Hill's Century Farm No. 5 FP H-2016-0103
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL’S CENTURY FARM SUBDIVISION NO. 5 (H-2016-0103)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: SEPTEMBER 6, 2016
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF FORTY EIGHT
(48) BUILDING LOTS AND EIGHT
(8) COMMON AREA LOTS ON
12.48 ACRES IN THE R-8 ZONING
DISTRICT FOR HILL’S CENTURY
FARM SUBDIVISON NO. 5
BY: BRIGHTON INVESTMENTS,
LLC
APPLICANT
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CASE NO. H-2016-0103
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on September 6, 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 5, LOCATED IN A PORTION OF THE NW ¼ OF THE
SW ¼, SECTION 33, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE
MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2016,
HANDWRITTEN DATE: 7/26/2016, by AARON L. BALLARD, PLS, SHEET 1
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL’S CENTURY FARM SUBDIVISION NO. 5 (H-2016-0103)
Page 2 of 3
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 September 9, 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 (2 8) 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
By:
AUG Tammy deW e
or, City Meridian
Attest:
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A�A -4 E IDIAN�-�-
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CA -ay Co �� SEAL �`�
City Clerk 2rFA /
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: , "lam 4fiW- Dated: q--)'1
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL'S CENTURY FARM SUBDIVISION NO. 5 (H-2016-0103)
Page 3 of 3
EXHIBIT A
Hill’s Century Farm Subdivision No. 5– FP H-2016-0103 PAGE 1
STAFF REPORT
MEETING DATE: September 6, 2016
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Hill’s Century Farm Subdivision No. 5 – FP H-2016-0103
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for a final plat (FP) consisting of 48 building
lots and 8 common area lots on 12.48 acres of land in an R-8 zoning district. This is the fifth phase of
development of Hill’s Century Farm Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Hill’s Century Farm Subdivision No. 5 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2016-0101, as presented in the staff report for the hearing date of
September 6, 2016, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2016-0101, as presented during the hearing on September 6, 2016, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2016-0101 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, approximately ¼ mile
north of E. Lake Hazel Road, in the southwest ¼ 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. 5– FP H-2016-0103 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 48 single-family residential building lots and 8 common lots on 12.48
acres of land in an R-8 zoning district. The minimum property size in this phase is 5,938 square feet
(s.f.) with an average size of 6,936 s.f. A segment of the City’s regional pathway system along the
Ten Mile Creek and internal micro-paths are included as amenities in this phase. The pedestrian
bridge over the creek that will provide residents on the east side of the creek access to the regional
pathway on the west side of the creek should be constructed in the future with development of the
phase that aligns with the pathway in Lot 1, Block 17 (shown on the phasing plan as Phase 7).
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 has
decreased by two (2) in Block 17 and the common area has subsequently increased in Lot 1, Block
17. 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 14-21, Block 6 that face S. Eagle Road, shall incorporate
articulation through changes in materials, color, modulation, and architectural elements
(horizontal and vertical) to break up monotonous wall planes and roof lines per requirement of
the development agreement.
4. The Ten Mile Creek, a natural waterway, is required to be left open as a natural amenity and not
be piped or otherwise covered.
5. The final plat prepared by KM Engineering, stamped on 7/26/2016 by Aaron L. Ballard shall be
revised as follows:
a. Correct note #5 as follows, “Lots 1, 13 and 26, Block 6, Lots 8 and 17, Block 11, Lots 1 and
14, Block 17 and Lots 1 and 10, Block 1816 are common lots. . .”
b. Note #13: Include recorded instrument number.
c. Modify note #18 to correctly reflect all of the storm drainage easements depicted on the
landscape plan.
d. Note #17: Consider adding: “unless otherwise dimensioned”. As currently worded, the side
lot line of Lot 14, block 6 will have a 10-foot wide easement for Public Utilities,
Homeowner’s Association Pressurized Irrigation and Lot Drainage. If no utilities are present
along this line that would justify the 10-foot easement, you could graphically depict a 5-foot
wide easement.
EXHIBIT A
Hill’s Century Farm Subdivision No. 5– FP H-2016-0103 PAGE 3
6. The landscape plan prepared by KM Engineering, dated 8/1/2016, 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.
b. Depict the storm drainage areas consistent with those depicted on the plat.
c. Depict vegetative groundcover within the parkways.
d. Where storm drainage easements exist in the parkways that preclude trees from being
planted, depict the required trees within the adjacent building lot; include a note that states
such.
e. If the unimproved street right-of-way is 10 feet or greater from the edge of pavement to edge
of sidewalk or property line, the developer shall maintain a 10-foot wide compacted shoulder
meeting the construction standards of the transportation authority and landscape the
remainder with lawn or other vegetative ground cover, per UDC 11-3B-7C.5; revise
accordingly.
f. Include a minimum of one (1) tree along the micropath in Lot 1, Block 17 along the north
boundary of this phase in accord with UDC 11-3B-12C.
g. Depict 4-foot tall bollard style or other appropriate lighting source along the regional pathway
along the Ten Mile Creek; include a detail of the light fixture. Or, request a waiver from the
Director as allowed by UDC 11-3A-8H.
7. Future development shall be generally consistent with the conceptual building elevations included
in the development agreement.
8. Install a sign at the end of S. Tindaris Avenue at the south boundary of the subdivision that states
the street will be extended in the future.
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, Development Agreement #2015-003138; PP-14-
014).
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.
EXHIBIT A
Hill’s Century Farm Subdivision No. 5– FP H-2016-0103 PAGE 4
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 (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
EXHIBIT A
Hill’s Century Farm Subdivision No. 5– FP H-2016-0103 PAGE 5
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).
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
EXHIBIT A
Hill’s Century Farm Subdivision No. 5– FP H-2016-0103 PAGE 6
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,
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: 7/26/16)
D. Proposed Landscape Plan (dated: 8/1/16)
EXHIBIT A
Hill’s Century Farm Subdivision No. 5– FP H-2016-0103 PAGE 7
Exhibit A – Vicinity Map
EXHIBIT A
Hill’s Century Farm Subdivision No. 5– FP H-2016-0103 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 11/7/14)
Phase 5
EXHIBIT A
Hill’s Century Farm Subdivision No. 5– FP H-2016-0103 PAGE 9
Exhibit C – Proposed Final Plat (dated: 7/26/16)
EXHIBIT A
Hill’s Century Farm Subdivision No. 5– FP H-2016-0103 PAGE 10
Exhibit D –Proposed Landscape Plan (dated: 8/1/16)