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CC - Staff Report Recommendation to Council STAFF REPORT E COMMUNITY N -- COMMUNITY DEVELOPMENT DEPARTMENT .►A H O HEARING 1/26/2021 Legend DATE: 1 . 0 I�Project Location TO: Mayor&City Council - e FROM: Sonya Allen,Associate Planner ® ® !! 208-884-5533 ® �� SUBJECT: FP-2020-0016 - ® ��� ® J EF Bainbridge Subdivision No. 12 LOCATION: South side of W. Chinden Blvd./ 3� ____ SH 2O-26, approximately 1/3 mile west of N. Ten Mile Rd.,in the NE 1/4 of Section 27,TA.,R.1W. ED I. PROJECT DESCRIPTION The Applicant proposes a Final Plat consisting of 59 building lots and 5 common lots on 11.71 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 12`h phase of Bainbridge Subdivision, the development to the south. II. APPLICANT INFORMATION A. Applicant: Kody Daffer, Brighton Development—2929 W.Navigator Dr., Ste. 400,Meridian,ID 83642 B. Owner: Brighton Investments,Inc. —2929 W.Navigator Dr., Ste. 400,Meridian,ID 83642 C. Representative: Same as Applicant 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 preliminary plat, staff deems the final plat in substantial compliance with the approved preliminary plat as required. Page 1 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) BAINBRIDGE NORTH SUBDIVISION PRELIMINARY PLAT A PARCEL OF LAND SITUATED IN THE NORTH 112 OF SECTION 27,TOWNSHIP 4 NORTH, --Na .uvIa RANCE 1 WEST,BOISE MERIDIAN,ADA COUNTY,IDAHO l�� d —-&JN&JDGf 1�4P1H wBNYiS�N vRFau1 )f 6WM1OMY R a d O OO y0O O© 5 04 2 7 1102 00 g rt Q ® CG SVRVEY CONiROI"QIf.'nwwnm oa an un. O ki i p W427210150 NED ®®®°'Fo0® ® ® ®eye o r R-n a ® OSOD0JO is SO427110350 P 40 wu WARY Rrrt mrtcaramucmn �"���'�""� BAIN6RIDGE NORTM SL1601VISION �narn-o...- IAERaW{IMIIO PP3.0 Page 2 B. Final Plat(date: 12/3/2020)&Privat Street Cross-Section PLAT OF Bainbridge Subdivision No.12 A PORTION OF THE NORTH 112 OF THE NORTHEAST 1/4 OF 5EUIDN n, I-- NO-.RANG!1 WEST,9.M., N CIEY OF MERIDIAN,ADA COUJ ,IDANO 7000 �xaixe'A ls1E xp5+Ldxi l SOP�2"TS"w ja a n�iw n 3edf:,'�100' xu ePEE xn a3w-aeus l f���� SHEET INDEX -ah nLF sumrssnn uv+Wo LFwa ]x xasiY]S'IYM `` eot a-,aw 13 SIEEr9'2�-RTNL PUT WP ]D (11q�� xLxS' W.Oiden Elld lHW'nV'Ml� iTxxt#g -- n x 9EEE 4-CE FT TE OF dR,ESS MO NM g n•cT e-cERNErArc!No rrmv.•Ns iE REFERENCES eLao[33 (;� � I x,.vi],Fg i9an-i8.a].eRECO1R3 Di/M+000m,19Y16 OF,aao P o�xosawa�[w�9ROG1,1III N u 1 R5.Isx.m OF sLm[v xa.ttp,q xECOxOS OT 149 xyOm,i1V10. 1YSS1Y W.9irtr RYarLn. RIB RELOAD OF S�ft.114M A"M d rM MMY,E W w.snx.rxrv.ru�• u.ez' P41F'N R�r.e,. w rcxw or 51—M.,xeez xsmws of xiA mum.nwa I�*N'xN11 axn woos Nxwn wu. wmw mo Rs.Exma—Rsmxltsr wF xa,a-xxaeax.sa,x-Exox,s �y 11e fee HOP1x5'0.7A E ®Vo ® ®® ® q aem' A -m sWxWx.. NM-D1xRr]MIR NSR-RSeI♦g RECORCS d x, 'aIEa �s,�a , YSI.b' WM,a NM ♦x.xY N+Sa'f1'�.',E'x+ Aao' SDRVEY NARRATIVE (� C1 am' N.9Y xWe•D1' 1MBaYYaE LAD' - m NW17'33,w HOPxY'25 L•9 D< ,OmoV ,nES' 1,9,'•x•sR7„'a•. ,N.3r IsxR•R nc PnEAtr� rl wxoa�asn m v . x,xlumwwTM+rnw xcce..,xe,r.s.n�.e�o eE R® d a rsw war T+nr+x•rms,'m x]P• s.NmNmrx avxTl Noavl "PEOfl°=xOf f°`� Tsdv w.oe• +ssrsr Nww'm a�Aa *ea xTmn�e."�P>s�`"` Esav >m' ,r1aNu"ruvmyv ,Ror lvns ® ]aed wm ,sn'sY Nsrw',5r Leo LEGEND TEm 1a u.,w Neva v ISM � PaHo wuNnLa rAv ns ImEn p EEI u S¢ eIOClL 98 o neo'I." S 2., n1ESYst .n ITUNND IWO IIUI�PORINN wAr.Ir �_€€- 6EMErI4EA 8xe4NU14n "5- s� S , nea unr so:sr,se NI,Hoot sox• U ■ ' m N s ]xsa u.�s ,sr«w• NNvr•at sa«' rouNR s/e'xEaLR e cry waREo FBE LOTEDE➢OIHFRASE 1 P � ® � ns ]ua u.rr ,r«•!r nevnax zr..s• n cIA ,F.N' sA.Tr ea,Yx' eeTz,•IIt xyle' /WNO,/2•REENI•,TR P STC CIV RunEo b 'JIH ]I9x'.I•x.E 9 NpTm OMERY6E ® V' ® CT RJ CIS ,Rea' s7m 14WIr r1H'uwii 30-.5' ■ W 5/3'REw 11EfH PIASI,C CN'WRNID d6 iam' iAE ,.71'N•Sa]1xVe•• -04' JIB 11R59• Sa9•tY3R"E R ,a G•] mm' Sx.9+' T>>y1' %m'xe�m-x x�• ea.00' NDP�x'!II•E Ery • SEI,/1•REBW R1TR PUSTW Cw IEIRrcm rO00' E,6 �' i.OT tYffi']]' 9SIE.P[it l 'µa ]a9x• IN Nm' sx.9T _ n]avlvt ol_v sEi ewes In.F,___NSEm) e® ® ®® ® •s.'A' ,aex•xevfE• 1]-mm,m_ ° IUA[EO'N9 Pu^,x.SB' Non•a2'u ® ]sa' „x1x•ex•,rax Nlesrlxt ,o ate•INS � �.RN fYI,A [WxIFR_9ET aNR343 RLIN,]PIS (M ® IINl RAeI[ xIWRT]AIWIIRil'N9 u• M9'[Yf x[nE W.Sunrymwln ,8 CN aN3T 11 a cu..e.rrm w.n IRP51•Y F y� !1 'uee'[ ® 16,NLMEA ��O Ri �29.® �a ® !"9 CJ e1MYn u �eav'�xw x 6ui°R94E suuW pm W 11 LOT mmm V suaorwnn RaWaw vNE DEVELOPER MEBRIGHTON CORPORATION NSAflG a.uNE CT 4e MERIDIAN,ID kin u,E W.IwS Reryel b. -------- ERSENExT FNE yxFl uxe d S S8 ENGINEERING ��� a xallRuuuuh�� Seh6rMm yry�V�'� Y�Y�,� �C.6w E2-y'daz'° Page 3 PLAT OF ___m fib Bainbridge Subdivision No.12 „ L n - �eeear I*n+e,oe __ ,a01i2a iaw ~\sevuz� � SlC,TSE'E �vm � �I a p= ----------- � FnoE,rs.T � ------ - -- - ate awa - ----- -- .. sewa _.oar 1 e a w.Eo euuz33g .ppp 8-n.ec ,� �11 '"'• -; `+'�(�T oaf g R S a a e$x a i a3 I .I� a� ® Fp © pry d p% ® r ® iiw .��yi Y® :a w,e•' -' BRIGHTONCORPORATiON km - r- ..�u w,cx unc-sa sxccr a li u PLAT Of Bainbridge Subdivision NO.12 N ___ ______________ ,",a uxE-s- --x ____________� r__ ___-____________i__________ ® � I I - -' �i` q I �S w me , n zcE I Er,W a �e.eq�uLm oEVEWPEE L7— SWHTONZORP ORAT KM wmT 12459 Page 4 PLAT OF Bainbridge 5ubdivl5ior No.12 [IIITIRICATF[]F OWNERS NOTES wl uer/NLua Rr mL�mr�xFm,Fw TIE NxmeNFm Is Txr oNNNrs er,�nru F,w�NRrr w:NDa,ve , N r!3 L,LLu earoRN ro mm-E,FFRaND RRx T,e Furw[n urr oevv.t•Hr oEanaaa. - tL�iR,e=�ors�ixu4m a1 nxE uoc tt-sins eu rrrt arrnr�Ln,Eu Ix I.oc.raE I Lm LMEa :R-FMT sEmscA r,a=LlwExm w sEEis s A!A a W-L Om[R Lor uNrs swNL co�Lr,nrx»i v NFa sR g n-1 v'KE �,/ a cant 1?�Fouvxa a l-M.,twz[K;S*. .EWP[[WnS r6VSE 4R,arY[i Rlvl 164¢UlClf,',aW ll,D v DERCRLFII r�eontx OC SFluLmA4/DOIINR Su4L RE kT A Mrvwuu a,]-wwEs ARrnE TNe xIw¢T FSTIeusFNv mu NM x[RiFf.swT oORKR Di sw SEOTgx xx,xSELt,eE,Is n,Y][CE A 2 NDAWL 6MUH0 wNTER ElENNTRv.''. 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Landscape Plan(dated: 12/3/2020) jyg�,By ouNrsrHeou� 0..,„.. _U R o a 17,':� ---- iH111111111111H1 , 1tl1O1L�, ^'I Jk; i � \/ �� •-�`_--'- -=_ _ ---_ __- mEEuuuunora°pTRE�/saoos�}� rj>LANDSCAPE SIon ITE PLAN ¢ v 4m S1RfETniEE CILLCUTAnON5111PEE/351F7 VIMU0.ON REQUIREMENTS _ TMLTREES REOUIREO/PRWDM L1.0 - ® �a - --- - - - --- --------'--- km i Cil m° 9 a. 5 ---- -...�..:1rr- y - ---•I.'� __--- w,�..,,��-.. mw A¢�.w,mw,m orw �1 LANDSCAPE PLAN ! L2.0 Page 7 I ® o I I m.m.m I �• 1 I I m ____ ____ zi _ ® Z I � �` r.mEZTTM.W,Twm..wmmmwx 2 , I ma emmn_xm u, ' --- ---- { ,w.a ex.,n m.nxumw ®.xx o I . ._.. - ,�x,.x.. i. ......m.,. _ - .,m.�.ma,a�. km nI LANDSCAPE PLAN _ _ uxwa_ 1 tl _a.. ��E aa3 Ll 2— 5- — w E axTdd �� i f f� L6.0 Page 8 D. Open Space& Site Amenity Exhibits .—.—.�.—.—.—. . .� '�' .fg OMN 5PACECU-GUUTMN5 . E.. o �•�8 -- us -71 ® ® ® ® !!1 0 ®I 9AIN9RI�6E N6.1]OPEN SSACE GLQIIATOHS �E i I � I I a�a I g I ® c � EI ® 9b@9 Ali ® >- y�y{ ® ma n ----------- Sim BAINBRIOGE NORTH SUBDIVISION NO.12 OPEN SPACE EXHIBffk I .a E 1.0 Page 9 wlr�roin ullW�a Orr LiiNai�rry tlr,4�54R-0vMS^W �YW.(�rir Wp1Wr,L4�.M1i�r u�rp •W W r�MYIYYY W M W.r Rf r'I W+Y i++}�PrW Mrrr! rMraanlr�vrYr rYF Wr W,1lIr M!,dl�iAw.R �:.���� { all PJq Ff v4+•Mrl.wfNVF6rMAY1rHa Fl[[iMW . YraY«i«.wr r.r�Yx rrrdva l6 trh.3 WIYYIA F rr alr�u L Yl4LII NW. ?areal Narcei F'arrxl raarrel �•�••�'"'•�""""'" 1114 Ills 1116 1117 kilOCk 1 Block 1 Black 1 Black 1 - Let 114 Lot 115 Lot 116 Lot 117 so 7&J SnE PLAN SITE PLAN 1,•,,. a-iaa Page 10 1; 0. 0 ol C, ----------------------------------------------- ------------ ------ - -- A I KEY PLAN 0 ................ ......................... ............: .......... .... -J MULTI�MPOSF F"7Y HAL In ISEN GYM �Y ME o ERRS.. T!p .0 ------- ----------- - ------- FLOOR .............. ........ PLAN A-111 ARIPLANOVERA (D Page 11 FUJI ......... WEST EVATFON min 0 G FEE I M [FF TTI 7.U L .71 (ASTIFLEVA70N (D EXTERIOR ELEVATIONS -EI -211 IFIT ELEVAT10F, Page 12 E. Emergency Access Exhibit NA OPEN SPACE CALCRATONS n•�n wTb+ LEGEND 9 ® 8 ® (J A e ® g 1 u Emergency a Access � e ee@ ® ®: q u�i a ® - z BAINBRIDGE4 NORTH SUBDIVISION NO.12 OPEN SPACE EXHIBIT WSW— Page 13 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—Annexation(Development Agreement#2018-047368), Planned Unit Development,Preliminary Plat—Bainbridge North Subdivision). 2. The applicant shall obtain the City Engineer's signature on the subject final plat within two years of the City Engineer's signature on the previous phase final plat(on or before October 26,2022), or apply for a time extension, in accord with UDC 11-613-7. 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 12/3/2020 by Aaron L. Ballard, included in Section VII.B shall be revised as follows: Notes(Sheet 4): a. Note#1: "Minimum building setbacks shall conform to those approved with the Planned Unit Development(H-2019-0074)and as required allowed by th-e-UDC 11-7-4A.2 and with pff the standards listed in UDC Table 11-2A-7. . ." b. Note#12: Include the recorded instrument number of the sewer and water easement. c. Note#19: Include recorded instrument number for ACHD license agreement. d. Graphically depict zero(0)lot lines on the shared lot lines of those lots that have shared walls as shown on the site plan approved with the planned development(i.e. all perimeter lots along the north, east and south boundaries). All other side lot lines shall depict 4-foot wide Public Utility,Drainage and Irrigation Easements on each side of the common lot lines. 5. The landscape plan prepared by Alyssa Yensen, KM Engineering, dated 12/3/20, needs to be revised prior to signature on the final plat by the City Engineer, as follows: a. Depict landscaping adjacent to pathways in accord with the standards listed in UDC 11-313- 12C.A minimum 5-foot wide strip of landscaping is required on either side of all pathways landscaped with a minimum of(1) tree per 100 linear feet of pathway with a mix of trees, shrubs, lawn, and/or other vegetative ground cover. Note: The proposed wood fencing with I"x 6"cedar overlapped pickets on top of a 4-foot tall berm was determined by a Sound Engineer with Phase 11 to comply with the noise abatement standards listed in UDC 11-3H-4D. Therefore, the same shall be allowed with this phase. 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. Private streets within the development are required to comply with the design and construction standards listed in UDC 11-317-4. Exception: Alternative Compliance was approved to UDC H- 3F-4A.6 to allow the common driveway off of the private street; to UDC 11-3F-4A.4b to allow the development to exceed 50 dwelling units in a gated development; and to UDC 11-3F-4B.2b, d to allow 29 foot wide private streets with parking one side of the street. Page 14 9. Alleys are required to be constructed in accord with the standards listed in UDC 11-6C-3B.5. Exception:Alternative Compliance was approved which allowed the alleys to be designed so that the entire length is not visible from a public street since private streets are proposed within the development. 10. Off-street parking shall be provided for this site as set forth in UDC 11-3C-6 except that Alternative Compliance was approved to UDC Table 11-3C-6 not requiring outside parking pads to be provided for single-family residential units. 11. 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. 12. Provide a minimum of 80 square feet of private open space for each residential unit as required by UDC 11-74B in addition to the common open space&site amenity requirements in UDC 11-3G- 3. This can be satisfied through porches,patios, decks and enclosed yards; landscaping, entryway and other accessways do not count toward this requirement. 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. Streetlights are not required on private roads. The City will not own or maintain streetlights on private roads. A reimbursement agreement is required for the streetlights that were installed on Chinden Blvd unless otherwise determined by the City. Contact the City Transportation and Utility Coordinator for additional information. 2. Adjust the storm drainage infiltration trench in front of lot 146, 147, 148, 149 to the east to eliminate the sewer service crossing at lot 149. 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. Page 15 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 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 11-1-4B. 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 Page 16 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, 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 17