CC - Staff Report1
Chris Johnson
From:Sonya Allen
Sent:Thursday, May 17, 2018 12:39 PM
To:C.Jay Coles; Charlene Way; Chris Johnson
Cc:Bruce Freckleton; Kameron Nauahi (knauahi@brightoncorp.com); Mike Wardle -
Brighton Corp. (mwardle@brightoncorp.com); Jon Wardle (JWardle@brightoncorp.com)
Subject:Hill's Century Farm Sub. 10 - FP H-2018-0041 Staff Recommendation to Council
Attachments:Hill's Century Farm Sub 10 - FP H-2018-0041 Staff Recommendation to Council.pdf
Importance:High
Attached is the staff report for the proposed final plat for Hill’s Century Farm Sub. 10. This item is scheduled to
be on the City Council agenda on May 22nd. The hearing will be held at City Hall, 33 E. Broadway Avenue,
beginning at 6:00 pm. Please call or e-mail with any questions.
Jon - Please submit a written response to the staff report to the City Clerk’s office (cjcoles@meridiancity.org ,
cway@meridiancity.org , cjohnson@meridiancity.org 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.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the conditions of
approval, your project will be placed on the regular agenda.
Thanks,
Sonya
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 1
STAFF REPORT
MEETING DATE: May 22, 2018
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. 10 – FP H-2018-0041
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for a final plat (FP) consisting of 55 building
lots and 8 common area lots on 15.82 acres of land in an R-8 zoning district. This is the first phase of
development of the Turf Farm preliminary plat; however, the applicant is including this plat in the
phasing of the adjacent Hill’s Century Farm development.
II. STAFF RECOMMENDATION
Staff recommends approval of the Hill’s Century Farm Subdivision No. 10 final plat based on the
analysis provided below in Section V.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0041, as presented in the staff report for the hearing date of
May 22, 2018, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2018-0041, as presented during the hearing on May 22, 2018, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2018-0041 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 ¼ mile south of E. Amity Rd. and ¼ mile east of S. Eagle Rd.,
in the southwest ¼ of Section 33, Township T.3., Range 1E.
B. Applicant:
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
C. Owner:
Same as applicant
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 2
D. Representative:
Kameron Nauahi, Brighton Corporation
12601 W. Explorer Drive, Ste. 200
Boise, ID 83713
V. STAFF ANALYSIS
The proposed final plat depicts 55 single-family residential building lots and 8 common lots on 15.82
acres of land in an R-8 zoning district. The minimum property size in this phase is 5,940 square feet
(s.f.) with an average size of 7,324 s.f.
A total of 1.72 acres (or 10.87%) of qualified open space is provided with this phase. Qualified open
space consists of landscaped parkways along internal local streets and common areas with pathways.
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 except for a
slight modification to one lot as noted below in site specific condition #2.
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 in this
phase is the same and the amount of common area has increased slightly from that shown on the
preliminary plat. Therefore, the final plat is deemed to be in substantial compliance with the approved
preliminary plat as required.
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 4/4/2018 by Aaron L. Ballard shall be
revised as follows:
a. Note #13: Include recorded instrument number.
b. Note #19: Include recorded instrument number.
c. There are two (2) “C28” curves listed in the curve table – delete the first one with a chord
measurement of 6.83’.
d. Widen the frontage of Lot 30, Block 6 slightly to comply with the minimum street frontage
requirement of 40’ measured as a chord measurement.
e. Depict lot numbers on Lots 46 and 52, Block 5 (they’re missing)
f. Graphically depict a 5-foot wide side yard PUDI easement on Lot 10, Block 27 and Lot 53,
Block 5 unless a 10-foot wide easement is desired as noted in plat note #7.
3. The landscape plan prepared by KM Engineering, dated 4/6/2018, is approved as submitted.
4. Future development shall be generally consistent with the conceptual building elevations included
in the development agreement.
5. The water main in E. Levin Drive should be 8-inch diameter. The next phase will need
connection to Lake Hazel downstream of the PRV per preliminary plat comments.
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 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 (H-2017-0149, Development Agreement #2018-034522).
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,
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 4
coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be c ompleted 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 th e
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
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 5
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 dist ances (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 wel l 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: 1/29/18)
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 6
C. Proposed Final Plat (dated: 4/4/18)
D. Proposed Landscape Plan (dated: 4/6/18)
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 7
Exhibit A – Vicinity/Zoning Map
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 8
Exhibit B – Approved Preliminary Plat (dated: 1/29/18)
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 9
Exhibit C – Proposed Final Plat (dated: 4/4/18)
Hill’s Century Farm Subdivision No. 10 – FP H-2018-0041 PAGE 10
Exhibit D –Proposed Landscape Plan (dated: 4/6/18)