Bainbridge Subdivision No. 11 (H-2019-0125)
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BAINBRIDGE SUBDIVISION NO. 11 – FP H-2019-0125
Page 1 of 3
BEFORE THE MERIDIAN CITY COUNCIL
HEARING DATE: DECEMBER 17, 2019
IN THE MATTER OF THE
REQUEST FOR FINAL PLAT
CONSISTING OF 106 BUILDING
LOTS, 6 COMMON LOT AND 7
OTHER LOTS ON 23.45 ACRES OF
LAND IN THE R-15 ZONING
DISTRICT FOR BAINBRIDGE
SUBDIVISION NO. 11
BY: BRIGHTON INVESTMENTS,
LLC
APPLICANT
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CASE NO. H-2019-0125
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council on December 17, 2019 for final plat approval
pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the
Administrative Review is complete by the Planning and Development Services Divisions of the
Community Development Department, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat, the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of “PLAT SHOWING BAINBRIDGE SUBDIVISION NO. 11,
LOCATED IN A PORTION OF THE NORTH ½ OF THE NORTHEAST ¼
AND A PORTION OF THE EAST ½ OF THE NORTHEAST ¼ OFHTE
NORTHWEST ¼ OF SECTION 27, TOWNSHIP 4 NORTH, RANGE 1 WEST,
Meridian City Council Meeting Agenda January 7, 2020 – Page 210 of 552
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BAINBRIDGE SUBDIVISION NO. 11 – FP H-2019-0125
Page 2 of 3
B.M., CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2019,
HANDWRITTEN DATE: 9/26/19, by AARON L. BALLARD, PLS, SHEET 1
OF 6,” is conditionally approved subject to those conditions of Staff as set forth in
the staff report to the Mayor and City Council from the Planning and
Development Services divisions of the Community Development Department
dated December 17, 2019, a true and correct copy of which is attached hereto
marked “Exhibit A” and by this reference incorporated herein, and the response
letter from Kody Daffer, Brighton Corporation, a true and correct copy of which
is attached hereto marked “Exhibit B” and by this reference incorporated herein.
2. The final plat upon which there is contained the certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City’s
requirements shall be signed only at such time as:
2.1 The plat dimensions are approved by the City Engineer; and
2.2 The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash surety has been
issued guaranteeing the completion of off-site and required on-site
improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code § 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
Meridian City Council Meeting Agenda January 7, 2020 – Page 211 of 552
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review may be filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (2 8) days after the date of this decision and order, seek a judicial review pursuant to Idaho
Code§ 67-52.
By action of the City Council at its regular meeting held on the 7th day of
January , 2020.
By:
cUS; l Tammy de d
'so Mayor, City Meridian
ov KL AV
City
Copy served upon the Applicant, Planning and Development Services Divisions of the Community
Development Department and City
Attorney.
By: %SCJ Dated: !
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BAINBRIDGE SUBDIVISION NO. 11— FP H-2019-0125
Page 3 of 3
EXHIBIT A
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
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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)
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B. Final Plat (date: 9/26/2019)
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C. Landscape Plan (dated: 10/21/2019)
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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.
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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.
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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
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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 warra nty 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 11-1-4B.
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
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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 supplie d 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.
Meridian City Council Meeting Agenda January 7, 2020 – Page 226 of 552
Chris Johnson
From: Kody Daffer < kdaffer@ brig htoncorp.com >
Sent: Monday, December 9, 2019 2:02 PM
To: Sonya Allen; Adrienne Weatherly; Charlene Way; Chris Johnson
Cc: Jon Wardle; Bill Parsons; Bruce Freckleton
Subject: RE: Bainbridge Sub. 11 - FP H-2019- 0125 Staff Report for Dec. 17th Council Mtg
External Sender - Please use caution with links or attachments.
All,
We have reviewed the staff report and analysis, and agree with the conditions of approval. We request that this item be
placed on City Council consent agenda on December 17th.
Kody Daffer
Cell 208.871.3812
From: Sonya Allen <sallen@meridiancity.org>
Sent: Monday, December 9, 2019 9:53 AM
To: Adrienne Weatherly <aweatherly@meridiancity.org>; Charlene Way <cway@meridiancity.org>; Chris Johnson
cjohnson@meridiancity.org>
Cc: Kody Daffer <kdaffer@brightoncorp.com>; Jon Wardle <jwardle@brightoncorp.com>; Bill Parsons
bparsons@meridiancity.org>; Bruce Freckleton <bfreckleton@meridiancity.org>
Subject: Bainbridge Sub. 11 - FP H-2019-0125 Staff Report for Dec. 17th Council Mtg
Attached is the staff report for the proposed final plat for Bainbridge Sub. 11. This item is scheduled to be on the City
Council agenda on Dec. 17th. The hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 6:00 pm. Please
call or e-mail with any questions.
Kody - Please submit a written response to the staff report to the City Clerk's office (cityclerk@meridiancity.org) and me
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, 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 for discussion.
If you do not respond to the staff report by Thursday at 3:00 pm, or if you have concerns with the conditions of approval,
your project will be placed on the regular agenda.
Thanks,
Sonya Allen I Associate Planner
City of Meridian I Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-884-5533 1 Fax: 208-489-0578
C -1E ID,
Built for Business, Designed for Living
EXHIBIT B
Meridian City Council Meeting Agenda January 7, 2020 – Page 227 of 552
U013013
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.
Meridian City Council Meeting Agenda January 7, 2020 – Page 228 of 552