Turf Farm Subdivision No. 2 (H-2019-0124)
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TURF FARM SUBDIVISION NO. 2 (AKA HILL’S CENTURY FARM NO. 12)
Page 1 of 4
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: DECEMBER 17, 2019
IN THE MATTER OF THE
REQUEST FOR MODIFICATION
TO THE FINAL PLAT FOR HILL’S
CENTURY FARM SUBDIVISION
NO. 12 TO CHANGE THE
BOUNDARY OF THE PHASE AND
REDUCE THE NUMBER OF
BUILDING LOTS FROM 62 TO 42,
THE NUMBER OF COMMON
LOTS FROM 5 TO 4, AND THE
AREA FROM 12.22 TO 8.61 ACRES
OF LAND FOR TURF FARM SUB.
NO. 2
BY: BRIGHTON INVESTMENTS,
LLC
APPLICANT
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CASE NO. H-2019-0124
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on December 17, 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:
Meridian City Council Meeting Agenda January 7, 2020 – Page 250 of 552
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TURF FARM SUBDIVISION NO. 2 (AKA HILL’S CENTURY FARM NO. 12)
Page 2 of 4
1. The Final Plat of “PLAT SHOWING TURF FARM SUBDIVISION NO. 2,
LOCATED IN A PORTION OF THE SOUTH ½ OF THE SOUTHWEST ¼ OF
SECTION 33, TOWNSHIP 3 NORTH, RANGE 1 EAST, B.M., CITY OF
MERIDIAN, ADA COUNTY, IDAHO, 2020, HANDWRITTEN DATE:
10/25/2019, by AARON L. 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 December 17, 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
Meridian City Council Meeting Agenda January 7, 2020 – Page 251 of 552
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.
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 (2 8) 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 7th day of
January , 2020.
By:
Tammy e ed
Mayor, Cit f Meridian
Copy served upon the Applicant, Planning and Development Services Divisions of the Community
Development Department and City
Attorney.
By: Dated: /' 2 _ 0q 6 A U
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR TURF FARM SUBDIVISION NO.2 (AKA HILL'S CENTURY FARM NO. 12)
Page 3 of 4
EXHIBIT A
Page 1
HEARING
DATE:
12/17/2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0124
Turf Farm Sub. No. 2 - MFP
LOCATION: East side of S. Eagle Rd., north of E.
Lake Hazel Rd.
I. PROJECT DESCRIPTION
The Applicant proposes a modification to the Final Plat approved for Hill’s Century Farm Subdivision
No. 12 (H-2019-0008) to change the boundary of the phase and reduce the number of building lots from
62 to 42, the number of common lots from 5 to 4 and reduce the land area from 12.22 to 8.61 acres.
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 modification for substantial compliance with the approved
preliminary plat as required by UDC 11-6B-3C. The total number of building lots approved with the
preliminary plat was 158 – the final plat for Hill’s Century Farm Sub. 10 (the northern portion of the
preliminary plat) contained 55 building lots; the final plat for Turf Farm Sub. 1 contained 49 building
lots; and the final plat for this phase contains 42 building lots for a total of 12 fewer building lots than
depicted on the preliminary plat. [Note: there are a few (i.e. 3+/-) building lots at the southwest corner
of this site adjacent to Eagle Rd. that were included in the preliminary plat that are now proposed to be
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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included in a future preliminary plat for the property adjacent to this site at the corner of S. Eagle Rd.
and E. Lake Hazel Rd.] The amount of overall open space depicted on previously approved and
proposed final plats is greater than originally proposed. Therefore, Staff finds the proposed final plat is
in substantial compliance with the approved preliminary plat as required by UDC 11-6B-3C.2.
A final plat for the northern portion of Phase 12 has already been approved (i.e. Turf Farm Sub. 1 – H-
2019-0095). This is the final phase of the Turf Farm Subdivision preliminary plat.
A segment of the City’s multi-use pathway system is proposed as an amenity along the Ten Mile Creek.
IV. DECISION
Staff:
Staff recommends approval of the proposed final plat modification within the conditions noted in
Section VIII of this report.
V. EXHIBITS
A. Preliminary Plat (date: 1/29/2018)
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B. Approved Final Plat (date: 10/10/2019)
C. Proposed Final Plat (dated: 10/25/19)
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D. Approved Landscape Plan (dated: 1/11/19)
E. Proposed Landscape Plan (dated: 11/25/19)
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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 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 KM Engineering stamped on 10/25/2019 by Aaron L. Ballard,
included in Section VII.B shall be revised as follows:
a. Note #12: Delete note (not applicable)
b. Note #13: Include recorded instrument number for ACHD landscape license agreement.
c. Note #19: Include recorded instrument number for pathway easement.
d. Note #20: Include recorded instrument number for ACHD sidewalk easement.
e. Under References on Sheet 1, complete the book and page numbers (R2.).
5. The landscape plan prepared by KM Engineering, dated 11/25/19 shall be revised as follows:
a. Widen the 5-foot wide pathway to 10 feet from the cul-de-sac to E. Lake Hazel Rd. where the
emergency access is located.
b. A minimum 5-foot wide landscape strip is required along each side of the multi-use pathway
along the Ten Mile Creek planted with a mix of trees, shrubs, lawn or other vegetative
groundcover. A minimum of one tree is required per 100 linear feet of pathway.
c. Include a detail for the proposed fencing that complies with the standards listed in UDC 11 -
3A-7A.
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.
Meridian City Council Meeting Agenda January 7, 2020 – Page 258 of 552
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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 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 t o 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.
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.
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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 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,
Meridian City Council Meeting Agenda January 7, 2020 – Page 260 of 552
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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 January 7, 2020 – Page 261 of 552
1
Adrienne Weatherly
From:Sonya Allen
Sent:Monday, December 09, 2019 9:08 AM
To:Kody Daffer; Adrienne Weatherly; Charlene Way; Chris Johnson
Cc:Jon Wardle; Bill Parsons
Subject:RE: Turf Farm Sub. 2 - MFP H-2019-0124 Staff Report for Dec. 17th Council Mtg
Thanks Kody!
From: Kody Daffer <kdaffer@brightoncorp.com>
Sent: Monday, December 9, 2019 8:59 AM
To: Sonya Allen <sallen@meridiancity.org>; Adrienne Weatherly <aweatherly@meridiancity.org>; Charlene Way
cway@meridiancity.org>; Chris Johnson <cjohnson@meridiancity.org>
Cc: Jon Wardle <jwardle@brightoncorp.com>; Bill Parsons <bparsons@meridiancity.org>
Subject: RE: Turf Farm Sub. 2 - MFP H-2019-0124 Staff Report for Dec. 17th Council Mtg
External Sender - Please use caution with links or attachments.
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 December 17th.
Thank you,
Kody Daffer
Cell 208.871.3812
From: Sonya Allen <sallen@meridiancity.org >
Sent: Friday, December 6, 2019 3:07 PM
To: Adrienne Weatherly < aweatherly@meridiancity.org >; Charlene Way < cway@meridiancity.org >; Chris Johnson
cjohnson@meridiancity.org >
Cc: Kody Daffer < kdaffer@brightoncorp.com >; Jon Wardle < jwardle@brightoncorp.com >; Bill Parsons
bparsons@meridiancity.org >
Subject: Turf Farm Sub. 2 - MFP H-2019-0124 Staff Report for Dec. 17th Council Mtg
Attached is the staff report for the proposed final plat modification for Turf Farm Sub. 2. This item is scheduled to be on
the City Council agenda on Dec. 17th . 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.
EXHIBIT B
Meridian City Council Meeting Agenda January 7, 2020 – Page 262 of 552
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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
Built for Business, Designed for Living
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law,
in regards to both release and retention, and may be released upon request, unless exempt from disclosure by law.
Meridian City Council Meeting Agenda January 7, 2020 – Page 263 of 552