HomeMy WebLinkAboutCC - Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 7/23/2019
DATE:
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0075
Bainbridge Subdivision No. 10
LOCATION: West side of N. Ten Mile Rd.,
approximately '/2 mile south of W.
Chinden Blvd./SH 2O-26 in the NE '/4 of
Section 27, T.4., R.1 W. (Parcel
#SO427141870)
I. PROJECT DESCRIPTION
E IDIAI�T�
The Applicant proposes a Final Plat consisting of 21 building lots and 6 common lots on 5.05 acres of
land in the R-8 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:
Kameron Nauahi, Brighton Corporation — 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 (H-2019-0042 - Bainbridge Southeast) in accord with the requirements listed in UDC 11 -6B -
3C.2. Because the number of buildable lots and common area is the same as shown on the approved
Page 1
preliminary plat, staff deems the final plat in substantial compliance with the approved preliminary
plat.
Note: The City Council approved a waiver (H-2016-0115) to UDC 11 -3A -6D to allow the existing
20 foot wide irrigation easement along the southern boundary of the site to be located within
adjacent building lots rather than in a separate common lot.
IV. DECISION
Staff recommends approval of the proposed final plat within the conditions noted in Section VIII
of this report.
V. EXHIBITS
A. Preliminary Plat (date: 5/7/19)
BAINBRIDGE SOUTHEAST
IArour E(IiI9R
BEV ISFD suns
Page 2
BRICHTON CORPORATION
km
B. Final Plat (date: 5/20/2019)
P LAT OF
Bainbridge Subdivision No. 10
A GORTON OF TH€ SOUTHEAST 114 OF THE NORTHEdSF 114 OF SECTION zl,
TOWNSHIP4 WF IH, RANGE 1 WEST, B.M.,
CRY OF WERID", AQA[OUNIY, TARO. N
soE9
SO
w.veea<.hIRI><.
8alnhrlda tfi,� �* �2�. sx
:em.ws,
E6wxf'2YE BalnhM¢SuhtlM,lon
az9z' No.9
RIT89'wY sort Ylo'w lS SHEET INDEX
].R4' SHEET 1- su9Ofl45aN YW IN9 I£ M
NIa'x9'8E•E 5. Et T8YG1'E
2 ea'St"96°[ 9516' amS• — SHEET x - DERIFlCFR OF OWNERS. IM M /SIT[ NM uNE TmB
_ __ _ 9N lLOLIc )0 SYEI7 3 - CEI ICATES MID FGPROwuS
8 R1
E 8., 8 Q 1 REFERENCES
�etla'21mE f ,'06t y I R1. RECTPo] L 911T.fY Nv 1822. PFSHRIM K 6Y. mvM_ ^•„¢
� 140A' � S9V38'31°N' I RS. RlCUII➢ OI &FMY w 11ble, RE,,tiFd, M MA LouNrc, muni.
ealMeldBpsm�a� f ,E.1T R5. flLtiUfe] cE sunEr Ha ,Ttx, NEweos w xi1 couNn, iwHo.
Nag
_
3r _ K 1. Of -n9 ni
� s $ (� VI t�v uoettcf I wc�s ,w,9 tarll. cr
s�2tmi ,fomY I PPtf'S's ofCOP➢L�iIEZN. Gv+ais eT
a I "° ''has• I
z 6 $ I Q �' LEGEND Eou
BugxK
-0Saen I B fn P4&Rue C.u•, 69 NSIFA
sessl'oe•E oror rl Bey fa I O •Na�Iz5/e' REW � Hmm® uoIERN19E
Piwsic cw
R # I v tou ,JY Rmw u
sevst'us-L ,eooY I$ � ^I - X S I 'PoS IZ/fN' UNLESS 'HPROTEO 6TNE1M18E
FI aw
�° iv f g E YY 4 a• C y l xcwaEo FOO
3S.N' raanYtlt ler.3a �� � B W� � LbT NLM9ER
rnp' ie '� Ipp U WT NLWEER PER MHURutE
r _ _ / I'i um Frve;Ipx Ha 9
_ slve4
WII—dV
p IsaC «oo aa.ep• Ha.90 r1.9Y YY PERI —
,bb¢sbi d exouW a w S!. ,F.SY ,w,Ip� r No- IN — — _ utwsfn Im uf¢
s Nag I g _ f b f_��f—____s�_rm_ Ees— ImE
r BtQ[t(M. I,a R MOOC9Z R .S I I!L!LlLFGS(L/f_H AHO EA W M (SEE HOTE 11)
Lc v gi A @ a��$ TrQiv ria w' Q.r (v] w®r Qw b
DEVELOPER
$ BRIGHTON CORPORATION
BOISE, IP
e9..w' w.w' rr a iQ.m• .Imc «.00• a1w R n.�' snsrlrE �°�`u'°
FTR GMF
see•2,'„` 19'9''s In9"xI'frY et F43 b,�S
H. m 75—
- uePI161a114
S.Yp. TfR�I I6,�ex.rem
Page 3
C. Landscape Plan (dated: 5/30/19)
rel" N
0 y.
PEN SPACE CALCULATIONS
�•f 'Sg'+1 — � grt., "'n`1�,...,. � � M+.csil w. wm mn.�.irurem.mn N,.
� I e I� I e I@! g 1 9
E
11Ib
ILII � IH DLII I
iivnwm. � ,v.ranme Q 2� G
yo
OECI�IIONS TREE PIAN�IN6 G11f)SSAKIH6 OETAILL °�'�
SEE• d I dGE1W.T I<tYIEW
nm�«
'AT
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-2019-0042, Development Agreement #109061598).
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 June 11, 2021), 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 5/20/2019 by Aaron L. Ballard, included
in Section VII.B shall be revised as follows:
Face of the plat (Sheet 1):
a. Include recorded instrument number for 55' ROW depiction.
Page 4
BPJNBRIOGE
SUBI)MSIUN
NO. 9
e
PEN SPACE CALCULATIONS
�•f 'Sg'+1 — � grt., "'n`1�,...,. � � M+.csil w. wm mn.�.irurem.mn N,.
� I e I� I e I@! g 1 9
E
11Ib
ILII � IH DLII I
iivnwm. � ,v.ranme Q 2� G
yo
OECI�IIONS TREE PIAN�IN6 G11f)SSAKIH6 OETAILL °�'�
SEE• d I dGE1W.T I<tYIEW
nm�«
'AT
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-2019-0042, Development Agreement #109061598).
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 June 11, 2021), 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 5/20/2019 by Aaron L. Ballard, included
in Section VII.B shall be revised as follows:
Face of the plat (Sheet 1):
a. Include recorded instrument number for 55' ROW depiction.
Page 4
b. Shift the shared property line between Lots 8 and 9, Block 32 to the west to allow for a 5 -foot
wide area for planting shrubs and trees outside of the easement in accord with UDC 11-3B-
7C.lb.
References (sheet 1):
c. R6: Include Book and Page numbers.
Notes (Sheet 2):
d. Note #17: Include recorded instrument number for ACHD sidewalk easement.
e. Note #18: Include recorded instrument number for ACHD easement.
f. Exclude Lot 9, Block 32 from the easement in accord with condition #4b above.
5. The landscape plan prepared by KM Engineering, dated 5/30/19, needs to be revised as follows:
a. Shift the shared property line between Lots 8 and 9, Block 32 to the west to allow for a 5 -foot
wide area for planting shrubs and trees outside of the easement in accord with UDC 11-3B-
7C.lb; include the (4) required street trees along N. Ten Mile Rd. in this area; update the
Street Tree Calculations table accordingly.
b. Depict fencing along the west side of Lot 3, Block 32 to distinguish common from private areas
as set forth in UDC 11 -3A -7A.7. Also depict the fencing type for all fencing proposed that
complies with the standards listed in UDC 11-3A-7; or, include the symbols in a legend that
defines the type.
c. Depict a site amenity such as a bench/seating area in the common area on Lot 8, Block 32.
d. Depict the five (5) parkway trees required along N. Fairborn Ave. in the adjacent building lots
where the area is encumbered by a drainage easement; update the Street Tree Calculations table
accordingly.
e. A 10 -foot wide compacted gravel shoulder meeting the construction standards of ACRD and
landscaping (lawn or other vegetative groundcover) is required to be provided along N. Ten Mile
Road if the unimproved right-of-way is 10 feet or greater from edge of pavement to edge of
sidewalk or property line in accord with UDC 11 -3B -7C.5. A license agreement will be required
with ACHD for any improvements within the right-of-way.
6. 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. The street lighting plan submitted with the application appears to comply with Meridian City
Standards based on a preliminary review. Applicant shall be responsible for the cost associated
with the installation of one Type streetlight, 35' in height with a 12' mast arm for the Ten Mile
Road frontage. A future installation agreement will be required for this light.
2. This phase is not serviceable until such time as Bainbridge Subdivision Phase No. 8 and 9 are
completed.
General Conditions:
3. 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
Page 5
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.
4. 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.
5. 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.
6. 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.
7. 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.
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.
9. 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.
10. 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.
11. 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.
12. 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.
13. Applicant shall be responsible for application and compliance with any Section 404 Permitting that
may be required by the Army Corps of Engineers.
14. Developer shall coordinate mailbox locations with the Meridian Post Office.
15. All grading of the site shall be performed in conformance with MCC 11 -I -4B.
16. Compaction test results shall be submitted to the Meridian Building Department for all building
Page 6
pads receiving engineered backfill, where footing would sit atop fill material.
17. 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.
18. 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.
19. 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.
20. 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.
21. 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.
22. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
23. 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.
24. 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.
25. 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.
26. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
Page 7
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.
Page 8