Bicentennial Farm Subdivision No. 2 H-2018-0028 FP BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: APRIL 17, 2018
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 51 BUILDING
LOTS AND 3 COMMON LOTS ON
10.88 ACRES OF LAND IN THE R-8
ZONING DISTRICT FOR
BICENTENNIAL FARM
SUBDIVISION NO. 2
BY: TOLL ID I, LLC
APPLICANT
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CASE NO. H-2018-0028
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on April 17, 2018 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 BICENTENNIAL FARM SUBDIVISION
NO. 2, LOCATED IN THE SOUTH ½ OF THE SW ¼ OF SECTION
33, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN, CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2018, HANDWRITTEN DATE:
3/01/2018, by MICHAEL S. BYRNS, PLS, SHEET 1 OF 8,” is conditionally
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BICENTENNIAL FARMS NO. 2 – FP H-2018-0028
Page 1 of 3
Meridian City Council Meeting Agenda May 1, 2018 – Page 74 of 250
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 April 17, 2018, a true and
correct copy of which is attached hereto marked “Exhibit A” and by this reference
incorporated herein, and the response letter from Kristi Watkins, JUB Engineers,
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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BICENTENNIAL FARMS NO. 2 – FP H-2018-0028
Page 2 of 3
Meridian City Council Meeting Agenda May 1, 2018 – Page 75 of 250
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 V g� day of
au 2018.
By:
TammyXXeerd
�V0VkPTEDA(/G`� ayor of Meridian
Attest: foo
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City Clerk SEAL _
Copy served upon the Applicant, Planning and Development Services Divisions of the
Community Development Department and City Attorney.
By: eoaAkOL
Dated: S-) - c2qO 12
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BICENTENNIAL FARMS NO.2 - FP H-2018-0028
Page 3 of 3
EXHIBIT A
STAFF REPORT
MEETING DATE: April 17, 2018
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Bicentennial Farm Subdivision No. 2 – FP H-2018-0028
I. APPLICATION SUMMARY
The applicant, Thomas Coleman, Toll ID I, LLC, has applied for a final plat (FP) consisting of 51
single-family residential building lots and 3 common area lots on 10.88 acres of land in an R-8 zoning
district. This is the eleventh phase of development of the Hill’s Century Farm Subdivision preliminary
plat (PP-14-014).
II. STAFF RECOMMENDATION
Staff recommends approval of the Bicentennial Farm Subdivision No. 2 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0028, as presented in the staff report for the hearing date of
April 17, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0028, as presented during the hearing on April 17, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0028 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 site is located approximately ½ mile east of S. Eagle Rd. on the north side of E. Lake Hazel
Rd., in the southwest ¼ of Section 33, Township T.3., Range 1E.
B. Applicant:
Thomas Coleman, Toll ID I, LLC
3103 W. Sheryl Dr., Ste. 100
Meridian, ID 83642
C. Owner:
Same as applicant
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EXHIBIT A
D. Representative:
Kristi Watkins, JUB Engineers, Inc.
250 S. Beechwood Ave., Ste. 201
Boise, ID 83709
V. STAFF ANALYSIS
The proposed final plat depicts 51 single-family residential building lots and 3 common lots on 10.88
acres of land in an R-8 zoning district. The minimum property size in this phase is 6,454 square feet
(s.f.) with an average size of 7,264 s.f.
A total of 0.13 of an acre (or 1.2%) of open space is provided with this phase consisting of local street
buffers; no site amenities are proposed in this phase.
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 it appears to be 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 the
same and the amount of common area has increased from what was shown on the preliminary plat.
Therefore, staff finds the proposed final plat is in substantial compliance with the approved
preliminary plat as required.
Because this phase along with the first phase of Bicentennial Farm Subdivision has only one
access available via E. Lake Hazel Rd. (no other stub streets exist to this site as of yet), staff
recommends no building permits are issued for this development until such time as a secondary
access is available that meets Fire Department requirements.
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 JUB Engineers, Inc., stamped on 3/1/2018 by Michael S. Byrns shall
be revised as follows:
a. Note #4: “. . . without prior approval from the health authority and the City of Meridian.”
b. Note #7: Complete missing information
c. Note #10: Include recorded instrument number
d. Note #12: Include recorded instrument number
e. Note #14: Include recorded instrument number (i.e. #2015-003138)
f. Easement Note #5: Complete missing information
g. Include a note that prohibits direct lot access via E. Lake Hazel Road and S. Arable Ave.
h. Lot 14, Block 4 needs to be widened to a minimum of 15 feet to accommodate the 5-foot
wide pathway with 5-foot wide landscape strips on each side in accord with UDC 11-3B-
12C.1.
i. If Lot 11, Block 6 isn’t proposed to be landscaped until Phase 3, staff recommends this lot is
platted with Phase 3 and removed from the subject plat.
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EXHIBIT A
3. The landscape plan prepared by Jensen Belts Associates, dated 3/12/2018, shall be revised as
follows:
a. Lot 14, Block 4 needs to be widened to a minimum of 15 feet to accommodate the 5-foot
wide pathway with 5-foot wide landscape strips on each side in accord with UDC 11-3B-
12C.1. A minimum of one (1) tree is required within the common area adjacent to the
pathway in accord with UDC 11-3B-12C.2. Note: Unless fencing is proposed along the west
boundary of Lot 15, Block 4, a 5-foot wide strip of landscaping is not required.
b. If Lot 11, Block 6 isn’t proposed to be landscaped until Phase 3, staff recommends this lot is
platted with Phase 3 and removed from the subject plat.
4. Future development shall be generally consistent with the conceptual building elevations included
in the development agreement.
5. Construction of the common driveway on Lot 15, Block 4 shall comply with the standards listed
in UDC 11-6C-3D.
6. No building permits shall be issued for this phase until a secondary access is available in
accord with International Fire Code Section D107.1.
7. This development includes offsite water improvements that cross a pressure zone boundary. The
developer will need to coordinate with Public Works Department, and the developer of the
adjacent Turf Farm Subdivision to the west to either procure an easement for a PRV vault to be
located along Lake Hazel Road, or allow a provision and easement for Turf Farm Sub to extend
water main across the creek and proposed drainage basin to tie in to the downstream side of the
PRV vault if it is located along S Arable Drive north of Lake Hazel.
8. The street light plan shall be a stand-alone drawing pursuant to section 6-7 of the Meridian
Design standards. Place signage on a separate drawing.
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.
8. Future homes constructed within this development shall be generally consistent with the
conceptual building elevations included in the development agreement (#2015-003138).
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EXHIBIT A
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.
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
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EXHIBIT A
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.
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
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EXHIBIT A
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: 2/14/18)
D. Proposed Landscape Plan (dated: 3/5/18)
E. Common Driveway Exhibit
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EXHIBIT A
Exhibit A – Vicinity/Zoning Map
E LAKE HAZEL RD
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EXHIBIT A
Exhibit B – Approved Preliminary Plat (dated: 11/7/14)
Site
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EXHIBIT A
Exhibit C – Proposed Final Plat (dated: 2/14/18)
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EXHIBIT A
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 10
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EXHIBIT A
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 11
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EXHIBIT A
Exhibit D –Proposed Landscape Plan (dated: 3/5/18)
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EXHIBIT A
Bicentennial Farm Subdivision No. 2 – FP H-2018-0028 PAGE 13
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EXHIBIT A
Exhibit E: Common Driveway Exhibit
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