Staff ReportSTAFF REPORT
MEETING DATE: December 17, 2013 E IDIAN~
TO: Mayor and City Council t D A H 0
FROM: Sonya Wafters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP-13-042 -Bainbridge Subdivision No. 2
I. APPLICATION SUMMARY
The applicant, Brighton Investments, LLC, has applied for final plat (FP) approval of 93 single-
family residential building lots and 24 common/other lots on 42.81 acres of land in the R-8 zoning
district for the second phase of Bainbridge Subdivision.
II. STAFF RECOMMENDATION
Staff recommends approval of the Bainbridge Subdivision No. 2 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-13-042 as presented in the staff report for the hearing date of
December 17, 2013, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP-13-042, as presented during the hearing on December 17, 2013, for
the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP-13-042 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 south side of Chinden Boulevard, midway between N. Ten
Mile and N. Black Cat Roads, in the N. YZ of Section 27, T. 4N., R. 1 W.
B. Applicant:
Mike Wardle, Brighton Development
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
Bainbridge Sub2 FP-13-042
C. Owner:
Brighton Investments, LLC
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
D. Representative:
Same as applicant
V. STAFF ANALYSIS
The proposed final plat depicts 93 single-family residential building lots and 24 common/other lots on
42.81 acres of land in an R-8 zoning district. The gross density of the proposed plat is 2.17 dwelling
units (d.u.) per acre with a net density of 3.64 d.u. per acre. The applicant is proposing 3.55 acres of
common area consisting of street buffers and open space. A bocce ball court and horseshoe pits are
proposed as amenities in the large common area on Lot 1, Block 14.
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.
Water Service: Bainbridge Subdivision Phase 1 contained 42 building lots; however it was approved
with a restriction to a maximum of 24 building lots. This restriction was primarily due to the remote
location of the development with relation to existing water service. Phase 1 was essentially on the
end of a single, long dead end main. The lack of redundant water mains, and water quality were the
main qualifying factors leading to the restriction. As proposed, this phase builds on the concerns of
Phase 1. This application adds an additiona194 building lots, and the applicant has not presented a
plan for a redundant water supply main. Phase 1 and Phase 2 together equals 136 building lots.
When the Public Works Department performed a computer model analysis of Phase 2, it also became
evident that in addition to the previous qualifying factors, the city would not be able to provide the
minimum required fire flow. To resolve these concerns the applicant must provide a second water
main connection that provides adequate redundancy and fire flow.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved annexation (AZ-OS-058), rezone (RZ-13-005) and
preliminary plat (PP-13-011) applications approved for this site.
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 phase 1 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 The Land Group, stamped on November 13, 2013 by James R.
Washburn, shall be revised as follows:
a. Include the recorded instrument numbers in Notes #7 & #14.
b. Add a note stating that this subdivision is subject to a development agreement recorded as
Instrument No. 109061598.
c. Remove the common lots shown in the cul-de-sac for the planter islands (ACRD requires that
they be in right-of--way and not common lots). A license agreement with ACRD will be
required.
Bainbridge Sub2 FP-13-042
5. The landscape plan prepared by The Land Group dated November 15, 2013, is approved as
submitted.
6. The common driveways serving the lots detailed in plat note #6 shall be constructed in accord
with the standards listed in UDC 11-6C-3D.
7. A perpetual ingress/egress easement shall be filed with the Ada County recorder for all common
lots, which shall include a requirement for maintenance of a paved surface capable of supporting
fire vehicles and equipment, per UDC 11-6C-3D.9. A copy of said easement shall be submitted to
the Planning Division prior to signature on the final plat by the City Engineer.
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.
11. As currently proposed (Phase 1 = 42 building lots, and Phase 2 = 94 building lots for a total of
136 building lots), this development far exceeds the maximum number of building lots (30 lots)
being served from a single water main source per Public Works Department Policy. The
applicant shall revise the construction drawings to include a second water main connection that
provides adequate redundancy and fire flow.
VII. GENERAL REQUIItEMENTS
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 (ACRD) 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,
Bainbridge Sub2 FP-13-042
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.
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-SC-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 ACRD. 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
Bainbridge Sub2 FP-13-042
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.
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, 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. Preliminary Plat (dated: 4/30/13)
C. Proposed Final Plat (dated: 11/13/13)
D. Proposed Landscape Plan (dated: 11/15/13)
E. Common Driveway Lot Exhibit
Bainbridge Sub2 FP-13-042
Exhibit A -Vicinity Map
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Exhibit B -Preliminary Plat (dated: 4/30/13)
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Bainbridge Sub2 FP-13-042 7
Exhibit C -Proposed Final Plat (dated: 11/13/13)
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BAINBRIDGE SUBDIVISION N0.2
LOCATED IN THE NORTH i/2 OF SECTION 27. T.4N., R.t W., B.M.. ~
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Exhibit D - Proposed Landscape Plan (dated: 11/15/13)
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Bainbridge Sub2 FP-13-042 11
F. Common Driveway Lot Exhibit
iilOT FOR
FRQNT = 20'
SIDE = 5'
REAR = 15'
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Bainbridge Subdivision No. 2
Setback Exhibit
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Bainbridge Sub2 FP-13-042 12