Application
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
To ensure that your comments and recommendations will be considered by
the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
To: Attention C.Jay Coles, City Clerk By: December 29, 2017
City Clerk’s Office 33 E. Broadway Avenue, Meridian, ID 83642 Phone 208-888-4433
Fax 208-888-4218 www.meridiancity.org
Transmittal Date: December 4, 2017
File No: H-2017-0149 AZ, PP
Hearing Date: January 4, 2018
Request: Annexation and Zoning of 35.35 Acres of Land with an R-8 Zoning District and a Preliminary
Plat Approval Consisting of 120 Building Lots and 11 Common Lots on 35.35 Acres of Land in the R-8
Zoning District for Turf Farm Subdivision
By: Brighton Investments, LLC
Location of Property or Project: NE Corner of S Eagle Road and E Lake Hazel Road
Ryan Fitzgerald (No FP) Meridian School District
Gregory Wilson (No FP) Meridian Post Office
Steven Yearsley (No FP) Ada County Highway District
Treg Bernt (No FP) Ada County Development Services
Rhonda McCarvel (No FP) Central District Health
Bill Cassinelli (No FP) COMPASS
Jessica Perreault (No FP) Nampa Meridian Irrigation District
Tammy de Weerd, Mayor Settlers Irrigation District
City Council Idaho Power Company
Sanitary Services Century Link
Building Department Intermountain Gas Co.
Fire Department Idaho Transportation Department
Police Department Ada County Associate Land Records
City Attorney Downtown Projects
City Public Works Meridian Development Corporation
City Planner Historical Preservation Comm.`
Parks Department South of RR/SW Meridian
Economic Development NW Pipeline
New York Irrigation District Boise-Kuna Irrigation District
Boise Project Board of Control – Tim Paige
Hearing Date: January 4, 2018
File No.: H-2017-0149
Project Name: Turf Farm Subdivision
Request: Request for annexation & zoning of 35.35 acres of land with an R-8 zoning district; and,
Preliminary Plat consisting of 120 building lots and 11 common lots on 35.35 acres of
land in the R-8 zoning district, by Brighton Investments, LLC.
Location: The site is located off the northeast corner of S. Eagle Rd. and E. Lake Hazel Rd., in the
SW ¼ of Section 33, Township 3N., Range 1E.
C��fIER�IANC--
NOV 13 LU+17
BY. Planning Division
DEVELOPMENT REVIEW APPLICATION
STAFF USE ONLY:
Project name:
File number(s):
Assigned Planner: Related files:
Type of Review Requested (check all that apply)
❑ Accessory Use
❑ Planned Unit Development
❑ Administrative Design Review
® Preliminary Plat
❑ Alternative Compliance
❑ Private Street
0 Annexation and Zoning
❑ Property Boundary Adjustment
❑ Certificate of Zoning Compliance
❑ Rezone
❑ City Council Review
❑ Short Plat
❑ Comprehensive Plan Map Amendment
❑ Time Extension:
❑ Comprehensive Plan Text Amendment
Director/ Commission/Council (circle one)
❑ Conditional Use Permit
❑ UDC Text Amendment
❑ Conditional Use Modification
❑ Vacation:
Director/Commission (circle one)
Director/ Council (circle one)
❑ Development Agreement Modification
❑ Variance
❑ Final Plat
❑ Other
❑ Final Plat Modification
Applicant Information
Applicant name: Brighton Investments LLC Phone: 208-378-4000
Applicant address: 12601 W. Explorer Dr. #200 Email:
City: Boise
Applicant's interest in property
Owner name:
Owner address:
City:
State: ID Zip: 83713
0 Own ❑ Rent ❑ Optioned ❑ Other
Phone:
Email:
State: Zip: _
Agent/Contact name (e.g., architect, engineer, developer, representative): Michael D. Wardle
Firm name: Brighton Corporation Phone: 208-287-0512
Agent address: 12601 W. Explorer Dr. #200 Email: mwardle@brightoncorp.com
City: Boise
Primary contact is: 0 Applicant ❑ Owner ❑ Agent/Contact
Subject Property Information
State: I D
Zip: 83713
Location/street address: Northeast corner of Eagle Rd and Lake Township, range, section: 33 3N 1 E
Assessor's parcel number(s): S1133336210 Total acreage: 35.35 Zoning district: RUT
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning
-1- (Rev. 06/12/2014)
Project/subdivision name: Turf Farm Subdivsion
General description of proposed project/request: 120 single family detached lots, 11 common lots
Proposed zoning district(s): R-8
Acres of each zone proposed: 35.35
Type of use proposed (check all that apply):
[EResidential ID Office ® Commercial 8 Employment UIndustrial U Other
Who will own & maintain the pressurized irrigation system in this development? Century Farm HOA
Which irrigation district does this property lie within? New York Irrigation District
Primary irrigation source: Surface
Secondary: Well
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary (if applicable)
Number of residential units: 120
Number of common lots: 11
Number of building lots: 120
Number of other lots: 0
Proposed number of dwelling units (for multi -family developments only):
1 bedroom:
2-3 bedrooms:
Minimum square footage of structure (excl. garage):
Minimum property size (s.f): 5728
4 or more bedrooms:
Maximum building height: Code
Average property size (s.£): 7461
Gross density (Per UDC 11-lA-1): 3.39 units per acre Net density (Per UDC 11-1A-1): 5.84 units per acre
Acreage of qualified open space: 4 Percentage of qualified open space: 14.99%
Type and calculations of qualified open space provided in acres (Per UDC 11 -3G -3B): Common lots, parkway strip
minus common drives landscape buffer along Eagle Rd and Lake Hazel
Amenities provided with this development (if applicable): Green space area, pathway along Ten Mile Creek
Type of dwelling(s) proposed: R0 Single-family Detached O Single-family Attached Townhouse
Duplex Q Multi -family 5 Vertically Integrated El Other
Non-residential Project Summary (if applicable)
Number of building lots:
Gross floor area proposed:
Hours of operation (days and hours):
Total number of parking spaces provided:
Common lots: Other lots:
Existing (if applicable):
Building height:
Number of compact spaces provided:
Authorization
Print applicant name:
Applicant signature: -- - _ Date: 1 /Z /77
pp � 1 _ � ,
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www.meridiancity.org/planning
-2- (Rev. 0 6/1 212 0 1 4)
BRIGHTON
CORPORATION
November 2, 2017
C. Caleb Hood, Planning Division Manager
Community Development Services
Meridian City Hall
Meridian, ID 83642
RE: Turf Farm Subdivision – Annexation/Zoning and Preliminary Plat Applications
Dear Mr. Hood:
Brighton Investments LLC, is pleased to submit annexation, zoning and preliminary plat
applications for Turf Farm Subdivision—a 120 single-family lot addition to our Hill's Century
Farm Subdivision. The project is located east of Eagle Road, north of Lake Hazel Road as
depicted below.
ANNEXATION
The annexation "path" for Tuff Farm was created by the prior annexation of Hill's Century
Farm Subdivision to the north and east.
Page 1
COMPREHENSIVE PLAN
Tutf Farm is located within the Medium High Density Residential land -use designation of the
City's Comprehensive Plan Future Land Use Map (FLUM) as noted below. Its proposed gross
density is 3.4 dwellings per acre; net density is 5.84 units per acre.
While less than the 8 to 15 units per acre allowed by the FLUM, the project is consistent with the
character and density of Hill's Century Fay -in with which it will be developed and marketed.
Thus, a "step down" in density from the land -use objective of the FLUM is proposed.
W
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Turf Farm
LAKE H
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-AMITY-
Hill's
AMITY
Hill's Century Farm_ ti ■ ■ ■ h—
Subdivision
r
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act ����Y■■■■i!
PROPOSED ZONING
Low Density Residential
(2 to 4 dwellings /acre)
I Medium Density Residential I
(4 to 8 dwellings / acre)
I Med-High Density Residential I
(8 to I5 dwellings / acre)
The City's Medium. Density Residential (R-8) zoning district is proposed as an extension of the
adjoining Hill's Century Farfn zoning.
PROJECT FEATURES
Open Space Commons and Buffers
• Eleven (11) common lots are proposed. The 5.3 acres of common areas, landscape
buffers, and qualified open space account for fifteen percent (14.99%) of the site, well
in excess of the UDC's minimum requirement.
Pathway System
• A paved regional pathway will be located along the west side of Ten Mile Creek as a
continuation of the system constructed in prior phases of Hill's Century Farm
Subdivision, in accord with the City's Pathways Master Plata requirements.
Page 2
• Three micro -path connections provide access to the regional pathway from the
interior of the project. The most significant is the 27,000 s.f. north/south and east/
west common area pathway "intersection" at the northeast corner of the project. The
pathways located therein will link not only to the Tenmile Creek regional path, but
will also extend easterly across the creek to connect to future project phases.
Traffic Circulation
• The principal entrance to Turf Farm will be from Eagle Road, approximately 1/ -mile
north of Lake Hazel Road. A second access will be from S. Tindaris Avenue, an
existing stub street from Hill's Century Farm Subdivision No. S.
Secondary Access
• It is anticipated that Fire Department requirements will be addressed by upgrading the
Tenmile Creek pathway from W. Berghan Court to Lake Hazel Road at the southeast
corner of the project to the department's secondary access fire lane standards.
PROJECT PHASING
• The project will be constructed in two phases; the north half is expected to be
developed in 2018. The subdivision plats will be integrated into Hill's Century Farm
Subdivision with the final plats anticipated to be in numerical sequence extensions of
that project.
DEVELOPMENT AGREEMENT
A determination has yet to be made whether the project should have a separate, stand-alone
development agreement, or be incorporated into the Hill's Century Farm DA inasmuch as it
will be developed and marketed as an extension thereof.
IN CONCLUSION
We believe that all requirements for annexation, zoning and preliminary platting of Turf Farm
Subdivision have been fully detailed and addressed by the accompanying application and plans
and drawings. No project variances or waivers are requested.
Please let me know if you or your staff have questions or need additional information.
For Brighton bpgtments LLC
Michael D. Wardle
Director of Planning
Page 3
k WEG a
9233 WEST STATE STREET I BOISE, ID 83714 1 208.639.6939 1 FAX 208.639.6930
October 31, 2017
Project No. 15-147
Legal Description for
Turf Farm Subdivision Boundary
A parcel of land situated in a portion of the South 1/2 of the Southwest 1/4 of Section 33, Township 3
North, Range 1 East, Boise Meridian, City of Meridian, Ada county, Idaho, and being more particularly
described as follows:
Commencing at a found aluminum cap marking the West 1/4 corner of said Section 33, which bears
N00°13'37"E a distance of 2,676.15 feet from a found aluminum cap marking the Southwest corner of
said Section 33;
Thence following the westerly line of the Southwest 1/4 of said Section 33, S00°13'37"W a distance of
1,338.07 feet to a found 5/8 -inch rebar marking the Northwest corner of the Southwest 1/4 of the
Southwest 1/4 of said Section 33 (S 1/16 corner Sections 32 & 33) and being the POINT OF BEGINNING.
Thence leaving said westerly line and following the northerly line of said Southwest 1/4 of the
Southwest 1/4 and the southerly line of Hill's Century Farm Subdivision Phase 5 (a subdivision plat on
file in Book 111, Pages 16183-16186, records of Ada County, Idaho), S89°51'59"E a distance of 992.31
feet to a point on the centerline of Ten Mile Drain, said point being witnessed by a found 5/8 -inch rebar
which bears N89°51'59"W a distance of 50.24 feet;
Thence leaving said northerly line and said southerly line and following said centerline the following
three (3) courses:
1. S08°45'19"E a distance of 431.55 feet;
2. S44°59'23"E a distance of 744.00 feet;
3. S11°54'53"E a distance of 389.70 feet to the southerly line of said Southwest 1/4 of said Section
33;
Thence leaving said centerline and following said southerly line, S89°56'25"W a distance of 951.25 feet;
Thence leaving said southerly line, N00°13'37"E a distance of 340.87 feet;
Thence S89°56'25"W a distance of 449.84 feet;
Thence S00°13'37"W a distance of 128.01 feet;
Thence S89°56'25"W a distance of 139.97 feet;
Thence N48°35'56"W a distance of 170.96 feet to the westerly line of said Southwest 1/4;
Thence following said westerly line, N00°13'37"E a distance of 1,012.02 feet to the POINT OF
BEGINNING.
Said parcel contains 35.353 acres, more or less, and is subject to all existing easements and/or rights of way
of record or implied.
o AL LAAr
12459,o
Ito
ENGINEERS I SURVEYORS I PLANNERS
99211
951.25
Title:Turf Farm Subdivision
Date: 10-31-2017
Scale: 1 inch = 300 feet
File:
Tract 1: 35.353 Acres: 1539988 Sq
Feet: Closure = s01.0350e 0.00 Feet: Precision
>1/999999: Perimeter = 5750 Feet
001=s89.5159e 992.31
005=s89.5625w 951.25
009=s89.5625w 139.97
002=s08.4519e 431.55
006=n00.1337e 340.87
010=n48.3556w 170.96
003=s44.5923e 744.00
007=s89.5625w 449.84
011=n00.1337e 1012.02
004=s11.5453e 389.70
008=s00.1337w 128.01
ADA COUNTY RECORDER Christopher D. Rich 2017-045224
BOISE IDAHO Pas=2 LISA BATT 05/19/2017 03:52 PM
When recorded, please return to: TITLEONE BOISE 113 13.00
Brighton Investments LLC
12601 W Explorer Drive, Suite 200
Boise, ID 83713 ELECTRONICALLY RECORDED
5T�',MF�FfiI IRT PAGE _NOW
GENERAL WARRANTY DEED INCORPORATED AS PARI OF
(Century Farm -Turf Farm) f ORIGINAL DOCUMENT,
FOR VALUE RECEIVED, the receipt and sufficiency of which is hereby acknowledged,
SCS INVESTMENTS LLC, an Idaho limited liability company ("Grantor") does hereby grant,
bargain, sell, and convey unto BRIGHTON INVESTMENTS LLC, an Idaho limited liability
company ("Grantee"), whose address is 12601 W. Explorer Drive, Suite 200, Boise, Idaho,
83713, all of Grantor's right, title and interest in and to that certain real property located in Ada
County, Idaho, legally described on Exhibit A, attached hereto and incorporated herein
("Premises").
TO HAVE AND TO HOLD the Premises, with its appurtenances unto Grantee, and
Grantee's successors and assigns forever, together with all water and water rights, ditch or
irrigation company shares, streets, alleys and rights of way adjacent thereto, all mineral rights
appurtenant thereto, and all and singular tenements, hereditaments, and appurtenances
thereunto belonging or in anywise appertaining, the reversion and reversions, remainder and
remainders, rents, issues, and profits thereof, and all estate, right, title and interest in and to the
Premises, as well in law as in equity. Grantor, for itself, its heirs and assigns, does hereby
covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said
Premises; that the Premises are free from all encumbrances; that Grantee, its heirs and assigns
shall be entitled to the quiet and peaceable possession of said Premises; and that Grantor will
warrant and defend the same forever from all claims arising by, through or under Grantor.
`` IN WITNESS WHEREOF, Grantor has caused its name to be hereunto subscribed this
1� day of May, 2017.
GRANTOR: SCS INVESTMENTS, LLC,
an Idaho limited liability company
By:
Ste6eri C. Smith, Manager
STATE OF IDAHO
ss.
County of Ada )
On this day of May, 2017, before me the undersigned notary public, personally
appeared Steven C. Smith, known or identified to me to be the Manager of SCS INVESTMENTS, LLC, an
Idaho limited liability company, the company that executed the instrument or the person who executed the
instrument on behalf of said company, and acknowledged to me that the company executed the same.
-4.r
�MAZDA McCURRV
i NOTARY PUBLIC
SWE OF IDAHO NoAy Oublic for IdaltI
My Commission expires
GENERAL WARRANTY DEED -1
When recorded, please return to:
Brighton Investments LLC
12601 W Explorer Drive, Suite 200
Boise, ID 83713
GENERAL WARRANTY DEED
(Century Farm - Turf Farm)
FOR VALUE RECEIVED, the receipt and sufficiency of which is hereby acknowledged,
SCS INVESTMENTS LLC, an Idaho limited liability company ("Grantor") does hereby grant,
bargain, sell, and convey unto BRIGHTON INVESTMENTS LLC, an Idaho limited liability
company ("Grantee"), whose address is 12601 W. Explorer Drive, Suite 200, Boise, Idaho,
83713, all of Grantor's right, title and interest in and to that certain real property located in Ada
County, Idaho, legally described on Exhibit A, attached hereto and incorporated herein
("Premises").
TO HAVE AND TO HOLD the Premises, with its appurtenances unto Grantee, and
Grantee's successors and assigns forever, together with all water and water rights, ditch or
irrigation company shares, streets, alleys and rights of way adjacent thereto, all mineral rights
appurtenant thereto, and all and singular tenements, hereditaments, and appurtenances
thereunto belonging or in anywise appertaining, the reversion and reversions, remainder and
remainders, rents, issues, and profits thereof, and all estate, right, title and interest in and to the
Premises, as well in law as in equity. Grantor, for itself, its heirs and assigns, does hereby
covenant to and with the said Grantee, that the Grantor is the owner in fee simple of said
Premises; that the Premises are free from all encumbrances; that Grantee, its heirs and assigns
shall be entitled to the quiet and peaceable possession of said Premises; and that Grantor will
warrant and defend the same forever from all claims arising by, through or under Grantor.
(r IN WITNESS WHEREOF, Grantor has caused its name to be hereunto subscribed this
1 ° I day of May, 2017.
SCS INVESTMENTS, LLC,
an Idaho limited liability company
Ste6en C. Smith, Manager
STATE OF IDAHO
ss.
County of Ada )
On thisday of May, 2017, before me the undersigned notary public, personally
appeared Steven C. Smith, known or identified to me to be the Manager of SCS INVESTMENTS, LLC, an
Idaho limited liability company, the company that executed the instrument or the person who executed the
instrument on behalf of said company, and acknowledged to me that the company executed the same.
AMANDAMc
i
NOTARY PU U ;" "" Public for dalad
STATE t si AHO Nota�y � j/)flrT
My Commission expires
GENERAL WARRANTY DEED -1
Exhibit A
PREMISES DESCRIPTION
A Parcel of land situated in a portion of the South half of the Southwest quarter of the Southwest
quarter of Section 33, Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, as
shown on Record of Survey No. 4531, recorded February 2, 1999, as Instrument No. 99010162,
for L. Darwin McKay as Parcel A and described as follows:
Beginning at the Southwest corner of Section 33; thence
North 00000'00" East 1338.06 feet to a 5/8 inch rebar marking the South 1/16 corner common to
Sections 32 and 33; thence along the Northerly line of said South half of the Southwest quarter;
thence
North 89054'18" East 992.43 feet to a point marking the centerline of the Ten Mile Creek; thence
along said centerline the following courses:
South 08058'00" East 431.55 feet (formerly South 58058'00" East) to a point; thence
South 45013'00" East 744.00 feet to a point; thence
South 12008'30" East 389.70 feet to a half inch rebar; thence leaving said centerline and along
the Southerly line of the said Southwest quarter
South 89042'48" West 1669.75 feet to the Point of Beginning.
Excepting therefrom the following described land as shown as Parcel B on said Record of
Survey:
Beginning at the Southwest corner of Section 33; thence along the Westerly line of the said
Southwest quarter
North 00000'00" East 326.06 feet to a half inch rebar; thence South 48049'33" East 170.96 feet
to a half inch rebar; thence North 89042'48" East 139.97 feet to a half inch rebar; thence North
00000'00" East 128.01 feet to a half inch rebar; thence North 89042'48" East 449.84 feet to a
half inch rebar; thence
South 00000'00" East 340.87 feet to a half inch rebar; thence along the Southerly line of the said
Southwest quarter South 89042'48" West 718.50 feet to the Point of Beginning.
Except that portion lying within West Lake Hazel Road and South Eagle Road.
GENERAL WARRANTY DEED - 2
AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO )
COUNTY OF ADA )
David W. Turnbull, on behalf of
I Brighton Investments LLC
(name)
Boise
(city)
being first duly sworn upon, oath, depose and say:
12601 W. Explorer Drive, Suite 200
(address)
Idaho
(state)
1. That I am the record owner of the property described on the attached, and I grant my
permission to:
Kameron Nauahi 12601 W. Explorer Dr, Ste 200
(name) (address)
to submit the accompanying application(s) pertaining to that property.
2. I agree to indemnify, defend and hold the City of Meridian and its employees harmless
from any claim or liability resulting from any dispute as to the statements contained
herein or as to the ownership of the property which is the subject of the application.
3. I hereby grant permission to City of Meridian staff to enter the subject property for the
purpose of site inspections related to processing said application(s).
Dated this 'l day of 20
(S gnature)
SUBSCRIBED AND SWORN to before me the day and year first above written.
0&'k)
I(Notary Public fkIdaho)
NANCY J.THRONGARD
NOTARY PUBLIC Residing at:
STATE OF IDAHO
My Commission Expires:
33 E Broadway Suite 210 • Meridian, Idaho 83642
Phone: (208) 884-5533 9 Facsimile: (208) 888-6678 9 Website: www.meridiancity.org
VICINITY MAP: 1"=1,000'
TACONIC DR.
ENGINEERS. SURVEYORS. PLAN
9233 WEST STATE STREET
BOISE, IDAHO 83714
PHONE(208)639-6939
FAX(208)639-6930
DATE: 10/27/17
PROJECT: 15-147
SHEET:
1 OF 1
TURF FARM SUBDIVISION
PRE -PLAT BOUNDARY
TURF FARM SUBDIVISION
MERIDIAN, IDAHO
FIGURE 1- VICINITY MAP
CITY OF MERIDIAN
PRE -APPLICATION MEETING NOTES
Project/Subdivision Name: The Turf Farm Date: 10/31/17
Applicants)/Contact(s): Mike Wardle Kameron Nauahi, Jon Wardle
City Staff: Sonya, Bill
Location: NEC of Eagle & Lake Hazel Size of Property: 35.35
Comprehensive Plan FLUM Designation: MHDR (density from 8-15 units/acre w/a target of 12• townhomes, condos,
apartments — per the Comp Plan)
Existing Use: Aq (existing shop structures) Existing Zoning: RUT
Proposed Use: SFR (120 units) Proposed Zoning: R-8
Surrounding Uses: Rural residential/aq
Street Buffer(s) and/or Land Use Buffer(s): 35' wide buffer required along E Lake Hazel an entryway corridor
Open Space/Amenities/Pathways: Min 10% qualified open space and (1) site amenity required per UDC 11-3G-3; check with
Kim Warren Park's Dept if pathway is required
Access/Stub Streets:
Waterways/ Floodplain/Topography/Hazards: The Tenmile Creek runs along the east boundary of the site; a portion of this site lies
within the floodplain; a floodplain development permit is required to be submitted for development within the floodplain.
History: A property boundary adjustment was recorded in 1998 (ROS #4531) that created the current configuration of the
property — provide documentation that the property was not split from parcel #S1133336410 without approval from the
County or that it qualifies as an original parcel of record as defined in UDC 11-1A-1.
Additional Meeting Notes:
■ Annexation & zoning consistent with MHDR FLUM designation - R-8 zoning proposed (requires Council approval of a "step" down
in density from MHDR to MDR)
Note: A Traffic Impact Study (TIS) will be required by ACRD for large commercial projects and any residential development with over 100 units. To
avoid unnecessary delays &expedite the hearing process, applicants are encouraged to submit the TIS to ACRD prior to submitting their application
to the City. Nof having ACRD comments and/or conditions on large projects may delay hearing(sJ at the City. Please contact Mindy Wallace at 387-
6178 or Christy Little at 387-6144 at ACHD for information in regard to a TIS, conditions, impact fees and process.
Other AgencieslDepartments to Contact:
Dist.
[ Public Works Department
R1 Ada County Highway Dist. (ACHD)
❑
Nampa Meridian Irrigation (NMID)
❑ Idaho Transportation Dept. (ITD)
❑
Settler's Irrigation District
❑ Building Department
❑ Republic Services
❑
Police Department
X Parks Department, Kim W.
❑ Central District Health Department
❑
Fire Department
❑ Other:
Application(s) Required:
❑ Administrative Design Review ❑ Conditional Use Permit Modification/Transfer ❑ Rezone
❑ Alternative Compliance R Development Agreement Modification t o -2,o6 ❑ Short Plat
X Annexation `* 1V- (. Uo ❑ Final Plat ❑ Time Extension — Council
❑ City Council Review ❑ Final Plat Modification ❑ UDC Text Amendment
❑ Comprehensive Plan Amendment — Map ❑ Planned Unit Development ❑ Vacation
❑ Comprehensive Plan Amendment— Text X PreliminaryPlat 421oq.00 * a�, ori p&, 44 ❑ Variance
❑ Conditional Use Permit ❑ Private Street � 1� o. oo -ra f #1, oo (�, l 4' ❑ Other
Notes: 1) Applicants are required to hold a neighborhood meeting in accord with UDC 11 -5A -5C prior to submittal of an application requiring a public
hearing (except for a vacation or short plat); and 2) All applicants for permits requiring a public hearing shall post the site with a public hearing notice
in accord with UDC 11 -5A -5D.3 (except for UDC text amendments, Comp Plan text amendments, and vacations). The information provided during
this meeting is based on current UDC requirements and the Comprehensive Plan. Any subsequent changes to the UDC and/or Comp Plan may
affect your submittal and/or application. This pre -application meeting shall be valid for four (4) months.
Page _ of _
Neighborhood Meeting Sign -in Sheet
Turf Farm Subdivision
September 6, 2017 — 6:30 PM
NAME (printed)
ADDRESS
TELEPHONE
I4
37.2 F Laic Aze I P4
9 _qac
ClS bei
W -h It -t 44' ��
COMMITMENT OF PROPERTY POSTING
Per Unified Development Code (UDC) 11 -5A -5D, the applicant for all applications requiring a
public hearing (except for a UDC text amendment, a Comprehensive Plan text amendment
and/or vacations) shall post the subject property not less than ten (10) days prior to the hearing.
The applicant shall post a copy of the public hearing notice of the application(s) on the property
under consideration.
The applicant shall submit proof of property posting in the form of a notarized statement and a
photograph of the posting to the City no later than seven (7) days prior to the public hearing
attesting to where and when the sign(s) were posted. Unless such Certificate is received by the
required date, the hearing will be continued.
The sign(s) shall be removed no later than three (3) days after the end of the public hearing for
which the sign(s) had been posted.
I am aware of the above requirements and will comply with the posting requirements as stated in
UDC 11-5A-5.
Apicant/agent signature Date
Community Development ■ Planning Division ■ 33 E. Broadway Avenue, Ste. 102 Meridian, Idaho 83642
Phone: 208-884-5533 Fax: 208-888-6854 www. meridiancity.org/planning
E IDIAN,-----
n, t z
Community Development
Department
Parcel Verification
Date: 10/27/17
Meridian City Hall, Suite 102
33 E. Broadway Avenue
Meridian, Idaho 83642
208.887.2211
The parcel information below has been researched and verified as correct by the City of Meridian
Community Development Department.
Project Name: Turf Farm Subdivision
Parcel Number: S1133336210
Acres: 35.354
T/R/S: 3N 1E 33
Property Owner: Brighton Investments, LLC
12601 W. Explorer Dr., #200
Boise, ID 83713
Address Verification Rev: 04/23/12
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Consulting, Soil Evaluations & Data Collection
Jon Wardle
Brighton Corporation
12601 W. Explorer Drive
Suite 200
Boise, ID 83713
HARLEY R. NOE
October 12, 2017 Fax: 208.939-8602208.850.4926
RE: Final 2017 monitor report for Century Farm Subdivision
Data collection has been completed for the 2017 irrigation season on the Century Farm
Subdivision on Eagle Road south of Amity Road. A copy of the measurements recorded
and a map showing all monitor pipe location are attached. The peak values for the
season are displayed in green. Readings shown in red are errata due to ditch leakage or
other localized impacts that make those numbers non -representative. To provide more
realistic data those measurements should not be considered.
Historical groundwater data from 2007, 2014, 2015 and 2016 is available at various
locations on this site. Nine of the piezometers have been destroyed this year due to
construction activity on the site. However, we still have a good distribution on the
property which is providing information on the groundwater activity. I have assembled
the peak values for all years including 2017 on the attached spreadsheet.
The peak readings this year are generally higher by an average of 7 inches compared to
the 2016 data. When compared to all years of records, the levels have been within a
uniform range of fluctuation. Historically, these have occurred in June through late July.
Last year most were in mid-June. This year the highest levels were much later from
mid-August to mid-September.
This property lies in a large drainage landform which has a gradient of the perched
groundwater moving from southeast to northwest. Both natural water sources and
irrigation water being dumped into the aquifer up -gradient are responsible for
groundwater levels on this site. As we collect additional data it becomes more
apparent that offsite water sources as opposed to onsite applications drive the levels on
this property.
5740 A. APPLERROOK W4Y Bolsi,, IDAHO 83713
Century Farm -page 2
In my opinion the slightly higher levels and later expression of peaks support that
readings are due to offsite sources and not to onsite irrigation. The high precipitation
present last winter had a profound impact on the recorded data. Higher than normal
volumes of water entered the shallow aquifer in the underlying "pit run" material miles
up -gradient. That water has moved out slowly through the summer and has kept
groundwater levels higher for a longer period of time.
The accumulated monitor data on this property is demonstrating that measured peak
levels are a good representation of the post -development groundwater conditions on
this entire property. Variations in precipitation and offsite irrigation practices create
some fluctuation in groundwater levels, but will continue to be at these depths
throughout development of this parcel. There is no substitute for recorded data and
any future collected readings will likely support these assumptions.
Please distribute copies of this report to other members of your team who are working
with stormwater drainage systems on the Century Farm Development. If you have any
questions, please call meat 850-4926 or by e-mail at harle noecableone.net.
transmitted via e-mail
HARLEY R. NOE
Professional Soil Scientist
I�t
Century Farm Development 2017 Monitoring
All readings are depth below ground level in inches
Hole
Number
Bottom
Depth
3/17
4/23
5/9
5/24
6/5
6/20
7/3
7/17
7/31
8/15
8/28
9/11
9/25
10/9
TP -4
61
65
66
66
64
62
62
62
59
61
61
56
58
57
50
TP -7
124
112
102
24
42
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
1-14
100
45
43
44
46
48
33
42
43
48
44
42
45
47
50
2-14
73
52
51
51
51
50
43
49
48
49
49
47
50
48
53
6-07
63
79
77
74
66
71
70
70
70
71
70
65
68
66
75
7-07
76
63
63
59
55
53
53
57
54
51
51
48
52
49
55
10-07
123
47
44
51
55
57
39
49
47
48
42
37
50
45
1 53
TP1U-16
99
84
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
TP2V-16
104
81
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
TP3W-16
89
72
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
TP4X-16
87
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
TP5Z-16
180
106
139
151
167
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
TP6Y-16
153
99
109
115
119
123
130
150
153
155
139
116
116
118
123
1-15
122
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
2-15
125
125
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
dest
3-15
124,
107
102
102
93
92
68
55
45
43
33
61
78
95
105
4-15
64
64
36
24
36
6
16
16
6
13
0
11
35
50
60
TP1-16
102
88
92
91
93
83
80
76
73
63
61
64
62
67
67
TP2-16
78
35
33
33
33
33
31
31
31
30
29
28
28
28
28
TP3-16
78
68
68
65
59
60
59
61
60
58
60
56
58
56
63
TP4-16
108
93
97
96
67
78
68
64
46
47
30
44
53
58
58
TP5-16
132
112
114
116
110
109
109
107
106
101
98
97
100
100
101
TP6-16
105
82
86
84
80
79
77
75
75
74
72
71
71
72
75
TP4-17
1 180
-
-
-
-
-
175
175
175
175
Century Farm Development 2017 Monitoring
All readings are depth below ground level in inches
5/9 - no water on sod area; disturbance at TP -7 by construction; no irrigation anywhere yet
nearby
7/3 - Ditch @ 4-16 has overtopped & may be reason for surge at this
7/17 - corn now irrigating at 3-15. Hay has had one irrigation since last visit. Ponding near 4-15 causes erratic readings
8/15 - Ditch at 3-15 is overtopping and may have caused jump in leve
9/11 - Ditch at 3-15 dry and no more ponding. Hay field staked and will no longer be irrigated.
10/9 - Leaky ditch Q 4-15 went out of picture on 9/25. Dry since ther
Century Farm
GW Data Comparison Table
All readings are depth below ground level in inches
W"-OMMMMM
MMMMMM
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MMMMMM
MMMMMM
MMMMM=
MMMMMM
MMMMM=
MMMMMM
MMMM==
MMMMMM
MMMMMM
MMMMMM
MMMMM=
MMMMMM
MMMMM=
MMMMM=
MMMMM=
MMMMM
Mike Wardle
From:
Mindy Wallace <Mwallace@achdidaho.org>
Sent:
Monday, September 18, 2017 2:25 PM
To:
Mike Wardle
Cc:
Jon Wardle; Kameron Nauahi
Subject:
RE: Century Farm / Turf Farm
Follow Up Flag:
Follow up
Flag Status:
Flagged
Mike,
You will need check with the City of Meridian to see if it would satisfy their application requirements.
ACHD will not require a traffic impact study for the Turf Farm, and will ask that that project be included as part of the
updated traffic impact study for the Hill's Century Farm project, as you have noted below.
Please let me know if you have any other questions.
Mindy
Mindy Wallace, AICP
Planner III
Ada County Highway District
208-387-6178
From: Mike Wardle[ma iIto: mwardleCcbbrig htoncorp.comI
Sent: Monday, September 18, 2017 11:10 AM
To: Mindy Wallace
Cc: Jon Wardle; Kameron Nauahi
Subject: Century Farm / Turf Farm
Mindy,
Adding to recent our discussions of the Hill's Century Farm Subdivision TIS up -date ... we will shortly submit
applications for annexation, zoning, and a 120 -lot preliminary plat for the Turf Farm addition as depicted in the attached
graphic.
Development of the first of two phases will likely not occur until mid -year 2018, well after completion of Hillsdale Ave.
to Amity.
Thus, we assume that the TIS up -date, including Turf Farm, will address and satisfy the City of Meridian application
requirement for a separate TIS. If correct, we would appreciate ACHD's confirmation of that fact.
Mike Wardle
Direct 208.287.0512
Cell 208.863.6150