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Hill Century Farm Subdivision No. 1 FP-14-045BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE ) REQUEST FOR FINAL PLAT ) CONSISTING OF 80 BUILDABLE ) LOTS AND 8 COMMON LOTS ON ) 28.38 ACRES OF LAND IN THE R-8 ) ZONING DISTRICT ) BY: BRIGHTON INVESTMENTS, ) LLC ) APPLICANT ) 1 HEARING DATE: JANUARY 20, 2015 CASE NO. FP -14-045 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council on January 20, 2015 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 Department and Public Works 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 HILL'S CENTURY FARM SUBDIVISION PHASE I, LOCATED IN A PORTION OF THE SW '/4 OF THE NW'/4 AND A PORTION OF THE NW'/4 OF THE SW 1/4, SECTION 33, TOWNERSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2014, HANDWRITTEN DATE: ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HILL'S CENTURY FARM SUBDIVISION NO. 1 FP -14-045 Pagel of 3 12/16/2014, AARON L. 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 January 20, 215, a true and correct copy of which is attached hereto marked "Exhibit A" and by this reference incorporated herein, and the response letter from Mike Wardle, a true and correct copy of which is attached hereto marked "Exhibit B" 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HELL'S CENTURY FARM SUBDIVISION NO. 1 FP -14-045 Page 2 of 3 EXHIBIT A STAFF REPORT MEETING DATE: January 20, 2015 TO: Mayor and City Council FROM: Sonya Watters, Associate City Planner 208-884-5533 WE,IDIANt IDAHO Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP -14-045 — Hill's Century Farm Subdivision No. 1 I. APPLICATION SUMMARY The applicant, Brighton Investments, LLC, has applied for a final plat (FP) consisting of 80 buildable lots and 8 common/other lots on 28.38 acres of land in an R-8 (medium density residential) zoning district. This is the first phase of development of Hill's Century Farm Subdivision. II. STAFF RECOMMENDATION Staff recommends approval of the Hill's Century Farm Subdivision No. 1 final plat based on the analysis provided below in Section V. III. PROPOSED MOTION Approval I move to approve File Number FP -14-045 as presented in the staff report for the hearing date of January 20, 2015, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP -14-045, as presented during the hearing on January 20, 2015, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP -14-045 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The subject property is generally located on the east side of S. Eagle Road, south of E. Amity Road at 5340 S. Eagle Road, in a portion of the west ''/z of Section 33, T. 3N., R. IE. B. Applicant: Brighton Investments, LLC 12601 W. Explorer Drive, Ste. 200 Boise, ID 83713 C. Owner: Same as applicant Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 1 EXHIBIT A D. Representative: Mike Wardle, Brighton Corporation 12601 W. Explorer Drive, Ste. 200 Boise, ID 83713 V. STAFF ANALYSIS The proposed final plat depicts 80 single-family residential building lots and 8 common lots on 28.38 acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 2.6 dwelling units (d.u.) per acre with a net density of 5.0 d.u. per acre. The minimum property size is 7,200 square feet (s.f.) with an average size of 8,624 s.f. All of the lots proposed in this phase are for single-family detached homes and must comply with the dimensional standards of the R-8 zoning district listed in UDC Table 11-2A-6. Staff has reviewed the proposed plat and found it in compliance with the aforementioned dimensional standards. Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary plat in accord with the requirements listed in UDC 11 -6B -3C.2. The number of buildable lots is the same and the common area has increased slightly. Therefore, staff deems the proposed final plat in substantial compliance with the approved preliminary plat. VI. SITE SPECIFIC CONDITIONS Prior to City Engineer signature on the final plat, the applicant shall remove all existing structures on the site. 2. The applicant shall construct all proposed fencing and/or any fencing required by the UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B. 3. Prior to City Engineer signature on the final plat, the applicant shall submit a public access easement for the multi -use regional pathway to the Park's Department for approval by City Council and subsequent recordation. 4. The rear of side of structures on Lots 10 and 13-30, Block 1, and Lots 2-5, Block 4 that face S. Eagle Road and/or E. Taconic Drive shall incorporate articulation through changes in materials, color, modulation, and architectural elements (horizontal and vertical) to break up monotonous wall planes and roof lines in accord with UDC 11-3A-19 and the Meridian Design Manual. 5. The temporary emergency access via Eagle Road on Lot 11, Block 1 shall remain until such time as two (2) points of permanent ingress/egress are constructed that meet the Fire Department's standards; at that time, the access shall be removed and landscaping shall be installed within the street buffer in place of the driveway. 6. The final plat prepared by KM Engineering, stamped on December 16, 2014 by Aaron L. Ballard shall be revised as follows: a. Note #6 shall be revised as follows: "... It will also be subject to a blanket easement for public utilities aeeess to and emergency vehicle access only to S. Eagle Road for- efner-geney vehieles only. At such time as the emergency vehicles access is no longer needed and is removed, the easement for that purpose shall become null and void." b. Note #10 shall be revised as follows: "Lots shall not be reduced in size without prior approval from the health authority and the City of Meridian." c. Note # 13 shall be revised as follows: "Direct lot or parcel access to S. Eagle Road and E. Taconic Drive is prohibited." Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 2 EXHIBIT A d. Note # 15: Include recorded instrument number. e. The block numbers (8 & 9) should be depicted on sheet 1 for the two southern Lot I's. f. Include the recorded instrument number for the 48' right-of-way dedication for S. Eagle Road depicted on sheet 1. g. Change "S. Tindaris Court" to "S. Tindaris Place" 7. The landscape plan prepared by KM Engineering, dated December 17, 2014, shall be revised prior to signature on the final plat by the City Engineer as follows: a. Include bollards at the entrance of the emergency access via S. Eagle Road on Lot 11, Block 1 to prevent the public from using this access. b. Include a detail for the 5 -foot tall open vision metal fence. Note: 4 -foot tall bollard style lighting is not required along the portion of the regional pathway that lies within Phase I as it is located along E. Taconic Drive which should be adequately lit by street lights. 8. Open water ponds shall have recirculated water and shall be maintained such that it does not become a mosquito breeding ground, in accord with UDC 11 -3G -3B.8. 9. The common driveway proposed on Lot 11, Block 1 shall be paved with a surface with the capability of supporting fire vehicles and equipment, per UDC 11-6C-3EA. 10. A portion of this site lies within the Meridian Floodplain Overlay District. Prior to any development occurring in the Overlay District, a floodplain permit application, including hydraulic and hydrologic analysis is required to be completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-6. 11. A perpetual ingress/egress easement shall be filed with the Ada County recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment; a copy of the recorded easement shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer in accord with UDC 11 -6C -3D.8. 12. The Ten Mile Creek shall remain open as a natural waterway and shall be protected during construction. 13. The 10 -foot wide regional pathway shall be constructed in accord with the Pathways Master Plan. 14. A sign shall be installed at the end of S. Wayland Avenue stating the street will be extended in the future. 15. A street light plan will be required for this development. In addition to Type 2 lighting on internal subdivision streets, the plan will need to include Type 1 lighting along E Taconic Dr. As current site conditions preclude the installation of street lights along the frontage of Eagle Road, the developer shall be required to remit sufficient funds for the City to install 6 Type 1 street lights and 1,338 ft of conduit along Eagle Road with the upcoming ACHD road widening project. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy of the standards can be found at http://www.meridianciiy.org/public works.aspx?id=272. 16. Applicant shall be responsible to construct a 12 -inch diameter water main from S. Eagle Rd to S. Palatino Ave. through the pedestrian access/emergency vehicle access Lots 11-12, Block 1. 17. Applicant shall be responsible to construct a 12 -inch diameter water main in E. Lachlan St. to east subdivision boundary. Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 3 EXHIBIT A 18. Applicant shall be responsible to construct a 12 -inch diameter water main from S. Eagle Road to the east subdivision boundary in E. Taconic Dr. 19. Applicant shall be responsible to construct a 12 -inch diameter water main from E. Taconic Dr. to E. LaGrange St. in E. Woodville Dr. VII. ONGOING CONDITIONS OF APPROVAL 1. The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth in UDC 11-313-5, UDC 11-313-13 and UDC 11-313-14. 2. All common open space and site amenities shall be maintained by an owner's association as set forth in UDC 11 -3G -3F1. 3. The project is subject to all current City of Meridian ordinances and previous conditions of approval associated with this site (AZ -14-012; PP -14-04). 4. The applicant and/or property owner shall have an ongoing obligation to prune all trees to a minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the area. 5. The applicant shall have an ongoing obligation to maintain all pathways. 6. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set forth in UDC 11-3A-11. 7. The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping and constructed features within the clear vision triangle consistent with the standards in UDC 11- 3A-3. 8. Future homes constructed within this development shall be generally consistent with the conceptual building elevations included in the development agreement. VIII. PROCESS CONDITIONS OF APPROVAL 1. No signs are approved with this application. Prior to installing any signs on the property, the applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3 Article D and receive approval for such signs. 2. The applicant shall complete all improvements related to public life, safety, and health as set forth in UDC 11-5C-313. A surety agreement may be accepted for other improvements in accord with UDC 11 -5C -3C. 3. The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the City Engineer signature on a final plat within two years (on or before November 25, 2016) or 2) gain approval of a time extension as set forth in UDC 11-613-7. 4. The applicant shall obtain approval for all successive phases of the preliminary plat within two years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B- 713. 5. Upon installation of the landscaping and prior to inspection by Planning Division staff, the applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A. 6. Prior to the City Engineer's signature on the final plat, the applicant shall close the existing access to the arterial roadway as set forth in UDC 11 -3A -3A. 7. The applicant shall pay any applicable impact fees prior to the issuance of a building permit. Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 4 EXHIBIT A 8. The applicant shall revise the landscape plan to include a concrete pad at the end of the common drive no more than 5 feet behind the sidewalk that is of sufficient area to accommodate the receptacles of the residences that take access from the common driveway. Please contact Bob Olson at Republic Services (345-1265) for additional information. IX. GENERAL REQUIREMENTS Sanitary sewer service to this development is available via extension of existing mains adjacent to the development. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2. Water service to this site is available via extension of existing mains adjacent to the development. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District (ACHD) and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A. 5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat. 6. The City of Meridian requires that the owner post with the City a performance surety in the amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior to final plat signature. This surety will be verified by a line item cost estimate provided by the owner to the City. The applicant shall be required to enter into a Development Surety Agreement with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. The City of Meridian requires that the owner post to the City a warranty surety in the amount of 20% of the total construction cost for all completed sewer, and water infrastructure for a duration of two years. This surety amount will be verified by a line item final cost invoicing provided by the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit or bond. Applicant must file an application for surety, which can be found on the Community Development Department website. Please contact Land Development Service for more information at 887-2211. 8. All development improvements, including but not limited to sewer, water, fencing, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-5C-1. 9. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 5 EXHIBIT A 10. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 12. Developer shall coordinate mailbox locations with the Meridian Post Office. 13. All grading of the site shall be performed in conformance with MCC 11-12-3H. 14. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 15. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1 -foot above. 16. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACRD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 17. At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certification of occupancy for any structures within the project. 18. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights shall be installed at developer's expense. Final design shall be submitted as part of the development plan set for approval, which must include the location of any existing street lights. Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in the Standards. The contractor's work and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of existing street lighting. 19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms. The easement shall be graphically depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. All easements must be submitted, reviewed, and approved prior to development plan approval. 20. Applicant shall be responsible for application and compliance with and NPDES permitting that may be required by the Environmental Protection Agency. 21. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 6 EXHIBIT A 22. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to development plan approval. X. EXHIIBITS A. Vicinity Map B. Approved Preliminary Plat (dated: 11/7/14) C. Proposed Final Plat (dated: 12/16/14) D. Proposed Landscape Plan (dated: 12/17/14) E. Common Driveway Exhibit Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 7 EXHIBIT A Exhibit A — Vicinity Map .( Lill I.,,� � J �'_ op LL `a Uj 17-1 E. 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MmwM.Mws F. n '�"� Rew. 1•m fNRI Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 10 EXHIBIT A PLAT of HILL'S CENTURY FARM SUIMISION PHASE 1 A POATWN OF"* SW IJE OF "a IW V4 AWAIORTIOIIOFM WWU40F TO SW I^ SEEOON Ai, ramow E mmmAAIM I EAST. mo A"MohM, COFOF MWAX /. AOAOKIMM, EIMW. Ias. Z DEYi1OFFA .. pr>�roN tt>R►onATwN MM. mom ram �oi� Iuoo.Iwwlo �pI�O 11lA f16.iP6 Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 1 I i I EXHIBIT A ►WTOF HILUS CENTURY FARM SU801VISION PHASE I A PORT M OF ME SW Ep Of SNE 10,{NAMOAIOIMCNOi TMS IMYfh4PIKSW1N. OI"Y Oi MMMAK ARACM Mfl.ONa MA I a Aw Sem i r � t rm �sa ihs qtr SMP h'e' 3eT 4M5 I woar � s I I iJ A I ' I E� i WMYTOey 4- N,EORR ®Wp6WON CORPMTOa SOOLKAW Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 12 EXHIBIT A Exhibit D —Proposed Landscape Plan (dated: 12/17/14) •:L7• 4 S� T w jj �I-A • - Sj w rte. i l _ MATCH LINE - SEE SHEET L2.0 LLY.C16 fi . t9Jliifl!YI"""�_ ''J♦LSAr►7.17�59E�7 �strneu-sa•••�•• • 4— S u.o Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 13 1ZLIM .0 AMR xx MATCH UNE -SEE EXHIBIT A 41, � A-31, TU A I 1-T m _74 4 u.1 Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 14 EXHIBIT A Exhibit E - Common Driveway Exhibit ^ _... .. q`pl - 4"PI ... __. 4"PI------ T T4 -P1 4"PI 9 -PI ._ 4"1 4 -PI 6' SOt j0, tTAINED CEDAR FENCING o �S 5' 5' 0 SIDE SIDE SIDE 6 +' � 5' SIDE I 9 5 8 I 7 SIDE BUILDING a ENVELOPE SHARED DRIVE FOR ACCESS TO LOTS 8, 9 I (TYP) AND 10 AND EMERGENCY ACCESS TO EAGLE ROAD. NO DIRECT ACCESS EAGLE RD. EXCEPT FOR EMERGENCY PURPOSES. ' o J 5' CONCRETE PATHWAY W/ LANDSCAPE STRIP (EA. SIDE) .. dd3�96�� g"S S -- g" N a Plan Scale Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 15 1• p 12 REAR O '' © 13 :-_ 5' OPEN, METAL Y1446VIEW FENCING7 Ian �®r- SOLID, STAINED PIPEy14 0 CEDAR FENCING i..rdIj . ,�.i►�Y�i 6�,�j1 .. dd3�96�� g"S S -- g" N a Plan Scale Hill's Century Farm Subdivision No. 1 FP -14-045 PAGE 15 EXHIBIT B Sonva Watters From: Mike Wardle <MWardle@brightoncorp.com> Sent: Thursday, January 15, 2015 2:59 PM To: Sonya Watters; Holly Binkley, Jacy Jones; Jaycee Holman; Machelle Hill Cc: David Turnbull; Jon Wardle; tmokwa@kmengllp.com; kevin@kmengllp.com Subject: RE: Hill's Century Farm Subl FP -14-045 All, We have reviewed the Hill's Century Farm Subdivision No. 1 FP -14-045 staff report, with its project analysis and recommended conditions of approval. We concur with those conditions and recommendations and request City Council approval by "consent" at its January 20th meeting. (Even so, we have concerns with some of the City's general standards and requirements noted in the staff report—including, but not limited to street lighting—that will be addressed separately with staff, apartfrom this action. City Public Works staff assures me that our specific concern is currently being reviewed. Thus, if changes in the City's standards and requirements occur as a result, we trust those modifications would become applicable at whatever point in the project they occur.) Michael Wardle Director of Planning Brighton Corporation 12601 W. Explorer, Suite 200 1 Boise, Idaho 83713 Direct 208.287.0512 1 Cell 208.863.6150 From: Sonya Watters [mailto:swatters@meridiancity.org] Sent: Tuesday, January 13, 2015 4:34 PM To: Holly Binkley; Jacy Jones; Jaycee Holman; Machelle Hill Cc: Mike Wardle; Jon Wardle Subject: Hill's Century Farm Subl FP -14-045 Attached is the staff report for the proposed final plat for Hill's Century Farm. This item is scheduled to be on the Council agenda on January 20th. The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions. Mike/Jon - Please submit a written response to the staff report to the City Clerk's office (jhotman@meridiancity.org, mhitt@meridiancity.org, iiones@rrieridiancity.or ) and myself (e-mail or fax) by 3:00 pm the Thursday prior to the hearing. If you are in agreement with the conditions of approval contained in the staff report and you submit a written response accordingly by Thursday at 3:00 pm, your item will be placed on the consent agenda; consent agenda items are passed in one motion by the Council at the beginning of the meeting. Note: if you are in agreement with the staff report, it is still recommended you attend the meeting in the event the item is pulled off of the consent agenda. If you do not respond to the staff report by Thursday, or if you have concerns with the conditions of approval, your project will be placed on the regular agenda.