING DATA ZONE ACREAGE
Annexation of Lot 4, Block 1, Shafer View Estates ---- 40.09
Annexation Parcel Zoning (westerly portion NAP of Apex Sub) R-2 40.79
Existing R-4 Zoning to Remain Unchanged R-4 22.23
Rezoning of Previously-Annexed R-4 Parcels R-8 (North & South) 264.06
R-15 76.93
C-C 43.28
Rezoning from the existing R-4 to R-15 and R-8 is proposed for the A-NW and A-SE preliminary plat
residential development areas, respectively.
• R-15 is required for the proposed A-NW lot sizing and setback standards of the alley-loaded
units of which 32 are `paired,"i.e., attached.
• The 24 alley-loaded lots in A-SE comply with the R-8 zone's area, dimensional and setback
standards; thus, they will be developed with the same zoning as the surrounding conventional
single-family lots.
Page 5
The remainder of the project's Mixed-Use Community "core"will be zoned C-C, with the uses
anticipated in the City's Comprehensive Plan FLUM MU-C Cut Sheet. Rezoning of "Future
Development" areas not detailed in this application (graphics on pages 2 and 4, above) is also proposed
in anticipation of forthcoming subdivision and development proposals.
iagclnau-ct
MIXED USE COMMUNITY {MU-Q
FUTURE LAND USE MAP DESIGNATION CUT SHEET
11 GENERAL CRITERIA
MAP COLOR ❑ SAMPLE R-15 -40 TN-R,TN- C-C, nci ll
ZOMING
DESCRIPTION The purpose of this designation is to allocate areas where communit s ' g uses and dwel gs are seamlessly
Integrated into the urban fabric The intent is to integrate a variety use ' chiding reside ial,and to avoid
mainly single-use and strip commercial type buildings.Non-residential ilding these areas ea tendency to
be larger than in Mixed Use Neighborhood(MU-N)areas,but not as lar as in Mix se Regio I(MU-R)areas.
Goads and services in these areas tend to be of the variety that people ill mainly tra by car but also walk
or bike to(up to three or four miles).Employment opportunitiesfor thus iving in and ar d the eighborhood
are encouraged.Developments are encouraged to be designed according the conceptual -C an depicted.
SAMPLE USES Sample uses appropriate in MU-C areas include:All MU-N categories,corn nity grocer,clothing s s,garden
centers,hardware stores,restaurants,banks,drive-thru facilities:auto servic slathon,and retail shops other
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THE PRELIMINARY PLATS
The following Site Data Table provides specific information for the Apex Northwest and Southeast
preliminary plats depicted on the following page, as well as a combined summary. From the applicant's
perspective, they are a single project, and will be marketed as such—as Pinnacle. A conceptual phasing
plan is provided along with the appended project drawings and exhibits listed on page 12.
SITE DATA TABLE APEX-NW APEX-SE COMBINED
PRE-PLATS
Residential Lots 120 237 357
Commercial Lots 11 2 13
Common Lots 14 30 44
Shared Driveway Lots --- 10 10
Minimum Residential Lot Size 2,863 sf 4,840 sf ---
Average Residential Lot Size 3,885 sf 7,058 sf ---
Total Site Area 41.74 acres 81.64 acres 123.38 acres
Acreage of Qualified Open Space 6.33 acres 10.79 acres 17.12 acres
Percentage of Qualified Open Space 15.17% * 13.22% * 13.88% *
Gross Density 5.62 du/ac 3.75 du/ac 4.22 du/ac
Net Density 11.21 du/ac 6.17 du/ac 7.27 du/ac
*Includes area within R-15 and C-C zoned parcels Page 6
:. —
FLFURE
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SUBDIVISIONCONCEPTUAL,SUBJECTTO CHANGE
APEX
Open Space & Amenities
As noted in the Site Data Table on page 5, above, and depicted in the A NW and A-SE Qualified Open
Space composite on page 10, the combined "qualified open space" for this project is 13.88%, exceeding
the UDC's 10%requirement. The qualified open space calculation is for the entire 123.38-acre site,
including the C-C-zoned parcels which are subject to future development applications.
In accordance with UDC Section 11-3G-3A, two project amenities are required for A-NW and four are
required for A-SW. The following are proposed:
Apex Northwest
• Community Center for the overall project (Lots 9-10, Block 7)
• Clubhouse
• Central community post office
• Cafe
• Library/business center
• ...and more—to be determined with design and programming prior to CZC/DR
AP
R _ AMP .
------
E
• Community gathering amphitheater (Lot 1, Block 7) [Conceptual, subject to change]
• Open lawn with perimeter hardscape
■ Performance platform
• Additional qualified open space
• At 10%, a minimum of 4.174 acres is required; a total of 6.33 acres is provided
■ The 2.16-acre "excess" (94,090 sf.) qualifies as an additional amenity (UDC 11-3G-3C.1 j)
Page 8
Apex Southeast
• Community pool—Lot 2, Block 9 (UDC Section 11-3G-3C.2a) [Conceptual, subject to change
of layout and location]
i F Lp
Lot 1, Block 14
Pathway to
City Park
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CO1�'Cr#T AL, SUB T CHANGE OF LAYOU OCATION
• Tot lot playground—Lot 2, Block 9 (UDC Section 11-3G-3C.2b)
• Pathway accesses to City of Meridian's Discovery Park—Lots 1, above, & 31, Block 14, below
Lot 31, Block 14
Pathway to
City Park
• Additional qualified open space (UDC 11-3G-3C.1J)
• At 10%, a minimum of 8.16 acres is required; a total of 10.79 acres is provided
• The 2.63-acre "excess" (114,562 sf.) qualifies as an additional amenity (UDC 11-3G-3C.lj)
Page 9
( P NOIWEST FUTURE
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Page 10
Development Agreement Modification
The project is subject to the development agreements executed in early 2016 with the City-initiated
annexation (South Meridian H-2015-0019 DA). That action anticipated amendment of the DA's "to
approve any proposed development plan," (Section 5.1.4 of each DA,below) as well as the rezoning
required by that development plan—rezoning, as cited on pages 3 and 4 of this narrative, which fully
complies with the City's newly-adopted Comprehensive Plan FLUM.
• Brighton Investments LLC—Instrument No. 2016-007072
• SCS Brighton LLC—Instrument No. 2016-007073
• Murgoitio Limited Partnership—Instrument No. 2016-007074
(Property ownership information/addresses are the same as those in the original referenced DA's)
No specific DA Agreement language changes to the referenced DA's are proposed at this point in the
process. However, changes are anticipated,potentially, to the provisions of Section 3. De anitions and
Section 4. Uses Permitted by This Agreement, but definitely to the provisions of Section S. Conditions
Governing Development of the Property.
Subsequent to City Council approval of the project and the site-specific conditions of approval, the
applicant will work with City planning and legal staff to craft the required modifications to each of the
applicable development agreements. Those modifications will, following execution,be presented to the
Council for approval.
Section 5.1.4 of all three development agreements states that the 'first such"application for DA
amendment is at no cost to the applicant. Thus, no fee is provided for the DA modifications.
Per Section 5.1.5, that "no cost"provision for re-zoning also applies to "the first such application"to
the referenced Brighton Investments LLC and SCS Brighton LLC properties. However, there is no such
section in the Murgoitio DA, whether by oversight or intent.
While there are no fees associated with the 'first such"Brighton, and,possibly, Murgoitio, rezoning,
annexation/rezone fees do apply to Lot 4, Block 1, Shafer View Estates Subdivision and are included.
"THE FUTURE"
Nearly three-quarters of the area depicted conceptually in this application is `future development. "Even
so, the rezoning proposed for that `future" is essential to assure development in context with the City's
Comprehensive Plan FLUM. All project proposals and preliminary plats within those respective zones
will be the subject of future neighborhood meetings and public hearings.
Significant `future"project elements will be schools (Concept Plan/graphic,pages 2, 7 & 10) and an
extensive pedestrian circulation system (Concept Plan,page 2) connecting the larger community with
the City's Discovery Park. The Williams Pipeline corridor is the heart of that system with appendages
along canals which intersect that corridor. The pipeline passes through the northeast edges of the A-NW
and A-SE preliminary plats within parcels not yet detailed for development.
A formal Pedestrian Circulation Plan will be developed in concert with the City's Pathways Manager
and submitted with development proposals for either of those corridor parcels, or the larger 'future
development"area to the northwest.
Page 11
IN CONCLUSION
Based on the foregoing, as supported by the accompanying applications and documentation, we request
approval of Apex Subdivision; specifically, the proposed rezoning and Apex Northwest and Apex
Southeast preliminary plats, and the annexation and zoning of Lot 4, Block 1, Shafer View Estates
Subdivision.
If you or your staff have questions, or require additional information, please let me know for expedited
response.
For Brighton et al
SIGNATURE NEXT PAGE
Michael D.Wardle
Director of Planning
APPENDED ELECTRONIC FILES, DRAWINGS & EXHIBITS
• Project Application Narrative
• Development Review Application
• Annexation/Rezone Application Checklist
• DA Modification Application Checklist
• Apex Northwest Preliminary Plat Checklist
• Apex Southwest Preliminary Plat Checklist
• Legal Descriptions—Annexation&Zoning(9)
• Deeds (10 Deeds Plus Key Map)
• Affidavits of Legal Interest(6)
• Vicinity Maps
• Total Project Area/Zoning
• Apex Northwest
• Apex Southeast
• Drawings/Exhibits
• Preliminary Plats (2—A-NW &A-SE)
• Landscape Plans (2—A-NW &A-SE)
• Qualified Open Space (2—A-NW&A-SE)
• Elevations—Residential & Commercial
• Phasing Plan(2—A-NW &A-SE)
• Conceptual Master Plan(Overall & Core Area)
■ Conceptual Engineering Plans (Direct "Send"by KM Engineering)
• Miscellaneous
■ Pre-Application Meeting Notes
• Neighborhood Meeting—2 Sign-in Sheets & Meeting Invitation
• Commitment to Post
• Subdivision Name Approval
• Seasonal Groundwater Information (2 Reports)
■ Traffic Impact Study
Page 12
IN CONCLUSION
Based on the foregoing, as supported by the accompanying applications and documentation, we request
approval of Apex.S'ubdivisioya; specifically, the proposed rezoning and Apex Norlh"'est and Apex
Southeast preliminary plats,and the annexation and 7oniM of Lot 4, Block 1, Shafer View Estates
Subdivision.
If you or your staff have questions,or require additional information, please let n1e know for expedited
response.
For rg ou ,
Miebiellb. Wardle
Director of Planning
Page 13
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MERIDIAN, IDAHO
DATE: MARCH 2O20
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G FAX(208)639-6930 APEX SUBDIVISION
MERIDIAN, IDAHO
w DATE: APRIL 2020
PROJECT: 20-017
SHEET: OVERALL PROJECT VICINITY MAP
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DEVELOPER
BRIGHTON
1(m
ENGINEERING
ENGINEERS.SURVEYORS. PLANNERS
9233 WEST STATE STREET
BOISE,IDAHO 83714
PHONE(208)639-6939
FAX(208)639-6930
PROJECT: 20-017 1 SHEET NO. 1 OF 2