Staff ReportSTAFF REPORT
Meeting Date: March 19, 2013 E IDIAN~--
Continued from March S, 2013 I D A H O
TO: Mayor and City Council
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Kingsbridge Subdivision No. 3 FP-13-007
I. APPLICATION SUMMARY
The applicant, BHH Kingsbridge, LLC has applied for final plat (FP) approval of 36 single-family
residential building lots and 3 common/other lots on 19.51 acres of land for the third and final phase
of Kingsbridge Subdivision. The zoning district for the proposed subdivision is R-4 (Low-Density
Residential).
II. STAFF RECOMMENDATION
Staff recommends approval of the Kingsbridge Subdivision No. 3 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.
III. PROPOSED MOTION
Approval
I move to approve File Number FP-13-007 as presented in the staff report for the hearing date of
March 19, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-007, as presented during the hearing on March 19, 2013, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-007 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 east of S. Eagle Road midway between E. Victory Road and E.
Amity Road, in the NW '/4 of Section 28, T. 3N., R. lE.
B. Applicant:
BBH Kingsbridge, LLC
1025 S. Bridgeway Place, Ste. 290
Eagle, Idaho 83616
Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 1
C. Owner:
BBH Kingsbridge, LLC
1025 S. Bridgeway Place, Ste. 290
Eagle, Idaho 83616
D. Representative:
Matt Schultz, Schultz Development
P.O. BOX 1115
Meridian, Idaho 83680
V. STAFF ANALYSIS
The proposed final plat depicts 36 single-family residential building lots and 3 common/other lots on
19.51 acres of land in an R-4 zoning district. The gross density of the proposed subdivision is 1.8
dwelling units (d.u.) per acre with a net density of 2.2 d.u. per acre. The average lot size is 15,277
square feet (s.f.) and the minimum anticipated dwelling size is 2,000 s.f. All of the lots proposed in
this phase of development are for single-family detached homes and comply with the dimensional
standards of the R-4 zoning district.
The total open space for the overall Kingsbridge Subdivision is 12.2% which exceeds the minimum
open space requirements of the UDC. Site amenities consisting of a picnic shelter with table,
playground equipment, and benches as shown in Exhibit E are proposed to be constructed in Phase 2
with this phase of development as previously approved.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat. Because the number of buildable lots and common open space is the same, staff deems the final
plat to be is substantial compliance with the approved preliminary plat as required by UDC11-6B-
3C.2.
Note: The McDonald Lateral, which runs along the north and east boundaries of this phase of
development was allowed to remain open and serve as an open space amenity as a provision of the
development agreement and will be fenced off to deter access to the waterway.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexations (AZ-OS-003); preliminary plat (PP-10-
007); development agreement modification (MDA-11-006), development agreement Instrument
#111092021; and rezone (RZ-11-003) applications for this subdivision.
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 Kingsbridge Subdivision No. 2 final plat (by 12/7/13), 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 T-O Engineers, stamped on January 30, 2013 by Eric Stricker shall be
revised as follows:
a. Note # 12: Please clarify the intent of this note and whether it is necessary.
b. Note # 15: Include the date of the civil grading plan.
c. Note #16: Correct the note #, currently it's shown as note #10; and include the instrument
number for the sidewalk easement.
Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 2
5. The landscape plan prepared by Landmark Engineering & Planning, dated August 8, 2011, is
approved.
6. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 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 for this
subdivision.
7. The site amenities shown in Exhibit E (a picnic shelter, playground equipment, and benches) shall
be constructed on Lot 38, Block 1 (in Phase 2) with development of this phase of Kingsbridge.
8. Future homes constructed in this subdivision shall substantially comply with the sample
elevations included in the development agreement recorded as Instrument No. 1 1 1 09202 1.
9. Lots 50, 51, 52, and 53, Block 3 shall have a 25-foot rear yard setback as set forth in the
development agreement, recorded as Instrument No. 111092021.
10. The minimum square footage for future homes shall be as follows: 2,000 square feet for single
story homes and 2,400 square feet for two-story homes as set forth in the development agreement,
recorded as Instrument No. 111092021.
11. Lots 9, 10, and 11, Block 11; and Lot 40, Block 3 shall be restricted to single-story homes as set
forth in the development agreement, recorded as Instrument No. 1 1 1 09202 1.
12. Lots 50, 51, 52, and 53, Block 3 shall have a 25-foot rear yard setback as set forth in the
development agreement, recorded as Instrument No. 1 1 1 09202 1.
13. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
14. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
VII. GENERAL REQUIREMENTS
1. Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District (ACHD) and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
2. 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.
3. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse 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 surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
4. 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, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate 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. Please contact Land Development Service for more information at 887-2211.
5. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC-1.
Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 3
6. 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.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Developer shall coordinate mailbox locations with the Meridian Post Office.
10. All grading of the site shall be performed in conformance with MCC 11-12-3H.
11. 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.
12. 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.
13. 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.
14. 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.
15. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval. Street lighting is required at intersections, corners, cul-de-
sacs, and at a spacing that does not exceed that outline in the Standards. 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.
16. The applicant shall provide a 20-foot easement for all public water/sewer mains 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.
17. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
18. 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 may be used for non-domestic
Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 4
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
19. 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.
20. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). 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, asingle-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
signature on the final plat by the City Engineer.
V. EXHIIBITS
A. Vicinity Map
B. Approved Preliminary Plat
C. Proposed Final Plat
D. Proposed Landscape Plan
E. Proposed Amenities (tot lot, covered picnic shelter, and benches)
Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 5
Exhibit A -Vicinity Map
Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 6
Exhibit B -Approved Preliminary Plat
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Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 8
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Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 9
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Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 10
Exhibit E: Proposed Amenities (tot lot, covered picnic shelter, and benches)
Kingsbridge Subdivision No. 3 FP-13-007.doc PAGE 11
Kingsbridge S~ibdivision No. 3 FP-13-007.doc PAGE 12