Hill's Century Farm Sub 7 - FP H-2017-0102
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL’S CENTURY FARM SUBDIVISION NO. 7 – FP H-2017-0102
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: AUGUST 22, 2017
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF THIRTY FOUR
(34) BUILDING LOTS AND SIX (6)
COMMON LOTS ON 12.23 ACRES
OF LAND IN THE R-8 ZONING
DISTRICT FOR HILL’S CENTURY
FARM SUBDIVISION NO. 7
BY: BRIGHTON INVESTMENTS,
LLC
APPLICANT
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CASE NO. H-2017-0102
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on August 22, 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
SUBDIVISION NO. 7, LOCATED IN A PORTION OF THE NE ¼ OF THE SW
¼ AND A PORTION OF THE NW ¼ OF THE SE ¼, SECTION 33,
TOWNSHIP 3N., RANGE 1E., BOISE MERIDIAN, CITY OF MERIDIAN,
ADA COUNTY, IDAHO, 2017, HANDWRITTEN DATE: 7/10/2017, by
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR HILL’S CENTURY FARM SUBDIVISION NO. 7 – FP H-2017-0102
Page 2 of 3
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 August 22, 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 Kameron Nauahi, 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 maybe 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
Attest:
City Clerk
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By:
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Mayor, City of Meridian
day of
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: �- - � f � � ,•- Dated:'�z 6z
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR DILL'S CENTURY FARM SUBDIVISION NO. 7 — FP H-2017-0102
Page 3 of 3
EXHIBIT A
Hill’s Century Farm Subdivision No. 7 – FP H-2017-0102 PAGE 1
STAFF REPORT
MEETING DATE: August 22, 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 Subdivision No. 7 – FP H-2017-0102
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for a final plat (FP) consisting of 34 building
lots and 6 common area lots on 12.23 acres of land in an R-8 zoning district. This is the seventh phase
of development of Hill’s Century Farm Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Hill’s Century Farm Subdivision No. 7 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2017-0102, as presented in the staff report for the hearing date of
April 18, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0102, as presented during the hearing on April 18, 2017, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0102 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 Road
and 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. 7 – FP H-2017-0102 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 34 single-family residential building lots and 6 common lots on 12.23
acres of land in an R-8 zoning district. The minimum property size in this phase is 7,920 square feet
(s.f.) with an average size of 9,561 s.f.
A total of 2.44 acres of qualified open space is provided with this phase consisting of a large common
area and parkways along internal streets.
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 is 3
fewer than shown on the preliminary plat and the common area has increased; 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 7/10/2017 by Aaron L. Ballard shall be
revised as follows:
a. Note #12: “Direct lot or parcel access to S. Stockenham Way and E. Taconic Drive is
prohibited.” S. Stockenham Way is not on this plat.
b. Note #13: Include recorded instrument number.
c. Reference #R3: Include the recorded page numbers for Hill’s Century Farm Subdivision
Phase 6.
d. Include the recorded instrument number for the ACHD permanent easements depicted on the
face of the plat.
3. The landscape plan prepared by KM Engineering, dated 6/30/2017, is approved as submitted.
4. Future development shall be generally consistent with the conceptual building elevations included
in the development agreement.
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.
EXHIBIT A
Hill’s Century Farm Subdivision No. 7 – FP H-2017-0102 PAGE 3
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.
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. 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.
EXHIBIT A
Hill’s Century Farm Subdivision No. 7 – FP H-2017-0102 PAGE 4
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.
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.
EXHIBIT A
Hill’s Century Farm Subdivision No. 7 – FP H-2017-0102 PAGE 5
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
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: 3/8/17)
D. Proposed Landscape Plan (dated: 3/9/17)
EXHIBIT A
Hill’s Century Farm Subdivision No. 7 – FP H-2017-0102 PAGE 6
Exhibit A – Vicinity Map
EXHIBIT A
Hill’s Century Farm Subdivision No. 7 – FP H-2017-0102 PAGE 7
Exhibit B – Approved Preliminary Plat (dated: 11/7/14)
Phase 7
EXHIBIT A
Hill’s Century Farm Subdivision No. 7 – FP H-2017-0102 PAGE 8
Exhibit C – Proposed Final Plat (dated: 7/10/17)
EXHIBIT A
Hill’s Century Farm Subdivision No. 7 – FP H-2017-0102 PAGE 9
Exhibit D –Proposed Landscape Plan (dated: 6/30/17) & Fencing Plan
EXHIBIT A
Hill’s Century Farm Subdivision No. 7 – FP H-2017-0102 PAGE 10
Sonya Allen EXR-104T &
From: Kameron Nauahi <knauahi@brig htoncorp.com>
Sent: Friday, August 18, 2017 1:31 PM
To: Sonya Allen
Cc: Barbara Shiffer; C.1ay Coles; Charlene Way; Machelle Hill; Mike Wardle
Subject: Re: Hill's Century Farm Sub. 7 - FP H-2017-0102 REVISED Staff Report
MR
We still agree with the staff report and ask that it be added to the City Council agenda.
Thank you,
Kameron Nauahi
Assistant Project Manager
Sent from my iPhone
On Aug 18, 2017, at 12:56 PM, Sonya Allen <sallen@meridiancity.or> wrote:
Please see the attached revised staff report; the only change is the addition of a fencing plan.
thx
Sonya Allen I Associate City Planner
City of Meridian I Community Development Department
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 ( Direct: 208-489-05781 Fax: 208-489-0578
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