CC - Staff ReportBainbridge Hess Subdivision No. 1 – FP H-2017-0133 1
STAFF REPORT
MEETING DATE: November 8, 2017
(Continued from: October 24, 2017)
TO: Mayor and City Council
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Bainbridge Hess Subdivision No. 1 – FP (H-2017-0133)
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for final plat (FP) approval of 22 single-
family residential building lots and 6 common lots on 5.85 acres of land in the R-8 zoning district for
the first phase of Bainbridge Hess Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Bainbridge Hess Subdivision No. 1 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-2017-0133 as presented in the staff report for the hearing date of
November 8, 2017, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number H-2017-0133, as presented during the hearing on November 8, 2017, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number H-2017-0133 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 approximately ¼ mile south of W. Chinden Blvd. and east of N.
Black Cat Rd., in the NW ¼ of Section 14, T. 3N., R. 1W.
B. Applicant:
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
C. Owner:
Dallas Hess
6948 N. Spurwing Way
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 2
Meridian, ID 83646
D. Representative:
Michael Wardle, Brighton Development
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat depicts 22 single-family residential building lots and 6 common lots on 5.85
acres of land in the R-8 zoning district. The minimum property size in this phase is 7,190 square feet
(s.f.) with an average size of 7,952 s.f.
This property was included in the preliminary plat for Bainbridge Subdivision (PP -13-001) and is
actually the 8th phase of development of Bainbridge Subdivision (including the Bainbridge Park
Subdivision final plat) but because it’s under different ownership and not contiguous to the previous
phase of the Bainbridge development, the developer is phasing it in separately under the name
Bainbridge Hess Subdivision.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP-13-011) as required by UDC 11-6B-3D.2. There are 4 additional building lots than shown on
the approved preliminary plat for this phase; the amount of qualified open space is the same. With
Phase 6, there was one additional building lot and with Phase 4, there were two additional building
lots included on the final plats than shown on the approved preliminary plat; the first three phases,
Bainbridge Park Subdivision, and phase 5 contained the same number of building lots. The qualified
open space in Phase 3 exceeded that shown on the approved preliminary plat, while that in Phase 4
decreased by 0.41 of an acre; and Phases 1, 2, 6 and Bainbridge Park Subdivision were the same.
Because the number of building lots increased and the area of qualified open space decreased on
previous final plat phases, the applicant was required to submit an updated conceptual plat with the 6th
phase of development depicting what’s already been platted and what is planned to be platted in
future phases to ensure overall substantial compliance with the approved preliminary plat in accord
with UDC 11-6B-3C as required (see Exhibit E). The revised plan includes the 2.5 acre property
recently acquired by the developer at the west boundary of the site. A new preliminary plat is required
to be submitted for that area. The concept plan depicts a total of 573 building lots which includes 9
lots that will need to be included in a new plat which leaves 12 lots that are over the amount included
in the preliminary plat. These extra lots are the result of reductions in the width of lots based on
market adjustments. The applicant states they will apply for a new preliminary plat that will include
the extra lots as they get closer to Ten Mile Road and the LDS Church site.
To date, there are a total of 7 additional building lots than were approved on the preliminary plat.
Because the total number of building lots (338) shown on final plat applications to date has not yet
exceeded the total amount approved with the preliminary plat (i.e. 552), Staff deems the proposed
final plat in substantial compliance with the approved preliminary plat as required. However, at the
point more building lots are proposed than were approved with the preliminary plat, lots will either
need to be decreased in accord with that approved or, a new preliminary plat for the remaining area
will be required. A new preliminary plat is also required for additional land that has been acquired
since the preliminary plat was approved that is proposed to be included within the development.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation [AZ-05-058, Development Agreement
#106141058 (Keego Springs Subdivision)] and preliminary plat (PP-13-011) applications
approved for this site.
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 3
2. The applicant shall obtain the City Engineer’s signature on the final plat 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.
4. The final plat prepared by KM Engineering, stamped on 9/13/17 by Aaron L. Ballard, shall be
revised as follows:
a. Note #6: “. . . and homeowner’s association pressurized. irrigation.”
b. Note #14: Include the recorded instrument number.
c. Note #15: “. . .These lots are This lot is encumbered by that . . .”
5. The landscape plan prepared by KM Engineering, dated 9/13/17, shall be revised as follows:
a. Depict a concrete pad at the end of the common driveways on Lots 7 and 16 no more than 5
feet behind the sidewalk that is of sufficient area to accommodate the trash receptacles of the
residences that take access from the common driveway. Please contact Bob Olson at Republic
Services (345-1265) for additional information.
b. Fencing is required to be constructed by the developer abutting pathways and common open
space lots to distinguish common from private areas per the standards listed in UDC 11 -3A-7A.7;
include fencing details.
Note: Solid fencing adjacent to common driveways shall be prohibited, unless separated by a
minimum 5-foot wide landscaped buffer; otherwise, a 5-foot wide buffer is not required per UDC
11-6C-3D.
6. The common driveways shall be paved with a surface with the capability of supporting fire
vehicles and equipment; and shall be straight or provide a 28’ inside and 48’ outside turning
radius of per UDC 11-6C-3D.4.
7. A perpetual ingress/egress easement shall be filed with the Ada County Recorder, which shall
include a requirement for maintenance of a paved surface capable of supporting fire vehicles and
equipment per UDC 11-6C-3D.8.
8. 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.
9. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
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.
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 4
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.
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.
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 5
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
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.
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 6
V. EXHIIBITS
A. Vicinity/Zoning Map
B. Preliminary Plat (dated: 4/30/13)
C. Proposed Final Plat (dated: 9/13/17)
D. Proposed Landscape Plan (dated:9/13/17)
E. Updated Development Plan with Qualified Open Space Exhibit (dated: 8/15/17)
F. Common Driveway Exhibit
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 7
Exhibit A – Vicinity/Zoning Map
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Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 8
Exhibit B – Preliminary Plat (dated: 4/30/13)
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 9
Exhibit C – Proposed Final Plat (dated: 9/13/17)
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 10
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 11
Exhibit D – Proposed Landscape Plan (dated: 9/13/17)
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 12
Exhibit E: Updated Development Plan with Updated Qualified Open Space Exhibit (dated: 8/15/17)
Note: Single-family lot count includes 9 lots that will be included in a new preliminary plat that
were not within the boundary of the subject preliminary plat.
Bainbridge Hess Subdivision No. 1 – FP H-2017-0133 13
Exhibit F: Common Driveway Exhibit