Hill's Century Farm No. 4 FP H-2016-0072
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL’S CENTURY FARM SUBDIVISION NO. 4 (H-2016-0072)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: JULY 19, 2016
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF THIRTY SEVEN
(37) BUILDING LOTS AND SEVEN
(7) COMMON LOTS ON 15.56
ACRES OF LAND IN AN R-8
ZONING DISTRICT FOR HILL’S
CENTURY FARM SUBDIVISION
NO. 4
BY: BRIGHTON INVESTMENTS,
LLC
APPLICANT
)
)
)
)
)
)
)
)
)
)
)
)
)
CASE NO. H-2016-0072
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on July 19, 2016 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 4, LOCATED IN A PORTION OF THE SOUTH ½ OF
THE NW ¼ AND THE NORTH ½ OF THE SW ¼, SECTION 33, TOWNSHIP
3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF MERIDIAN, ADA
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL’S CENTURY FARM SUBDIVISION NO. 4 (H-2016-0072)
Page 2 of 3
COUNTY, IDAHO, 2016, HANDWRITTEN DATE: 06/07/2016, AARON L.
BALLARD, PLS, 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 July 19, 2016, a true and correct copy of which is
attached hereto marked “Exhibit A” and by this reference incorporated herein, and
the response letter from Van Elg, Brighton Corporation, 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.
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
r,
2016.
Attest:
Jaycee rich'
City Clerk
MIJ
���cuyor
C�Vt ERID
L
By: i
T miny e We6rd
r Mayor, City of Meridian
0
W
day of
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By:IdeziteDated: -7-6� l'/
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL'S CENTURY FARM SUBDIVISION NO.4 (H-2016-0072)
Page 3 of 3
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 1
STAFF REPORT
MEETING DATE: July 19, 2016
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for a final plat (FP) consisting of 37 building
lots and 7 common lots on 15.56 acres of land in an R-8 zoning district. This is the fourth phase of
development of Hill’s Century Farm Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Hill’s Century Farm Subdivision No. 4 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2016-0072, as presented in the staff report for the hearing date of
July 19, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0072, as presented during the hearing on July 19, 2016, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0072 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, midway between E. Amity and E.
Lake Hazel Roads, in the west 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. 4 – FP H-2016-0072 PAGE 2
D. Representative:
Van Elg, Brighton Corporation
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
V. STAFF ANALYSIS
The proposed final plat depicts 37 single-family residential building lots and 7 common lots on 15.56
acres of land in an R-8 zoning district. The gross density of the proposed subdivision is 2.38 dwelling
units (d.u.) per acre with a net density of 4.33 d.u. per acre. The minimum property size is 8,616
square feet (s.f.) with an average size of 10,053 s.f.
A 90’ x 60’ youth soccer field (multi-use facility – stormwater and active recreation) is proposed
within the center of the large common area on Lot 1, Block 13. The landscaping within this area is
required to comply with the standards for stormwater integration listed in UDC 11-3B-11C.
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 Lot 17, Block 5; Lots 3-15, Block 10; and Lots 2-3, Block 15,
that face 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 per
requirement of the development agreement.
4. A floodplain permit application is required to be submitted, reviewed and approved prior to any
development within the overlay district (Lots 17-25, Block 5) until August 28th due to FEMA
LOMR condition of approval.
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 final plat prepared by KM Engineering, stamped on June 7, 2016 by Aaron L. Ballard shall
be revised as follows:
a. Label Lot #15 in Block 10
b. Note #14: Include recorded instrument number.
c. Note #15: Include recorded instrument number.
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 3
7. 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. Stormwater swales in required landscape areas are required to be vegetated with grass or
other appropriate materials; gravel, rock, sand or cobble are not permitted on the surface
unless designed as a dry creek bed or other design feature, per UDC 11-3B-11C.
8. The water main in S. Woodville Drive shall be 12-inch diameter.
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.
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.
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 4
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. 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
deposit or bond. 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 11-5(c) -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 11-1-4(b).
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 5
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, 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.
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 9-1-28(c) -1). 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,
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 6
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: 6/7/16)
D. Proposed Landscape Plan (dated: 6/7/16)
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 7
Exhibit A – Vicinity Map
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 11/7/14)
Phase 4
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 9
Exhibit C – Proposed Final Plat (dated: 6/7/16)
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 10
Exhibit D –Proposed Landscape Plan (dated: 6/7/16)
EXHIBIT A
Hill’s Century Farm Subdivision No. 4 – FP H-2016-0072 PAGE 11
EXHIBIT B
Sonya Watters
From: Van Elg <velg@brightoncorp.com>
Sent: Wednesday, July 13, 2016 12:23 PM
To: Sonya Watters; Barbara Shiffer, Charlene Way; Jacy Jones; Machelle Hill
Subject: RE: Hill's Century Farm Sub. 4 FP H-2016-0072 Staff Report for July 19th Council Mtg
Sonya,
We have reviewed the staff report and agree with the recommended Conditions of Approval for the Final Plat of:
"Century Farm Subdivision No. 4".
As noted below, we agree that this item may be placed on the consent agenda of July 191h, 2016.
Thank you for your kind assistance.
Van Elg, Planning Manager
Brighton Corporation I www.BrightonCorp.com
12601 W. Explorer, Suite 200 1 Boise, ID 83713
Office 208.378.4000 1 Cell 208.576.1795
® 7i7
From: Sonya Watters [mailto:swatters@meridiancitv.org]
Sent: Tuesday, July 12, 2016 3:16 PM
To: Barbara Shiffer <bshiffer@meridiancity.org>; Charlene Way <cwav@meridiancity.org>; Jacy Jones
<Iiones@meridiancity.org>; Machelle Hill <mhill@meridiancity.org>
Cc: Van Elg <velg@brightoncorp.com>; Jon Wardle <iwardle@brightoncorp.com>; Mike Wardle
<mwardle@ brightoncorp.com>
Subject: Hill's Century Farm Sub. 4 FP H-2016-0072 Staff Report for July 19th Council Mtg
Attached is the staff report for the proposed final plat for Hill's Century Farm Sub. 4. This item is scheduled
to be on the Council agenda on July 19th. The hearing will be held at City Hall, 33 E. Broadway Avenue,
beginning at 6:00 pm. Please call or e-mail with any questions.
Applicant - Please submit a written response to the staff report to the City Clerk's office
(mhi[L@meridiancity.orQ, ijones@meridiancity.org), cway@meridiancity.orQ, bshiffer@meridiancity.orQ and
myself (e-mail or fax) by 3:00 pm the Thursday prior to the meeting.
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.
Thanks,