Staff ReportBainbridge Sub1 FP-13-035 1
STAFF REPORT
MEETING DATE: September 3, 2013
TO: Mayor and City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-035 – Bainbridge Subdivision No. 1
I. APPLICATION SUMMARY
The applicant, Brighton Development, has applied for final plat (FP) approval of 42 single-family
residential building lots and 2 common/other lots on 13.71 acres of land in the R-8 zoning district for
the first phase of Bainbridge Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Bainbridge 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 FP-13-035 as presented in the staff report for the hearing date of
September 3, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-035, as presented during the hearing on September 3, 2013, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-035 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 on the east side of N. Black Cat Road, approximately ¼ mile
south of W. Chinden Blvd., in the NW ¼ of Section 27, T. 4N., R. 1W. (Parcel #S0427223700).
B. Applicant:
Mike Wardle, Brighton Development
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
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C. Owner:
Dallas Hess, Inc.
6948 Spurwing Way
Meridian, ID 83642
D. Representative:
Mike Wardle, Brighton Development
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
V. STAFF ANALYSIS
The proposed final plat depicts 42 single-family residential building lots and 2 common/other lots on
13.71 acres of land in an R-8 zoning district. The gross density of the proposed plat is 3.06 dwelling
units (d.u.) per acre with a net density of 5.08 d.u. per acre. The average lot size is 8,510 square feet
(s.f.). The applicant is proposing 0.56 of an acre of common area consisting of street buffers.
As proposed, this phase exceeds the Public Works Department’s policy of serving no more than 24
buildings from a single water main source. The applicant will be required to install a second water
main connection or be restricted to only receiving 24 building permits until the second connection is
completed.
Staff has reviewed the proposed final plat for substantial compliance with the proposed preliminary
plat (PP-13-011). Because the number of buildable lots and common open space is the same, staff
deems the final plat to be in substantial compliance with the preliminary plat as required by UDC11-
6B-3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-05-058) and preliminary plat (PP-
13-002) applications approved for this site.
2. The applicant shall obtain the City Engineer’s signature on the final plat within two years of City
Council approval of the preliminary 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 The Land Group, stamped on July 24, 2013 by James R. Washburn,
shall be revised as follows:
a. Revise note #4 to include lot and block numbers that are encumbered by the ACHD storm
drainage system.
b. Note #6: Include the recorded instrument number of the CC&R’s.
c. Note #13: Include the recorded instrument number of the ACHD license agreement.
d. Add a note stating that this subdivision is subject to a development agreement recorded as
Instrument No. 106141058.
5. The landscape plan prepared by The Land Group dated July 26, 2013, shall be revised as follows:
a. Depict the edge of pavement on the plan. If the unimproved street right-of-way along Ten
Mile, Black Cat, and Chinden is 10 feet or greater from the edge of pavement to edge of
sidewalk or property line, and street widening project is not in the transportation authority’s
five year funded plan, the developer is required to maintain a 10-foot wide compacted gravel
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shoulder meeting the construction standards of the transportation authority and landscape the
remainder with lawn or other vegetative ground cover in accord with UDC 11-3B-7C.5.
6. 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 for this
subdivision.
7. Staff’s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
9. As currently proposed (46 lots), this development exceeds the maximum number of lots (24 lots)
being served from a single water main source, and therefore the applicant shall be responsible to
install two water main connections or be restricted to only receiving 24 building permits until the
second water main source is provided.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension from the existing mains in
N. Black Cat Road. 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.
2. Water service to this site is available via extension from the existing main in N. Black Cat Road.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. Street signs are to be in place, sanitary sewer and 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.
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. 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. Please contact Land Development Service for more information at 887-2211.
Bainbridge Sub1 FP-13-035 4
8. 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 11-5C-1.
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 11-12-3H.
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.
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. 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, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor’s work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
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, 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.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
Bainbridge Sub1 FP-13-035 5
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 Engineering Department
at (208)898-5500 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 Contact Robert B. Whitney at (208)334-2190.
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 Central District Health for abandonment procedures and
inspections (208)375-5211.
23. 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, 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
signature on the final plat by the City Engineer.
V. EXHIIBITS
A. Vicinity Map
B. Preliminary Plat (dated: 4/30/13)
C. Proposed Final Plat (dated: 7/24/13)
D. Proposed Landscape Plan (dated: 7/26/13)
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Exhibit A – Vicinity Map
Bainbridge Sub1 FP-13-035 7
Exhibit B – Preliminary Plat (dated: 4/30/13)
Bainbridge Sub1 FP-13-035 8
Exhibit C – Proposed Final Plat (dated: 7/24/13)
Bainbridge Sub1 FP-13-035 9
Exhibit D – Proposed Landscape Plan (dated: 7/26/13)