Hill's Century Farm Subdivision No. 2 FP-15-005BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 56 BUILDABLE
LOTS AND 9 COMMON LOTS ON
19.78 ACRES OF LAND IN AN R-8
ZONING DISTRICT FOR HILL'S
CENTURY FARM SUBDIVISION
NO.2
BY: BRIGHTON INVESTMENTS,
LLC
APPLICANT
HEARING DATE: MARCH 3, 2015
CASE NO. FP -15-005
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on March 3, 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 2, LOCATED IN A PORTION OF THE S''/z OF THE
NW '/4 , SECTION 33, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE
MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2015,
HANDWRITTEN DATE: JANUARY 21, 2015, AARON L. BALLARD, PLS,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL'S CENTURY FARM SUBDIVISION NO. 2 (FP -15-005)
Pagel of 3
SHEET 1 OF 4," 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 March 3, 2015, a true and correct copy of which is attached hereto marked
"Exhibit All 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
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 HILL'S CENTURY FARM SUBDIVISION NO. 2 (FP -15-005)
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 day of
2015.
B
�Qo�PTcn nu��� a
9 Mayor, Ci f Meridian
Attest:
cn-�r
TITIAN*
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SL L
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FR o �E
city Cl �rn,rzEr�°
Copy served upon the Applicant, Community Development Department, Public Works
Department, and City Attorney.
Dated: 3 •1 & • 1 !;-
ORDER
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL'S CENTURY FARM SUBDIVISION NO. 2 (FP -15-005)
Page 3 of 3
EXHIBIT A
STAFF REPORT
MEETING DATE: March 3, 2015
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -15-005 — Hill's Century Farm Subdivision No. 2
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for a final plat (FP) consisting of 56 buildable
lots and 9 common lots on 19.78 acres of land in an R-8 (medium density residential) zoning district.
This is the second phase of development of Hill's Century Farm Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Hill's Century Farm Subdivision No. 2 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -15-005 as presented in the staff report for the hearing date of
March 3, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -15-005, as presented during the hearing on March 3, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -15-005 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 east of S. Eagle Road and south of E. Amity Road at
5340 S. Eagle Road, in a portion of the west 1/2 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. 2 FP -15-005 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 56 single-family residential building lots and 9 common lots on 19.78
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 2.8 dwelling
units (d.u.) per acre with a net density of 4.6 d.u. per acre. The minimum property size is 7,200 square
feet (s.f.) with an average size of 9,396 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 and
common area is the same. 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. The rear or side of structures on Lots 15-24 and 26-28, Block 4, and Lot 33, Block 3 that face E.
Taconic Drive and/or E. Highlander 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.
4. The final plat prepared by KM Engineering, stamped on December 16, 2014 by Aaron L. Ballard
shall be revised as follows:
a. Due to the potential for conflict of utility locations and required landscaping within the
common lots under the current blanket easement scenario, the applicant shall define the
locations of public utility, drainage and pressurized irrigation easements to ensure trees are
located outside of these easement areas; modify note #5 accordingly, and show easement
locations graphically on the plat.
b. Note #11 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 #14 shall be revised as follows: "Direct lot or parcel access to S. Eagle Road, E.
Taconic Drive and E. Highlander Drive is prohibited."
d. Note #15: Include lot and block number(s)
e. Note #16: Include recorded instrument number.
Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 2
EXHIBIT A
5. The landscape plan prepared by KM Engineering, dated January 28, 2015, shall be revised prior
to signature on the final plat by the City Engineer as follows:
a. Include a concrete pad at the end of the common drives on Lots 16, 18, 23, and 25, Block
3, 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.
b. Where parkway trees are required and there is an ACHD storm drainage easement, trees
must be placed on the adjacent lot outside of the easement by the developerlbuilder; a
note shall be placed on the landscape plan and the tree calculations table modified
accordingly.
c. The 8 -foot wide pathway depicted along the north side of E. Taconic Drive should
continue at that width along the north side of E. Highlander Drive for enhanced
pedestrian access to the future elementary school and City park site at the northeast
corner of the project; currently, it changes to 5 feet at the Taconic/Highlander
intersection.
d. Fencing abutting the common area on Lot 29 along the rear of Lots 22-24 and 26-28,
Block 4 shall be reduced to 4 feet in height if closed vision material is used, in accord
with UDC 11-3A-7A.7b. If this code requirement changes prior to construction of the
fence, the applicant may submit a revised landscape plan in accord with the code
requirements in effect at that time.
e. Depict a 5 -foot wide landscape strip along the south side of Lots 17 and 24, Block 3,
consistent with the common driveway exhibit, in accord with UDC 11 -6C -3D.5.
6. The common driveways proposed on Lots 17 and 24, Block 3 shall be paved with a surface
capable of supporting fire vehicles and equipment, per UDC 11 -6C -3E.4.
A street light plan needs to be included in the civil plans application. 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.meridiancity.org/public_works.aspx?id=272. This
plan will need to include Type 2 lighting on internal local streets in the subdivision, Type 1
lighting is currently called out on the Landscape Plan. Lighting spacing needs to be reviewed on
Taconic Dr. and Highlander Dr. A midblock light should be included on Lachlan St. between
Tavistock Ave. and Highlander Dr. to meet light spacing standards. A midblock light should also
be included on Tavistock Ave. between La Grange St. and Lachlan St. to meet light spacing
standards. Submit a copy of the final street name evaluation letter with the final plat for City
Engineer signature.
8. Construction of common driveways shall comply with the standards listed in UDC 11 -6C -3D.
9. 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, per UDC 11 -6C -3E.8. A copy of said easement shall be submitted with the final plat
for City Engineer signature.
VII. ONGOING CONDITIONS OF APPROVAL
The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-313-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-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.
Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 3
EXHIBIT A
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 -3B. A surety agreement may be accepted for other improvements in accord with
UDC 11 -5C -3C.
3. 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 -
7B or obtain approval of a time extension as set forth in UDC 11-6B-7.
4. 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.
5. The applicant shall pay any applicable impact fees prior to the issuance of a building permit.
IX. GENERAL REQUIREMENTS
1. 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 (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 4
EXHIBIT A
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.
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.
Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 5
EXHIBIT A
18. 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.
19. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
20. 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.
21. 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.
22. 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: 1/21/15)
D. Proposed Landscape Plan (dated: 1/28/15)
E. Common Driveway Exhibit (dated: 2/17/15)
Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 6
Exhibit A - Vicinity Map
EXHIBIT A
Site
Hill's Century Farm Subdivision No. 2 FP -15-005
PAGE 7
EXHIBIT A
Exhibit B - Approved Preliminary Plat (dated: 11/7/14)
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Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 8
EXHIBIT A
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Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 9
EXHIBIT A
Exhibit D —Proposed Landscape Plan (dated: 1/28/15)
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Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 10
EXHIBIT A
Exhibit E - Common Driveway Exhibit (dated: 2/17/15)
Hill's Century Farm Phase 2
Shared Driveway Exhibits
February 17, 20715
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Hill's Century Farm Subdivision No. 2 FP -15-005 PAGE 11
Sonya Watters
From:
Sent:
To:
Cc:
Subject:
113
EXHIBIT B
Mike Wardle <MWardle@brig htoncorp.com>
Thursday, February 26, 2015 10:39 AM
Jaycee Holman; Jacy Jones; Machelle Hill; Holly Binkley
Sonya Watters; Bruce Freckleton; David Turnbull; Jon Wardle; tmokwa@kmengllp.com;
kevin@kmengllp.com
RE: Hill's Century Farm Sub. 2 FP -15-005
We have reviewed the Hill's Century Farm Subdivision No. 2 (FP -15-005) staff report, with its project analysis
and recommended conditions of approval. We concur with those conditions and recommendations—noting
the anticipated fencing code modification cited in Site -Specific Condition #5.d to reflect "actual" open space
fencing practices in recent Brighton projects—and request City Council approval by "consent" at its March 3rd
meeting. I will attend the meeting to respond to Council questions, if any.
Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer, Suite 200 1 Boise, Idaho 83713
Dircct 208.287.0512 1 Cell 208.863.6150
From: Sonya Watters [mailto:swatters@meridiancity.org]
Sent: Tuesday, February 24, 2015 4:45 PM
To: Mike Wardle
Cc: Bruce Freckleton; Holly Binkley; Jacy Jones; Jaycee Holman; Machelle Hill
Subject: Hill's Century Farm Sub. 2 FP -15-005
Attached is the staff report for the proposed final plat for Hill's Century Farm Subdivision No. 2 (FP -15-005).
This item is scheduled to be on the Council agenda on March 3rd. 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 - Please submit a written response to the staff report to the City Clerk's office
(jholman@meridiancity.or , mhiti@meridiancity.org, iionesGmeridiancity.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. Norse: 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.
Thanks,
Sonya