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HomeMy WebLinkAboutCC - Staff Report for 12-17 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-2019-0125 Bainbridge Subdivision No. 11 LOCATION: Southeast corner of W. Chinden Blvd./ SH 20-26 and N. Tree Farm Way, in the NE ¼ of Section 27, T.4., R.1W. (Parcel #S0427120710) I. PROJECT DESCRIPTION The Applicant proposes a Final Plat consisting of 106 building lots, 6 common lots, and 7 other lots on 23.45 acres of land in the R-15 zoning district. This project was included in the Bainbridge North Subdivision preliminary plat but will be constructed as the 11th phase of Bainbridge Subdivision, the development to the south. 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 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-2019-0074 – Bainbridge North) 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 STAFF REPORT COMMUNITY DEVELOPMENT DEPARTMENT Page 2 preliminary plat, staff deems the final plat in substantial compliance with the approved preliminary plat. 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: 6/6/19) Page 3 B. Final Plat (date: 9/26/2019) Page 4 Page 5 Page 6 C. Landscape Plan (dated: 10/21/2019) Page 7 Page 8 Page 9 Page 10 D. Common Driveway Exhibit 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-2019-0074, Development Agreement #2018-047368 – Bainbridge North Subdivision). 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 September 24, 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 9/26/2019 by Aaron L. Ballard, included in Section VII.B shall be revised as follows: References (Sheet 1): a. R4.: Include Book and Page numbers Notes (Sheet 4): b. Note #1: “. . . approved with the Planned Unit Development (H-2019-0074) . . .” c. Note #12: Include the recorded instrument number of the sewer and water easement. d. Note #19: Include recorded instrument number for ACHD license agreement. Page 11 e. Depict zero (0) lot lines on those lots that have shared walls as shown on the site plan approved with the planned development (i.e. all perimeter lots adjacent to W. Chinden Blvd./SH 20-26, N. Tree Farm Way and W. Lost Rapids Dr. except for Lots 17-22, Block 1). f. Make any changes necessary to accommodate 14 additional parking spaces for guests dispersed between Lot 92, Block 1 and the eastern common lot (shown as Lot 154 on the preliminary plat) in Phase 2 in accord with preliminary plat condition #VIII.A.2b. 5. The landscape plan prepared by Alyssa Yensen, KM Engineering, dated 10/21/19, needs to be revised prior to signature on the final plat by the City Engineer, as follows: a. Two (2) additional trees are required in the street buffer along W. Chinden Blvd./SH 20-26 per the standards listed in UDC 11-3B-7C.3b, which require one (1) tree per 35 linear feet. b. At a minimum, one (1) tree shall be added in the common area with the micro-path between Lots 48 and 49, Block 1 in accord with UDC 11-3B-12C.2. c. Depict a 10-foot wide compacted gravel shoulder meeting the construction standards of ACHD and landscaping (lawn or other vegetative groundcover) along W. Chinden Blvd./SH 20-26 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. d. Depict 14 additional parking spaces for guests dispersed between Lot 92, Block 1 and the eastern common lot (shown as Lot 154 on the preliminary plat) in Phase 2 in accord with preliminary plat condition #VIII.A.2b. e. Depict the location of the gates across the private street entries to the development; the gates shall be located a minimum of 50 feet back from the ultimate edge of right-of-way to the connecting public street to allow sufficient stacking distance as set forth in UDC 11-3F-4A.4. f. The detail (#8 on Sheet L1.5) for the noise abatement buffer for residential uses adjacent to SH-20/26/Chinden Blvd. shall be revised to comply with the standards listed in UDC 11 -3H- 4D.3. Wood fencing doesn’t qualify as a sound attenuating material; if a wall is proposed, it shall be impervious concrete or stucco or other appropriate sound attenuating material. The Director may approve alternative compliance as set forth in 11-5B-5 where the Applicant has a substitute noise abatement proposal in accord with ITD standards and prepared by a qualified sound engineer as set forth in UDC 11-3H-4D.4. g. Depict the footprint for the community center on Lot 119, Block 1. 6. Parking is only allowed on one side of the internal private streets; the opposite sides shall be signed “No Parking – Fire Lane.” Parking should be provided on the sides in front of the alley accessed units rather than in front of the patio homes with front accessed garages. 7. No parking is allowed in alleys or within street sections where medians are proposed; install “No Parking – Fire Lane” signage accordingly. The parallel parking spaces off the alleys are allowed. 8. Provide address signage at the private street for homes on Lots 6 and 7, Block 1 accessed by the common driveway for emergency wayfinding purposes. 9. Development of Lots 4, 6-8, Block 1 shall be consistent with the common driveway exhibit in Section V.D. 10. A perpetual ingress/egress easement shall be filed with the Ada County Recorder for the common driveway on Lot 5, Block 1, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. A copy of the recorded easement shall be submitted to the Planning Division prior to signature on the final plat by the City Engineer. Page 12 11. A community center is required to be constructed on Lot 119, Block 1 as proposed with the preliminary plat. A Certificate of Zoning Compliance and Administrative Design Review application shall be submitted to the Planning Division and approved prior to application for a building permit. A building permit is allowed to be issued for the community center prior to recordation of the final plat. 12. All attached structures are required to comply with the residential design standards listed in the Architectural Standards Manual. An administrative design review application shall be submitted to the Planning Division and approved prior to submittal of building permit applications; one design review application may be submitted for the overall development. 13. Staff’s failure to cite specific ordinance provisions or conditions from the conditional use permit/planned development, 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. Please ensure that all existing streetlights are shown on the street light plans. Applicant shall enter into a future streetlight installation agreement for the streetlights on W. Chinden Boulevard (Hwy 20/26). The agreement shall be for the installation of 4 Type-1 streetlights. Contact the Transportation and Utility Coordinator at 898-5500 for additional details. 2. Consider realigning sewer mainline D on Sheet C5.1. We would prefer to avoid having the 8-inch main ran in such close of proximity to the seepage bed. Also, please revise manhole SSMH #G-1 inverts to carry the 0.10' drop through the manhole. 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 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. 8. The City of Meridian requires that the owner post with the City a performance surety in the amount Page 13 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 Deve lopment 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 ma y 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 11-1-4B. 16. 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. 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 Page 14 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, 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.