HomeMy WebLinkAboutCC - Staff Report1
Chris Johnson
From:Joshua Beach
Sent:Thursday, May 17, 2018 3:38 PM
To:mwardle@brightoncorp.com; Barbara Shiffer; Bill Parsons; C.Jay Coles; Charlene Way;
Chris Johnson
Subject:Bainbridge Connection - FP (H-2018-0026)
Attachments:Bainbridge Connection Sub- FP H-2018-0026.pdf
Mike - Please submit a written response to the staff report to the City Clerk’s office
(cjcoles@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 by Thursday at 3:00 pm, 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.
If you do not respond to the staff report by Thursday, or if you have concerns with the conditions of
approval, your project will be placed on the regular agenda.
Josh Beach | Associate City Planner
City of Meridian | Community Development Department
33 E. Broadway Ave., Meridian, Idaho 83642
Phone: 208-489-0576
Built for Business, Designed for Living
www.opportunitymeridian.org
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.
Bainbridge Connection Subdivision– FP H-2018-0026 1
STAFF REPORT
MEETING DATE: May 22, 2018
TO: Mayor and City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Bainbridge Connection (formerly Trilogy Sub.) – FP (H-2018-0026)
I. APPLICATION SUMMARY
The applicant, Brighton Corporation, has applied for final plat (FP) approval of 10 single-family
residential building lots on 2.595 acres of land in the R-8 zoning district.
NOTE: The subject property was approved as part of the Trilogy Subdivision. The applicant has
acquired the property to include it as part of the Bainbridge project. Although ownership has changed
this property is still subject to the development agreement approved with the Trilogy Subdivision. In
the analysis section below, staff has compared the differences between the layout approved with the
preliminary plat and the one proposed with the final plat to ensure substantial comp liance in accord
with UDC 11-6B-3C.
II. STAFF RECOMMENDATION
Staff recommends approval of the Bainbridge Connection Subdivision final plat subject to the
conditions noted in Sections VI and VII below. These conditions shall be considered in full, unless
expressly modified or deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number H-2018-0026 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-2018-0026, 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-2018-0026 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 subject property is located on the north side of W. Vanderbilt Drive, east of N. Black Cat
Road, in the NW ¼ of Section 27, T. 4N., R. 1W.
B. Applicant:
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
Bainbridge Connection Subdivision– FP H-2018-0026 2
C. Owner:
Same as Applicant
D. Representative:
Michael Wardle, Brighton Development, Inc.
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat depicts 10 single-family residential building lots on 2.595 acres of land in the
R-8 zoning district. The minimum property size is 7,919 square feet (s.f.) with an average size of
9,318 s.f.
As noted above, the subject property was approved as part of the Trilogy Subdivision. The layout
approved with the preliminary plat included a total of 22 residential lots in this area of the plat and a
stub street along the west boundary of the Bainbridge Subdivision. The submitted plat reduces the
number of residential lots from 22 to 10. The stub street along the west boundary now provides a
direct west/east connection between this and other phases of the Bainbridge project. With the
modification proposed by the applicant, the block length with this phase in conjunction with
additional phases exceeds the 750 maximum block length required by UDC 11-6C-3F. The UDC
authorizes the Council to grant longer block lengths if a pedestrian connection is proposed to an
adjoining development. The applicant should provide a micropath connection with the adjoining
property to the north (future phase of the Trilogy Subdivision) to mitigate the extended block length
and provide interconnectivity between developments.
There are no amenities or open space proposed with this phase of development..
The UDC grants the director the authority to allow modifications to a plat notwithstanding the
following changes:
1. The number of buildable lots is the same or fewer;
2. The amount of common open space is increased;
3. The amount of open space is relocated with no reduction in the total amount;
4. The number of open space lots has been increased; or
5. The transportation authority has required minor change.
Based on the changes as described above, staff has reviewed the proposed final plat for substantial
compliance with the approved preliminary plat (PP-15-015) as required by UDC 11-6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-06-032, Development Agreement
#2015-107894), and preliminary plat (PP-15-015) applications approved for this site.
2. The applicant shall obtain the City Engineer’s signature on the final plat by October 24, 2018 OR
within two years of the City Engineer’s signature on the previous phase final plat 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.
Bainbridge Connection Subdivision– FP H-2018-0026 3
4. The final plat prepared by KM Engineering, stamped on 2/1/18 by Aaron L. Ballard, is approved
with the following revisions:
a) Include a note on the plate that references the recorded development agreement
Instrument # 2015-107894.
b) Applicant shall include a 15-foot micropath lot in Block 1 to mitigate the extended block
length between this phase and future phases of the Bainbridge Subdivision.
5. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If
permanent fencing does not exist at the subdivision boundary, temporary construction fencing to
contain debris shall be installed around this phase prior to release of building permits.
6. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
7. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
8. Prior to City Engineer’s signature on the final plat, the applicant shall submit an electronic copy
of a landscape plan demonstrating compliance with the micropath standards set forth in UDC 11-
3A-8 and 11-3B-12.
VII. 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,
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
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.
Bainbridge Connection Subdivision– FP H-2018-0026 4
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 6-5 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
Bainbridge Connection Subdivision– FP H-2018-0026 5
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 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.
V. EXHIIBITS
A. Vicinity Map
B. Preliminary Plat (dated:8/12/2015)
C. Proposed Final Plat (dated: 2/01/18)
Bainbridge Connection Subdivision– FP H-2018-0026 6
Exhibit A – Vicinity Map
Bainbridge Connection Subdivision– FP H-2018-0026 7
Exhibit B – Preliminary Plat (dated: 8/12/2015)
Bainbridge Connection Subdivision– FP H-2018-0026 8
Exhibit C – Proposed Final Plat (dated: 2/01/2018)