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HomeMy WebLinkAboutStaff ReportSTAFF REPORT: Meeting Date: September 22, 2009 TO: Mayor & City Council E IDIAN;--~- FROM: Sonya Watters, Associate City Planner 208-884-5533 Scott Steckline, Land Development Supervisor 208-898-5500 SUBJECT: FP-09-006 -Bainbridge Church Subdivision APPLICATION SUMMARY & LOCATION The applicant, Brighton Corporation, has applied for final plat approval of 1 building lot and 2 common area lots on 5.02 acres of land for Bainbridge Church Subdivision. The proposed subdivision is currently zoned R-8 (Medium Density Residential); however, a request to rezone the property to L-O (Limited Office) is in process and will be heard by City Council at the same meeting as the subject application. The property is located on the west side of N. Ten Mile Road, approximately 1/3 mile south of W. Chinden Boulevard, in the NE `/ of Section 27, T. 4N., R. 1 W. The City Council approved the preliminary plat (PP-OS-002) for Bainbridge Subdivision on April 19, 2005. The plat contained 389 single-family residential building lots, 22 other/common lots, 1 church lot, and 1 lot to be developed/re- subdivided in the future on 152.68 acres of land zoned R-8 (146.83 acres) and L-O (5.85 acres). A planned development (CUP-OS-002) was also approved at that time for single-family homes, a future neighborhood park, and a church with reduced minimum lot frontages, reduced minimum lot sizes, and increased maximum block length. A development agreement was required with annexation (AZ-OS-001) of this property, recorded as Instrument No. 109061598. There have been 3 time extensions granted to obtain the City Engineer's signature on the first final plat for this subdivision and commence the use as approved with the CUP. This is the first final plat proposed for Bainbridge subdivision. The applicant has until October 19, 2010 to obtain the City Engineer's signature on the final plat and commence the use approved with the CUP, as approved with the latest time extension (TE-09-014). Staff has reviewed the proposed final plat for consistency with the approved preliminary plat. The proposed final plat depicts one large lot where approximately 13 single-family residential lots were originally proposed. The large lot (Lot 2, Block 1) is planned for a church. Per UDC 11-6B-3C.2, because there are fewer building lots, the proposed plat is determined to be in substantial compliance with the approved preliminary plat. The applicant has submitted an overall site plan showing their plans for development of the property with the proposed changes in lot configuration (see Exhibit E). Note: A narrow strip of R-8 zoned land exists between the subject property and the out parcel owned by the Johnson's to the south that is not part of the subject rezone area or the proposed final plat for this property. This piece of land is covered by an agricultural access easement benefitting the Johnson property. Unless a property boundary adjustment is approved in the future to transfer this land to the Johnson 's, this area will need to be included in a subsequent final plat as common area_for the subdivision. Council should determine if this area should be included in the subject final plat for the church property. Note: The preliminary plat for Bainbridge depicts a stub street for future access to the out parcel owned by the Johnsons from the south subdivision boundary. When the preliminary plat was approved, the stub street to the south aligned with a stub to the north preliminary platted with Volterra subdivision. However, in 2008, a large portion of the Volterra development south of the subject property was rezoned and a revised concept plan was approved. The north easterly stub street to the north boundary shown on. the Volterra concept plan that provided access to the out- parcel now does not appear to exist. Future phases of Bainbridge will be required to provide local street access to the Johnson property (parcel #S0427142323). STAFF RECOMMENDATION Staff recommends approval of the Bainbridge Church Subdivision final plat subject to the conditions noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion of the City Council. Bainbridge Church Sub FP.doc PAGE 1 SITE SPECIFIC CONDITIONS Applicant is to meet all terms of the approved annexation (AZ-OS-001), development agreement (Instrument #109061598), preliminary plat (PP-OS-002), and conditional use permit/planned development (CUP-OS-002) applications for this subdivision. 2. If the City Engineer's signature has not been obtained on this final plat by October 19, 2010, the preliminary plat shall become null and void unless a time extension is obtained in accordance with UDC 11-6B-7C. 3. Prior to submittal for the City Engineer's signature, the Certificate of Owners and the accompanying acknowledgement shall be signed and notarized. 4. Revise the notes on the face of the plat prepared by James R.Washburn, stamped on August 24, 2009, prior to signature of the final plat by the City Engineer, as follows: a. Add a note prohibiting direct lot access to N. Ten Mile Road (per UDC 11-3A-3A) b. Include the recorded instrument number for the license agreement with ACHD. The subject property shall be subdivided prior to issuance of any building permits. 6. Revise the landscape plan prepared by The Land Group, dated August 11, 2009, submitted with this application, as follows: a. A 35-foot wide landscape street buffer is required to be constructed on the property along N. Ten Mile Road, an arterial street and entryway corridor, per UDC Table 11-2A-6 and preliminary plat condition of approval #5. If the required sidewalk is placed outside of the right-of--way and within the landscape buffer, the buffer width shall be increased to 40 feet, per preliminary plat condition #S. b. Direct lot access to N. Ten Mile Road is prohibited; revise landscape plan accordingly. c. A minimum 5-foot wide detached sidewalk is required along N. Ten Mile Road; revised plan accordingly. d. Include a pedestrian pathway/access at the west and south boundaries for future interconnectivity with the residential neighborhood, per requirement of the development agreement approved with RZ-09-003. 7. A 35-foot wide landscape street buffer is required along N. Ten Mile Road, an arterial street and entryway corridor per UDC Table 11-2A-6 and preliminary plat condition of approval #5; widen Lot 1, Block 1 and the buffer easement shown on the plat accordingly. If the sidewalk is placed within the street buffer, the width of the street buffer shall be increased to 40, feet, per preliminary plat condition of approval #S. 8. A minimum 5-foot wide detached sidewalk shall be constructed along N. Ten Mile Road and E. Broadbent Drive in accordance with the standards listed in UDC 11-3A-17. If the sidewalk is placed within the street buffer, a permanent public pedestrian easement shall be noted on the plat. 9. A minimum 20-foot wide landscape street buffer, including a minimum 5-foot wide detached sidewalk, is required on the north side of E. Broadbent Drive, a collector street, per preliminary plat condition of approval #5. If there is not adequate space for it to be provided in a future final plat within the area preliminary platted as Bainbridge Subdivision, the buffer shall be provided upon future development of the property to the north. 10. If permanent perimeter fencing is not installed around the perimeter of the site, temporary construction fencing is required to be installed to contain debris during construction prior to issuance of building permits. 11. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information. 12. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11-3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-1 L If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the Bainbridge Church Sub FP.doc PAGE 2 developer to comply with ACRD, City of Meridian and all other regulatory requirements at the time of final construction. 13. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAL REQUIREMENTS 1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2. Street signs are to be in place, water system shall be approved and activated, fencing installed, sewer line shall be installed and passed air test and video inspection, final plat recorded and road base shall be approved prior to applying for building permits. 3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. All development improvements, including but not limited to water, sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 5. A written certificate of completion shall be prepared by the landscape architect, landscape designer or qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The Certificate of Completion shall verify that all landscape improvements, including plant materials and sprinkler installation, are in substantial compliance with the approved landscape plan. 6. The applicant shall provide a 20-foot easement for all public water/sewer mains (new or existing) outside of public right of way (include all water services and hydrants). 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, 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. 7. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to any construction plan approval. 8. The applicant will be required to abandon any services that are not utilized with final construction. Contact Meridian Public Works for requirements. 9. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 10. Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 11. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 12. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 13. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 14. 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 maybe used for non-domestic purposes such as landscape Bainbridge Church Sub FP.doc PAGE 3 irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 15. 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. 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 applicant's 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 the 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. EXHIIBITS A. Zoning/Aerial Map of Subject Property B. Approved Preliminary Plat C. Proposed Final Plat D. Proposed Landscape Plan E. Conceptual Site Plan Bainbridge Church Sub FP.doc PAGE 4 Exhibit A -Zoning/Aerial Map of Subject Property ~; ':'` k ~* F .t, ~~~,'. ,~ "r r,;" "` `:~ ..,;~ .. y Cad I'.;ii~~~~ ffi:, ~,tp x,_xL ~r,,,~?~+~. 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Bainbridge Church Sub FP.doc PAGE 6 Exhibit C -Proposed Final Plat rt_ai '~HUWINU ~3AiNBRIDGF~ CHI'H('H Sh1;D1V1SI0N LOCATED IN THE SEt/4 Of THE NE1/4 nE ECTION 27, T.4N., R.iW., B.M. MERIpiAN, AD~A COUNTY, lDANO a~ ~:. ~ 2009 .~~~ `~ Mme,, Bug~fueertng NorLhW98L LLC r y,,. +'"'"~ c~, 52? ~~~ BOISE IDAHO ,. z ~ zs w_ rNNiptN ooutrvaN6n~s Hlo-l'xnv ao-gel say°2a M -. : ~~ ;.~z..~. a~scx z -NTS- Nn rE<, i~anr a xa~+n M. n n ,«rW M ,. "a ~. u ~i cei r_ v n.F r.~,r wwt. sv it uu~~smn ~xnn wn N u Y`A M.Y M usauw ~i Ire r ~s„i~r4ra: ~ Ya REAL POIN? OF ffCINNINf) I f '^ <. r .-TE ~. SB919 18~E 1184 67\ ' ~ ~ 1., i wxi GYYP' 9 ~ ~ __ r --T.,,_.__ E pIZOAUgEN7 OR. h ,: o .. I I ~ , - _- ~-. ... 1 ~ - . ~ r,~ 1.._... _ ,.: 1 1 1 nR~ { ,~ I I ` ~xi'AI 5 I O I I a i 7 I .. M 3, ~ I r~ ~i I I ~s ~ -~ i I x 1r ~z ~< ~ ~ U ~ i ~ rv M ~ g I J it i 1 ~cGr r I I " ~ i (; i III I I ~`~ iG I1 NCS'48'25'M 4p_ 5. y ' $ _ _ --~ ~ .I ~ ~ 5 -==.p I .~ 11I M: . ~.a~ yK i ~ ~Po"~~ ~' i l~ i17 ~S28 -'4c ^w. Q4. 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OWNER DATA /31~wm w, i... ,. _ . _. ,Landscape Plan.. _ u 0 N~ >~ ~o LL m ~ ~~ ~U m a )TES ~ ,, a........, ».~ goo... , m ~.... .~~ e~ ..r.~ ~ r . w J P ~= , ~~n-n. •r Mrn. t~.s rt~n ~mr~.. ~+ Bainbridge Church Sub FP.doc PAGE 8 PROJECT CALCULATIONS Exhibit E -Conceptual Site Plan EXHIBIT B Bainbridge Church Sub FP.doc PAGE 9 .~ a- a_~-.-_. _. _ , ~~~1 --~--____