Hill's Century Farm Sub. 3 FP-15-023 Order BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 21,2015
IN THE MATTER OF THE )
REQUEST FOR FINAL PLAT )
CONSISTING OF 39 BUILDING ) CASE NO. FP-15-023
LOTS AND 5 COMMON LOTS ON )
11.2 ACRES OF LAND IN THE R-8 ) ORDER OF CONDITIONAL
ZONING DISTRICT FOR HILL'S ) APPROVAL OF FINAL PLAT
CENTURY FARM SUBDIVISION )
NO.3 )
)
BY: BRIGHTON INVESTMENTS, )
LLC )
APPLICANT )
)
This matter coming before the City Council on July 21, 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 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 HILL'S CENTURY FARM
SUBDIVISION PHASE 3, A PORTION OF THE NW 1/4 OF THE SW 1/4 ,
SECTION 33, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN,
CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2015. HANDWRITTEN
DATE: 5/5/15,AARON L. BALLARD,PLS, SHEET 1 OF 4," is conditionally
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL'S CENTURY FARM SUB. 3 (FP-15-023)
Page 1 of 3
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 July 21, 2015, 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
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 SUB. 3 (FP-15-023)
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.
Cr!'
By
action of the City Council at its regular meeting held on the � day of
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L2-1,6 , 2015.
By: Air
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Mayor, Ci y of Meri I .
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Attest: c°tee
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Jaycee z olman r SEAL "
City Clerk •
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Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: Dated: Vato%
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL'S CENTURY FARM SUB. 3 (FP-15-023)
Page 3 of 3
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 1
STAFF REPORT
MEETING DATE: July 21, 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-15-023 – Hill’s Century Farm Subdivision No. 3
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for a final plat (FP) consisting of 39 building
lots and 5 common lots on 11.2 acres of land in an R-8 (medium density residential) zoning district.
This is the third phase of development of Hill’s Century Farm Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Hill’s Century Farm Subdivision No. 3 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-15-023 as presented in the staff report for the hearing date of July
21, 2015, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-15-023, as presented during the hearing on July 21, 2015, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-15-023 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 at the southeast corner of S. Eagle Road and E. Taconic
Drive at 5340 S. Eagle Road, in the southwest ½ of Section 33, T. 3N., R. 1E.
B. Applicant:
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
C. Owner:
Same as applicant
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 2
D. Representative:
Michael D. Wardle, Brighton Corporation
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
V. STAFF ANALYSIS
The proposed final plat depicts 39 single-family residential building lots and 5 common lots on 11.2
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 3.5 dwelling
units (d.u.) per acre with a net density of 5.5 d.u. per acre. The minimum property size is 6,573 square
feet (s.f.) with an average size of 7,948 s.f.
A segment of the City’s multi-use pathway system is proposed as a site amenity within this phase
along the Ten Mile Creek. The northern portion of the street buffer along S. Eagle Road and the street
buffer along E. Taconic Drive were included in the first phase final plat.
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
1. 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 3-11, Block 9 and Lots 3-14, Block 8, that face S. Eagle
Road, E. Taconic Drive and common area, 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. A floodplain permit application is required to be submitted, reviewed and approved prior to any
development within the overlay district.
5. The Ten Mile Creek, a natural waterway, is required to be left open as a natural amenity and not
be piped or otherwise covered.
6. The regional pathway along the Ten Mile Creek is required to be constructed in accord with the
Pathways Master Plan.
7. The final plat prepared by KM Engineering, stamped on May 5, 2015 by Aaron L. Ballard shall
be revised as follows:
a. Note #9 shall be revised as follows: “Lots shall not be reduced in size without prior approval
from the health authority and the City of Meridian.”
b. Note #14 shall be revised as follows: “Direct lot or parcel access to S. Eagle Road and E.
Taconic Drive is prohibited.”
c. Note #13: Include lot and block number(s)
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 3
d. Note #15: Include recorded instrument number.
e. Depict the easement for Ten Mile Creek on the plat.
8. The landscape plan prepared by KM Engineering, dated June 5, 2015, shall be revised prior to
signature on the final plat by the City Engineer as follows:
a. Fencing adjacent to the regional pathway along the Ten Mile Creek is required to be limited
to 4-feet in height if closed vision material is used or may be 6-feet in height if open vision
material is used in accord with UDC 11-3A-7A.7; revise accordingly. If this 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.
b. Depict 4-foot tall bollard style or other appropriate lighting source along the multi-use
pathway adjacent to the Ten Mile Creek.
c. A minimum 5-foot wide landscape strip is required along both sides of the pathways located
within Lot 12, Block 9 and Lot 15, Block 8 planted with a mix of trees, shrubs, lawn and/or
other vegetative groundcover as set forth in UDC 11-3B-12C; revise plan accordingly. If
trees are not allowed within the Ten Mile Drain easement, it may be necessary to provide an
additional 5-foot wide strip outside of the easement area for the required trees.
9. A street light plan will be required for this development. 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 3 Type 1 street lights and 660 feet of conduit and
wiring along Eagle Road with the upcoming ACHD road widening project.
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 11-3B-5, UDC 11-3B-13 and UDC 11-3B-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.
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 4
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 (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.
7. 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
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 5
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 ACHD. 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
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 6
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.
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.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation
X. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat (dated: 11/7/14)
C. Proposed Final Plat (dated: 5/5/15)
D. Proposed Landscape Plan (dated: 6/5/15)
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 7
Exhibit A – Vicinity Map
Site
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 11/7/14)
Phase 3
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 9
Exhibit C – Proposed Final Plat (dated: 5/5/15)
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 10
Exhibit D –Proposed Landscape Plan (dated: 6/5/15)
EXHIBIT A
Hill’s Century Farm Subdivision No. 3 FP -15-023 PAGE 11
EX1 162T a
Sonya Watters
From: Mike Wardle <MWardle@brightoncorp.com>
Sent: Thursday, July 16, 2015 12:19 PM
To: Jaycee Holman; Jacy Jones; Machelle Hill
Cc: Charlene Way; Sonya Watters; David Turnbull; Jon Wardle; tmokwa@kmengllp.com
Subject: RE: Hill's Century Farm Sub. 3 FP -15-023 Staff Report for July 21st CC Mtg
All,
We have reviewed the staff report for Hill's Century Farm Subdivision No. 3 and concur with the
recommended conditions of approval. Please note for the record, however, that alternative compliance may
be required for Condition 8c—specifically for Lot 15, Block 8; but that need has not yet been determined.
Thus, I request that you place the plat on the City Council's July 21s` consent agenda. 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
Direct 208.287.0512 I Cell 208.863.6150
From: Sonya Watters [mailto:swatters@meridiancity.org]
Sent: Tuesday, July 14, 2015 4:05 PM
To: Mike Wardle
Cc: Charlene Way; lacy Jones; Jaycee Holman; Machelle Hill
Subject: Hill's Century Farm Sub. 3 FP -15-023 Staff Report for July 21st CC Mtg
Mike,
I've attached a copy of the staff report for this project. If you're in agreement with the staff report and would like to be
placed on the consent agenda, please submit a written response to that effect to the Clerk and myself prior to 3pm on
Thursday, July 16tH
Thanks,
Sonya