Hill's Century Farm Commercial No. 1 FP H-2017-0051
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL’S CENTURY FARM COMMERCIAL SUBDIVISION NO. 1 (H-2017-0051)
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: MAY 16, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF TEN (10)
BUILDING LOTS AND ONE (1)
COMMON LOT ON 10.82 ACRES
OF LAND IN THE C-N ZONING
DISTRICT FOR HILL’S CENTURY
FARM COMMERCIAL
SUBDIVISION NO. 1
BY: CENTURY FARM
DEVELOPMENT, LLC
APPLICANT
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CASE NO. H-2017-0051
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on May 16, 2017 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
COMMERCIAL SUBDIVISION NO. 1, LOCATED IN A PORTION OF THE
NORTHEAST ¼ OF THE NORTHWEST ¼ OF 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 COMMERCIAL SUBDIVISION NO. 1 (H-2017-0051)
Page 2 of 3
COUNTY, IDAHO, 2017, HANDWRITTEN DATE: 4/3/2017, by AARON L.
BALLARD, PLS, SHEET 1 OF 3,” 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 May 16, 2017, 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.
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
zl—1 y , 2017.
VORATEpq By:
Goy �eG Tammy de e
IV'`�� ayor, Cit Meridian
Attest: (�lVor (0
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2� SEAL
C.Jdy ColerReAsvR��Pw
City Clerk
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: C - 7 �/ C'D Dated: V( � G// �)/
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL'S CENTURY FARM COMMERCIAL SUBDIVISION NO. 1 (H-2017-0051)
Page 3 of 3
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 1
STAFF REPORT
MEETING DATE: May 16, 2017
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 Commercial Subdivision No. 1 – FP H-2017-0051
I. APPLICATION SUMMARY
The applicant, Century Farm Development, LLC, has applied for a final plat (FP) consisting of 10
building lots and one common area lot on 10.82 acres of land in the C-N zoning district. This is the
first phase of development of Hill’s Century Farm Commercial Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Hill’s Century Farm Commercial Subdivision No. 1 final plat
based on the analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2017-0051, as presented in the staff report for the hearing date of
May 16, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0051, as presented during the hearing on May 16, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0051 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 ½ mile east of S. Eagle Road on the south side of E.
Amity Road at the southwest corner of E. Amity Road and S. Hillsdale Avenue, in the NW ¼ of
Section 33, T. 3N., R. 1E.
B. Applicant:
Century Farm Development, LLC
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
C. Owner:
Martin L. Hill
3675 E. Amity Rd.
Meridian, ID 83642
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 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 10 building lots and one common lot on 10.82 acres of land in the C-
N zoning district. All of the lots proposed in this phase are for retail, service, and professional office
uses.
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. 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.
2. The final plat prepared by KM Engineering, stamped on 4/3/2017 by Aaron L. Ballard shall be
revised as follows:
a. Include the recorded instrument numbers on the face of the plat for the gravity irrigation
easements, temporary turnaround easement, and City of Meridian water and sewer easements.
b. Note #11: Include recorded instrument number.
c. Note #14: Include recorded instrument number.
d. Note #15: Include recorded instrument number.
e. Include a note and/or depict a cross-access easement that grants cross-access to all lots within
the subdivision.
f. Include the following note: Maintenance of any irrigation and/or drainage pipes or ditches
crossing a lot is the responsibility of the lot owner unless such responsibility is assumed by an
irrigation/drainage entity or lot owners association.
g. Depict a 25-foot wide permanent dedicated buffer or common lot along E. Amity Road; a 20-
foot wide buffer along S. Hillsdale Road; and a 10-foot wide buffer along E. Hill Park St.
Include a note stating these buffers will be maintained by the property owner or business
owner’s association, as applicable, as set forth in UDC 11-3B-7C.2b.
h. Applicant shall be required to dedicate sanitary sewer and water easements to provide service
to Lots 3 and 6, Block 2. The easements will need to be created outside of the plat process
using meridian standard forms per General Condition of Approval #19 below.
3. The landscape plan prepared by KM Engineering, dated 2/3/2017, shall be revised prior to
signature on the final plat by the City Engineer as follows:
a. Depict one tree per 35 linear feet within the required street buffers along E. Amity Road, S.
Hillsdale Avenue and E. Hill Park Street in accord with UDC 11-3B-7C.3. No trees are
allowed within the easement for the Cunningham Lateral; provide an additional 5 feet outside
of the easement for landscaping if necessary to accommodate the required trees.
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 3
b. Include a calculations table demonstrating compliance with the street buffer landscape
requirements listed in UDC 11-3B-7C.3.
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 (CPAM-15-001, AZ-15-004, Development Agreement #2015-
061375; H-2016-0092).
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 buildings constructed within this development shall be generally consistent with the
conceptual elevations included in the development agreement.
9. This property shall be subdivided prior to issuance of any building permits beyond those required
for the development of the assisted living facility and medical clinic.
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
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 4
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. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
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
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. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
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 11-1-4B.
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.
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 5
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. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. 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 signature of the final plat by the City Engineer.
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 Water Department at
(208)888-5242 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.
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 the Central District Health Department for abandonment
procedures and inspections.
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.
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
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 6
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: 7/14/16)
C. Proposed Final Plat (dated: 4/3/17)
D. Proposed Landscape Plan (dated: 2/3/17)
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 7
Exhibit A – Vicinity Map
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 07/14/16)
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 9
Exhibit C – Proposed Final Plat (dated: 4/3/17)
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 10
EXHIBIT A
Hill’s Century Farm Commercial Subdivision – FP H-2017-0051 PAGE 11
Exhibit D –Proposed Landscape Plan (dated: 2/3/17)
Sonya Allen EXHIBIT B
From: Mike Wardle < mward le@ brig htoncorp.com >
Sent: Wednesday, May 10, 2017 3:55 PM
To: Sonya Allen; C.Jay Coles; Machelle Hill; Charlene Way; Barbara Shiffer
Cc: David Turnbull; Jon Wardle; Kevin McCarthy (Kevin@kmengllp.com); Lachlin Kinsella
(LKinsella@kmengllp.com); Kameron Nauahi
Subject: RE: Hill's Century Farm Commercial Sub. 1 - FP H-2017-0051 Staff Recommendation to
Commission for May 16th Mtg
All,
We have reviewed the Hill's Century Farm Commercial Subdivision No. 1 staff report and concur with its
analysis and recommended conditions, and request the Council's consent agenda approval.
For the record, Site Specific Condition #3.a cites the Boise Project Board of Control's restriction of trees within
the Cunningham Lateral easement and its potential impact on the required street buffer. We appreciate
staff's "if necessary" statement concerning the location of the "required trees" outside of that easement; and
note that Alternative Compliance may be necessary in the future if unanticipated site development conflicts
arise with that requirement.
Respectfully,
Michael Wardle
Director of Planning
Brighton Corporation
12601 W. Explorer, Suite 200 ( Boise, Idaho 83713
Direct 208.287.0512 1 Cell 208.863.6150
From: Sonya Allen[mailto:sallen@meridiancity.org]
Sent: Tuesday, May 09, 2017 5:10 PM
To: Mike Wardle
Cc: Kameron Nauahi; Barbara Shiffer; C.Jay Coles; Charlene Way; Machelle Hill
Subject: Hill's Century Farm Commercial Sub. 1 - FP H-2017-0051 Staff Recommendation to Commission for May 16th
Mtg
Attached is the staff report for the proposed final plat for Hill's Century Farm Commercial Sub. 1. This item
is scheduled to be on the City Council agenda on May 16th. The hearing wilt be held at City Halt, 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
(mhill@meridiancity.or , cjcoles@meridiancity.org, cway@meridiancity.or , bshiffer@meridiancity.or 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, 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 for discussion.