Z - Signed Order Turf Farm Sub. No. 1 (H-2019-0095)
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TURF FARM SUBDIVISION NO. 1 H-2019-0095 Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: NOVEMBER 12, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 49 BUILDING
LOTS AND 7 COMMON LOTS ON
7.97 ACRES OF LAND IN THE R-15
ZONING DISTRICT FOR TURF
FARM SUBDIVISION NO. 1
BY: BRIGHTON INVESTMENTS,
LLC
APPLICANT
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CASE NO. H-2019-0095
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on November 12, 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 TURF FARM SUBDIVISION NO. 1,
LOCATED IN A PORTION OF THE SW ¼ OF THE SW ¼ OF SECTION 33,
TOWNSHIP 3 NORTH, RANGE 1 EAST, B.M., CITY OF MERIDIAN, ADA
COUNTY, IDAHO, 2019, HANDWRITTEN DATE: 10/10/2019, by AARON L.
Meridian City Council Meeting Agenda November 26, 2019 – Page 158 of 352
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TURF FARM SUBDIVISION NO. 1 H-2019-0095 Page 2 of 3
BALLARD, PLS, SHEET 1 OF 4,” is conditionally approved subject to those
conditions of Staff as set forth in the staff report to the Mayor and City Council
from the Planning and Development Services divisions of the Community
Development Department dated November 12, 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 Kody Daffer, Brighton Corporation, a true
and correct copy of which is attached hereto marked “Exhibit B” and by this
reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City’s
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Meridian City Council Meeting Agenda November 26, 2019 – Page 159 of 352
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 2-0" day of
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TURF FARM SUBDIVISION NO. I H-2019-0095 Page 3 of 3
EXHIBIT A
Page 1
HEARING
DATE:
11/12/2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0095
Turf Farm Sub. No. 1
LOCATION: East side of S. Eagle Rd., north of E.
Lake Hazel Rd.
I. PROJECT DESCRIPTION
The Applicant proposes a Final Plat consisting of 49 building lots and 7 common lots on 7.97 acres of
land in the R-15 zoning district.
II. APPLICANT INFORMATION
A. Applicant:
Brighton Investments, LLC – 2929 W. Navigator Dr., Ste. 400, Meridian, ID 83642
B. Owner:
Same as Applicant
C. Representative:
Kody Daffer, Brighton Development, Inc. – 2929 W. Navigator Dr., Ste. 400, Meridian, ID
83642
III. STAFF ANALYSIS
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 lots on the west side of S.
Palatino Way have been reconfigured from that shown on the preliminary plat to no longer be
accessed via common driveways with access being provided instead from the local street (S. Palatino
Way). The number of buildable lots depicted on the proposed final plat have decreased by five (5)
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Meridian City Council Meeting Agenda November 26, 2019 – Page 161 of 352
Page 2
and the common area increased slightly from that shown on the approved preliminary plat; therefore,
staff deems the final plat in substantial compliance with the approved preliminary plat as required.
A segment of the City’s multi-use pathway system is proposed as an amenity along the Ten Mile
Creek.
Note: The east portion of this site was included in a previous final plat application but the final plat
was never recorded (H-2019-0008 Hill’s Century Farm Sub. 12).
IV. DECISION
Staff:
Staff recommends approval of the proposed final plat within the conditions noted in Section VIII
of this report.
V. EXHIBITS
A. Preliminary Plat (date: 1/29/2018)
Meridian City Council Meeting Agenda November 26, 2019 – Page 162 of 352
Page 3
B. Final Plat (date: 10/10/2019)
Meridian City Council Meeting Agenda November 26, 2019 – Page 163 of 352
Page 4
C. Landscape Plan (dated: 8/19/19)
Meridian City Council Meeting Agenda November 26, 2019 – Page 164 of 352
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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 (H-2017-0149, Development Agreement #2018-034522 – Turf Farm).
2. The applicant shall obtain the City Engineer’s signature on the subject final plat within
two years of the City Council’s approval of the preliminary plat (by March 6, 2020); 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 KM Engineering stamped on 10/10/2019 by Aaron L. Ballard,
included in Section VII.B shall be revised as follows:
a. Note #13: Include recorded instrument number for ACHD landscape license agreement.
b. Note #19: Include recorded instrument number for pathway easement.
c. Note #20: Include recorded instrument number for ACHD sidewalk easement.
5. The landscape plan prepared by KM Engineering, dated 8/19/19 is approved as submitted.
6. Future homes constructed in this development shall substantially comply with the conceptual
elevations approved with H-2017-0149.
7. The Ten Mile Creek shall remain open as a natural amenity and not be piped or otherwise
covered in accord with UDC 11-3A-6 and shall be protected during construction.
8. Prior to any development occurring in the Overlay District, a hydraulic and hydrologic analysis
is required to be completed and submitted to the City and approved by the Floodplain
Administrator per MCC 10-6.
9. 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
Site Specific Conditions:
1. A Floodplain Development Permit is required for this development. Please contact Jason Korn
in the Public Works Department with any questions.
General Conditions:
2. 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.
3. 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
Meridian City Council Meeting Agenda November 26, 2019 – Page 165 of 352
Page 6
development, coordinate main size and routing with Public Works.
4. 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.
5. 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.
6. 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.
7. 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 provi ded
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.
8. 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.
9. 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.
10. 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.
11. 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.
12. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
14. All grading of the site shall be performed in conformance with MCC 11-1-4B.
15. 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.
16. 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.
17. 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
Meridian City Council Meeting Agenda November 26, 2019 – Page 166 of 352
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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.
18. 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.
19. 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
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.
20. 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.
21. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
22. 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.
23. 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.
24. 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.
25. 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 November 26, 2019 – Page 167 of 352
From:Kody Daffer
To:Sonya Allen; Adrienne Weatherly; Charlene Way; Chris Johnson
Cc:Jon Wardle; Mike Wardle
Subject:RE: Turf Farm Sub. 1 - FP H-2019-0095 Staff Report for Nov. 12th Council Mtg
Date:Wednesday, November 6, 2019 10:36:55 AM
Attachments:image006.png
All
We have reviewed the staff report and analysis, and agree with the conditions of approval. We
request that this item be placed on City Council consent agenda on November 12th.
Thank you,
Kody Daffer
Cell 208.871.3812
From: Sonya Allen <sallen@meridiancity.org>
Sent: Wednesday, November 6, 2019 8:59 AM
To: Adrienne Weatherly <aweatherly@meridiancity.org>; Charlene Way <cway@meridiancity.org>;
Chris Johnson <cjohnson@meridiancity.org>
Cc: Kody Daffer <kdaffer@brightoncorp.com>
Subject: Turf Farm Sub. 1 - FP H-2019-0095 Staff Report for Nov. 12th Council Mtg
Attached is the staff report for the proposed final plat for Turf Farm Sub. 1. This item is scheduled to
be on the City Council agenda on Nov. 12th. 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.
Kody - Please submit a written response to the staff report to the City Clerk’s office
(cityclerk@meridiancity.org) and me 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 Allen | Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 | Fax: 208-489-0578
EXHIBIT B
Meridian City Council Meeting Agenda November 26, 2019 – Page 168 of 352