Bicentennial Farms Sub. No. 3 FP H-2019-0018
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BICENTENNIAL FARM SUBDIVISION NO. 3 – FP H-2019-0018
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: FEBRUARY 26, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 46 BUILDING
LOTS AND 4 COMMON LOTS ON
10.63 ACRES OF LAND IN THE R-8
ZONING DISTRICT FOR
BICENTENNIAL FARMS
SUBDIVISION NO. 3
BY: TOLL ID I, LLC
APPLICANT
)
)
)
)
)
)
)
)
)
)
)
)
)
CASE NO. H-2019-0018
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on February 26, 2019 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. 3, SITUATED IN THE SOUTH HALF OF THE SOUTHWEST QUARTER
OF SECTION 33, TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE
MERIDIAN, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2019,
Meridian City Council Meeting Agenda March 19, 2019 – Page 188 of 652
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BICENTENNIAL FARM SUBDIVISION NO. 3 – FP H-2019-0018
Page 2 of 3
HANDWRITTEN DATE: JANUARY 17, 2019, by ROBERT L. KAZARINOFF,
PLS, SHEET 1 OF 8,” 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 February 26, 2019, a true and correct copy of which is attached
hereto marked “Exhibit A” and by this reference incorporated herein, and the
response letter from Wendy Shrief, J-U-B Engineers, Inc., 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
Meridian City Council Meeting Agenda March 19, 2019 – Page 189 of 652
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the day of
Nar'( l , 2019.
RV -
Tammy de We
Mayor, City of Meridian
Copy served upon the Applicant, Planning and Development Services Divisions of the Community
Development Department and City
Attorney.
By:&A&ACCU)0-9(
Dated: 3- l q "div l 1
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BICENTENNIAL FARM SUBDIVISION NO. 3 - FP H-2019-0018
Page 3 of 3
Page 1
HEARING
DATE:
2/26/2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0018
Bicentennial Farms Subdivision No. 3
(aka Hill’s Century Farm Subdivision)
LOCATION: 3880 E. Lake Hazel Rd., in the SW ¼ of
Section 33, T.3N., R.1E.
I. PROJECT DESCRIPTION
The Applicant proposes a Final Plat consisting of 46 building lots and 4 common lots on 10.63 acres
of land in the R-8 zoning district. This is the twelfth phase of development of Hill’s Century Farm
Subdivision preliminary plat.
II.APPLICANT INFORMATION
A. Applicant:
Toll ID I, LLC – 3103 W. Sheryl Dr., Ste. 100, Meridian, ID 83642
B. Owner:
Same as Applicant
C. Representative:
Wendy Shrief, J-U-B Engineers, Inc. – 250 S. Beechwood Ave., Ste. 201, Boise, ID 83709
III.STAFF ANALYSIS
The subject property was included in the Hill’s Century Farm Subdivision preliminary plat.
The minimum property size in this phase of development is 6,600 square feet (s.f.) with an average size
of 7,606 s.f. A total of 0.15 of an acre (or 1.43%) of open space is provided with this phase consisting
of local street buffers and parkways; 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 as follows:
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
EXHIBIT A
Meridian City Council Meeting Agenda March 19, 2019 – Page 191 of 652
Page 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 proposed final plat depicts the
same number of building lots and more common area than shown on the approved preliminary plat.
Therefore, Staff finds the proposed final plat in substantial compliance with the approved preliminary
plat as required.
Because this phase along with the first two phases 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.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VIII
of this report.
Meridian City Council Meeting Agenda March 19, 2019 – Page 192 of 652
Page 3
V. EXHIBITS
A. Preliminary Plat (date: 11/7/2014)
Meridian City Council Meeting Agenda March 19, 2019 – Page 193 of 652
Page 4
B. Final Plat (date: 1/17/2019)
Meridian City Council Meeting Agenda March 19, 2019 – Page 194 of 652
Page 5
C. Landscape Plan (dated: 12/11/18)
Meridian City Council Meeting Agenda March 19, 2019 – Page 195 of 652
Page 6
VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development (AZ-14-012, Development Agreement #2015-003138; PP-14-014).
2. The applicant shall obtain the City Engineer’s signature on the subject final plat within two
years of the City Engineer’s signature on the previous phase final plat or apply for a time
extension in accord with UDC 11-6B-7.
3. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The final plat prepared by J-U-B Engineers, Inc. stamped on 1/17/2019 by Robert L.
Kazarinoff, shall be revised as follows:
a. Add “S. Eagle Road” and “E. Lake Hazel Road” to Sheet 1.
Notes:
b. Note #1: “Lot 25 26 of Block 4, Lot 12 of Block 6 . . .”
c. Note #3: “. . . All lot, parcel, and tract sizes shall meet dimensional standards . . .”
d. Note #4: “. . . without prior approval from the health authority and the City of Meridian.”
Meridian City Council Meeting Agenda March 19, 2019 – Page 196 of 652
Page 7
e. Note #6: Delete note if not applicable; if applicable, included recorded instrument
number of document.
f. Note #7: Complete missing information in note.
g. Note #10: Include recorded instrument number of ACHD License Agreement.
h. Note #12: Include recorded instrument number of NMID License Agreement.
i. Note #13: Included recorded instrument number of restrictive covenants.
j. Note #14: “. . . Instrument No. 2015-003138.”
Easement Notes:
k. Note #1: “Lot 25 26 of Block 4 . . .”
l. Note #3: Complete missing information in note.
m. Note #4: Include recorded instrument number of ACHD sidewalk easements.
Reference Documents:
n. Complete “Easements” and “Off-site Easements” information or remove as applicable.
5. The landscape plan prepared by Jensen Belts Associates, dated 1/11/19, shall be revised as
follows:
a. Include the lineal feet of parkways (less 26’ for driveways) in the Landscape Calculations
table in accord with UDC 11-3G-3B.5.
6. No building permits shall be issued for this development until Fire Dept. has approved a
secondary access.
7. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat
and/or development agreement does not relieve the Applicant of responsibility for compliance .
B. Public Works
General Conditions:
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
Meridian City Council Meeting Agenda March 19, 2019 – Page 197 of 652
Page 8
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.
18. Street light plan requirements are listed in section 6-7 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). All street lights shall be
Meridian City Council Meeting Agenda March 19, 2019 – Page 198 of 652
Page 9
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 Transport ation 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 addressed 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.
Meridian City Council Meeting Agenda March 19, 2019 – Page 199 of 652
C.JayColes
From:WendyShrief <wshrief@jub.com>
Sent:Friday, March1, 20193:18PM
To:BillParsons
Cc:C.JayColes
Subject:Bicentennial 3
Bill,
Weareinagreementwiththestaffreport, pleaseplaceusontheconsentagenda.
Wendy
WendyKirkpatrickShrief, AICP
Planner
J-U-BENGINEERS, Inc.
250S. BeechwoodAvenue, Suite201, Boise, ID83709
ewshrief@jub.comwwww.jub.com
p2083767330c2085591760
Thise-mailandanyattachmentsinvolvingJ-U-Bor asubsidiarybusiness maycontain informationthatis
confidential and/orproprietary. Priortouse, youagreetotheprovisions foundontheElectronic
Documents/DataLicense, which can beaccessedfromthefooter onthe J-U-Bhomepage. Ifyoubelieveyou
received thisemailinerror, please reply tothateffectandthen deleteallcopies.
1
EXHIBIT B
Meridian City Council Meeting Agenda March 19, 2019 – Page 200 of 652