CC - Commission Recommendation to Council1
Charlene Way
From:Sonya Allen
Sent:Wednesday, May 22, 2019 2:33 PM
To:Charlene Way; Chris Johnson
Cc:Mike Wardle - Brighton Corp. (mwardle@brightoncorp.com); Jon Wardle
(JWardle@brightoncorp.com); Bill Parsons
Subject:Bainbridge Southeast - PP H-2019-0042 Commission Recommendation to Council for
May 28th
Attachments:Bainbrige Southeast - PP H-2019-0042 Commission Recommendation to Council.pdf
Attached are the Planning & Zoning Commission’s recommendations and the Staff Report for the proposed preliminary
plat for Bainbridge Southeast. These items are scheduled to be on the City Council agenda on May 28 th . The public
hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please call or e-mail with any questions.
Mike/Jon - Please submit any written response you may have to the recommendations in the report to the City Clerk’s
office ( cityclerk@meridiancity.org ) and me by 3:00 pm the Thursday prior to the meeting.
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.
Page 1
HEARING
DATE:
May 28, 2019
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0042
Bainbridge Southeast
LOCATION: West side of N. Ten Mile Rd.,
approximately ½ mile south of W.
Chinden Blvd./SH 20-26
I. PROJECT DESCRIPTION
Preliminary plat consisting of 21 building lots and 7 common lots on 5.25 acres of land in the R-8
zoning district for Bainbridge Southeast Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 5.25
Future Land Use Designation MDR (3-8 units/acre)
Existing Land Use Vacant/undeveloped land
Proposed Land Use(s) Single-family residential (SFR)
Current Zoning R-8
Proposed Zoning NA
Lots (# and type; bldg/common) 21 building/7 common
Phasing plan (# of phases) 1
Number of Residential Units (type
of units)
21 SFR units
Density (gross & net) 4.0 gross/6.84 net
Open Space (acres, total [%] /
buffer / qualified)
0.60 of an acre (11.43%)
Amenities None in this phase
Page 2
Physical Features (waterways,
hazards, flood plain, hillside)
NA
Neighborhood meeting date; # of
attendees:
January 16, 2018; 11 attendees
History (previous approvals) AZ-05-001 (DA #109061598); PP-05-002; CUP-05-002
(PD); PP-13-011; H-2016-0115 (MI- McMullen Lateral
easement)
Page 3
B. Community Metrics
Description Details Page
Ada County Highway
District
Staff report
(yes/no)
No
Requires ACHD
Commission
Action (yes/no)
No
Fire Service
Distance to Fire
Station
2.1 miles from Fire Station #2
Fire Response
Time
4 minutes under ideal conditions
Resource
Reliability
81% from Fire Station #2 – does not meet the target goal of 85% or greater
Risk
Identification
1 – Current resources would be adequate to supply service to this project
Accessibility Project does not meet all required access, road widths and turnarounds; a
turnaround is required that meets those in Appendix D of the 2015 IFC; the
knuckle is too small to be used as a turnaround, a minimum radius of 48’ is
needed
Special/resource
needs
An aerial device is not required; the closest truck company is 13 minutes travel
time (under ideal conditions) – Fire Dept. can’t meet this need in the required
timeframe if a truck company is required (this fire station is 6.1 miles away); in
the event of a structure fire, an additional truck company will be required.
Water Supply Requires 1,000 gallons per minute for 1 hour
Wastewater
Distance to Sewer
Services
0
Sewer Shed North Black Cat Trunkshed
Estimated Project
Sewer ERU’s
See application information
WRRF Declining
Balance
13.66
Project Consistent
with WW Master
Plan/Facility Plan
Yes
Impacts/Concerns No concerns, flows already committed.
Water
Distance to Water
Services
0-feet
Pressure Zone 1
Estimated Project
Water ERU’s
See application information
Water Quality No concerns
Project Consistent
with Water
Master Plan
Yes
Impacts/Concerns Bainbridge No. 9 infrastructure must be complete and accepted to enable
service to this development.
Page 4
C. Project Maps
III. APPLICANT INFORMATION
A. Applicant:
Brighton Investments, LLC – 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713
B. Owner:
Same as Applicant
C. Representative:
Mike Wardle, Brighton Corporation – 12601 W. Explorer Dr., Ste. 200, Boise, ID 83713
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 5
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 4/14/2019 5/10/2019
Radius notification mailed to
properties within 300 feet 4/9/2019 5/7/2019
Public hearing notice sign posted
on site 4/18/2019 5/18/2019
Nextdoor posting 4/9/2019 5/7/2019
V. STAFF ANALYSIS
Comprehensive Plan (https://www.meridiancity.org/compplan):
This property is designated Medium Density Residential (MDR) on the City’s Future Land Use Map
(FLUM) contained in the Comprehensive Plan.
The MDR designation allows smaller lots for residential purposes within City limits. Uses may include
single-family homes at gross densities of 3 to 8 units per acre. Single-family residential detached
homes are proposed at a gross density of 4.0 units/acre consistent with the MDR designation.
A. PRELIMINARY PLAT
The proposed preliminary plat consists of 21 building lots and 7 common lots on 5.25 acres of land
in the R-8 zoning district for Bainbridge Southeast Subdivision. This subdivision will be included
in the Homeowner’s Association for the larger Bainbridge Subdivision and will have access to the
same common areas and site amenities.
The subject property was previously part of the preliminary plat (PP-13-011) for Bainbridge
Subdivision and was to be the final phase of development. The reason for submittal of a new
preliminary plat is that the number of buildable lots proposed in this phase, in additional to those
in previous phases, would have exceeded the total number approved with the preliminary plat
making the final plat not in substantial compliance with the approved preliminary plat as required
by UDC 11-6B-3C. See the Applicant’s narrative for more information.
Existing Structures/Site Improvements:
There are no existing structures on this site.
Dimensional Standards (UDC 11-2):
The proposed plat and subsequent development is required to comply with the minimum
dimensional standards listed in UDC Table 11-2A-6 for the R-8 district.
Phasing Plan:
The subdivision is proposed to develop in one (1) phase.
Access (UDC 11-3A-3, 11-3H-4):
Access is proposed for the development via internal local streets to be constructed with Phase 9 of
Bainbridge Subdivision. A public stub street is proposed to the adjacent 2.5 acre parcel to the north
(Parcel #S0427142323) for future extension and access for that parcel. No access is proposed via
N. Ten Mile Rd.
Staff recommends the right-of-way for N. Fairborn Ave. is shifted to the east so that it
touches Parcel #S0427142323 in a width adequate for the construction of a public street; or,
right-of-way is dedicated for a stub street to the out-parcel. This is necessary because
Page 6
without a public street connection to Fairborn for the out-parcel, the cul-de-sac length will
exceed the maximum of 450’ allowed by UDC 11-6C-3B-4.
Parking (UDC 11-3C):
Off-street parking is required to be provided for single-family detached dwellings as set forth in
UDC Table 11-3C-6.
Pathways (UDC 11-3A-8):
No pathways are proposed with this development.
Sidewalks (UDC 11-3A-17):
Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC 11-3A-
17. Detached sidewalks are proposed throughout the development in accord with UDC standards
except for along S. Double Eagle Ln., the stub street to the north where attached sidewalks are
proposed.
Parkways (UDC 11-3A-17):
Parkways are required to be constructed and landscaped per the standards listed in UDC 11 -3A-
17E. Eight-foot wide parkways are proposed as shown on the landscape plan in accord with UDC
standards. Class II trees are proposed within the parkways in accord with UDC standards.
Landscaping (UDC 11-3B):
Street buffer landscaping is required to be provided as set forth in UDC Table 11-2A-6 for the R-8
district in accord with the standards listed in UDC 11-3B-7C.
A 35-foot wide buffer is required along N. Ten Mile Rd., an arterial street and entryway corridor; a
street buffer in excess of UDC standards is proposed.
Qualified Open Space (UDC 11-3G):
A minimum of 10% (or 0.53 of an acre) qualified open space is required to be provided for the
single-family residential portion of the development based on 5.25 acres of land per the standards
listed in UDC 11-3G-3B.
A qualified open space exhibit was submitted as shown in Section VII.C that depicts 0.60 of an
acre (or 11.43%) of qualified open space in excess of UDC standards consisting of parkways along
all internal local streets, except for along S. Double Eagle Ln., and common area in excess of 50’ x
100’ in area.
Qualified Site Amenities (UDC 11-3G):
A minimum of one (1) qualified site amenity is required to be provided for the development based
on 5.25 acres of land per the standards listed in UDC 11-3G-3C.
The Applicant is not proposing any amenities with this subdivision but requests that the second
community pool and playground that was constructed in Phase 9, directly to the west of this site,
be allowed to count toward the amenity required with this subdivision. Because this project will be
included in the Bainbridge HOA and additional site amenities above the minimum required were
provided in Bainbridge Subdivision, Staff is amenable to the Applicant’s request.
Waterways (UDC 11-3A-6):
No waterways cross this site.
Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
7. Fencing is not depicted on the landscape plan.
Page 7
The developer is required to construct fencing abutting pathways and common open space
lots in residential areas to distinguish common from private areas; therefore, the landscape
plan should depict fencing accordingly.
Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street
lighting is required to be installed in accord with the City’s adopted standards, specifications and
ordinances. See Section VIII.B below for Public Works comments/conditions.
Pressurized Irrigation System (UDC 11-3A-15):
An underground pressurized irrigation system is required to be provided for each lot within the
development.
A 20-foot wide gravity irrigation easement is depicted on the plat along the southern boundary of
the site. This is for the over-flow coming out of Hero’s Park that conveys irrigation water through
and to the Bainbridge property. The Applicant has a water right that is delivered through this
overflow and is combined with the McMullen and Harrell Laterals to provide the irrigation water
for Bainbridge.
The Applicant received Council approval in 2016 for the McMullen Lateral to be located
within adjacent building lots rather than in a common lot (H-2016-0115). Staff recommends
that approval be honored with this preliminary plat without further application.
Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City’s
adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City as set forth in UDC 11-3A-18.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed single-family dwellings as shown
in Section VII.D, consistent with those constructed in previous phases of Bainbridge Subdivision.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed Preliminary Plat per the conditions included in
Section VIII in accord with the Findings in Section IX.
B. The Meridian Planning & Zoning Commission heard these items on May 2, 2019. At the public
hearing, the Commission moved to recommend approval of the subject PP request.
1. Summary of Commission public hearing:
a. In favor: Mike Wardle, Brighton Corporation
b. In opposition: None
c. Commenting: None
d. Written testimony: None
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s) of public testimony:
a. None
3. Key issue(s) of discussion by Commission:
a. The provision of a site amenity in the common area near the cul-de-sac.
4. Commission change(s) to Staff recommendation:
a. Add a requirement for the provision of a site amenity such as a bench/seating area in the
common area on Lot 10, Block 32 (see condition #A.2c in Section VIII).
Page 8
5. Outstanding issue(s) for City Council:
a. Applicant requests approval of a waiver to UDC 11-3A-6D to allow an existing 20-foot
wide irrigation easement along the southern boundary of the site to be located within
adjacent building lots as previously approved with the preliminary plat for Bainbridge
Subdivision (H-2016-0115).
VII. EXHIBITS
A. Preliminary Plat (dated: 3/15/19) NOT APPROVED
Page 9
Alternate design presented by the Applicant at the Commission hearing to provide access to the out-
parcel and decrease the length of the cul-de-sac:
Page 10
B. Landscape Plan (date: 3/15/2019) NOT APPROVED
Page 11
C. Qualified Open Space Exhibit (dated: 3/27/19) NOT APPROVED
Page 12
D. Conceptual Building Elevations:
Page 13
Page 14
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
1. The preliminary plat included in Section VII.A, shall be revised as follows:
a. Shift the right-of-way for N. Fairborn Ave. to the east across Lot 13, Block 30 so that it
touches Parcel #S0427142323 in a width adequate for the construction of a public street;
or, dedicate right-of-way for a stub street to the out-parcel.
2. The landscape plan included in Section VII.B shall be revised as follows:
a. Depict fencing on building lots adjacent to common open space lots to distinguish
common from private areas as set forth in UDC 11-3A-7A.7.
b. Reconfigure the lot/right-of-way configuration per condition #1a above.
c. Depict a site amenity such as a bench/seating area in the common area on Lot 10, Block
32.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the
standards can be found at http://www.meridiancity.org/public_works.aspx?id=272
Applicant shall be required to enter into a Future Installation Agreement and fund one
Type 1 streetlights on Ten Mile Road. Contact the Meridian Transportation and Utility
Coordinator for more information.
2. General Conditions of Approval
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. 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.
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and
water mains to and through this development. Applicant may be eligible for a
reimbursement agreement for infrastructure enhancement per MCC 8-6-5.
2.3 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 development plan approval.
Page 15
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-
round source of water (MCC 12-13-8.3). 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 prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the
final plat by the City Engineer. Any structures that are allowed to remain shall be subject
to evaluation and possible reassignment of street addressing to be in compliance with
MCC.
2.6 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.
2.7 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
Engineering Department at (208)898-5500 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 Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and
activated, road base approved by the Ada County Highway District and the Final Plat for
this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all
uncompleted fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 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.
2.12 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.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 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.
Page 16
2.18 The design 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.
2.19 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.
2.20 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.
2.21 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A
copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272.
2.22 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water and reuse
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 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.
2.23 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, water and reuse
infrastructure for duration of two years. This surety will be verified by a line item cost
estimate 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.
C. FIRE DEPARTMENT
http://weblink.meridiancity.org/weblink8/0/doc/165008/Page1.aspx
D. POLICE DEPARTMENT
No comments were received
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
No comments were received
F. SETTLER’S IRRIGATION DISTRICT
http://weblink.meridiancity.org/weblink8/0/doc/165339/Page1.aspx
http://weblink.meridiancity.org/WebLink8/PDF/v0ytj055glm4vgynydegsxy1/50/Settlers%20-
%20Bainbridge%20Southeast.pdf
Page 17
G. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancity.org/weblink8/0/doc/165348/Page1.aspx
H. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=165007&dbid=0
I. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http://weblink.meridiancity.org/weblink8/0/doc/164960/Page1.aspx
J. ADA COUNTY HIGHWAY DISTRICT (ACHD)
http://weblink.meridiancity.org/WebLink8/DocView.aspx?id=167949&dbid=0
IX. FINDINGS
Preliminary Plat (UDC 11-6B-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
The Commission finds the proposed plat is generally in conformance with the UDC if the
Applicant complies with the conditions of approval in Section VIII.
2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
The Commission finds public services can be made available to the subject property and will
be adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The Commission finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City’s CIP.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The Commission finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
The Commission is unaware of any significant natural, scenic or historic features that need to
be preserved with this development.