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CITY Of' MERIDIAN PLANNING AND PUDLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: August 15, 2006
Transmittal Date: August 10, 2006
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Mayor & City Council
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Sonya Watters, Assistant City Planner tS!w
Michael Cole, Development Services Coordinator fY\ c
AUG 1 0 2006
SUBJECT:
----_ -1-!jghtower Subdivision City Of Meridian
City Clerk Office
Requesffoi--Pirtal Plat Approval of Hightower Subdivision Consisting of 107
Single-family and Town Home Residential Building Lots, 3 Commercial
Building Lots and 23 Common/other Lots on 22.95 Acres in an R-8, R-15, and
CC Zone by Hightower LLC. (File# FP-06-032).
We have reviewed this submittal and offer the following comments and conditions of the applicant.
These conditions shall be considered in full, unless expressly modified or deleted by motion of the
_ Meridian City Council:
APPLICATION SUMMARY & LOCATION
The applicant, Hightower, has applied for final plat approval of 107 single-family and town home
residential building lots, 23 common/other Lots, 3 commercial lots, 2 other lots on 22.95 Acres in an R-8,
Rw15, and C~C Zone. The proposed gross density ofthis phase of the development is 5.43 dwelling units
per acre. The proposed net density is 7.16 dwelling units per acre.
Hightower Subdivision is located south of Chinden Boulevard and west of Jericho Road, in a portion of
the N.E. 1/4 of Section 30, TAN., R.l E. This property has not been previously platted.
The final plat submitted for this phase substantially complies with the approved preliminary plat.
Staff recommends approval of Hightower Subdivision with the comments and conditions stated in this
report.
SITE SPECIFIC COMMENTS
1. Applicant is to meet all terms of the approved annexation (AZ-06-003), conditional use permit
(CUP-06-004), development agreement (Instrument #106104202), and preliminary plat (PP-06-
003) tor this subdivision.
2. The applicant shall submit documentation from the Fire Department that approves the size and
location of the temporary turn-around easement prior to signature on the [mal plat by the City
Engineer.
3. Parking shall be restricted on N. Morpheus Avenue and N. Maximus Place to one side of the
roadway due to the reduced 29-foot street section and be signed "No Parking" on one side of the
street.
4. All fencing installed on the site must be in compliance with UDC 11-3A-6 and llw3A-7.
Perimeter fencing to contain debris shall be installed at the subdivision boundary prior to release
of building pemuts for this subdivision.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
5. Prior to construction plan approval, the applicant shall revise the road section of the private
streets to meet the minimum required 24.feet of driving surface.
6. No manholes or water valves shall be allowed to be placed in the landscape islands. If sewer or
water mains are to be routed underneath them, then no trees will be allowed in the islands. The
applicant shall coordinate with the Planning Department to meet this condition while still
complying with all City Ordinance regarding landscaping.
7. Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
8. Revise Block 7 on Sheet 1 of the plat to include lot lines between Lots 2-5 and Lots 7-10.
9. Revise the plat to depict the required lO-foot wide street buffer landscape easements along the
north side ofE. Everest Street on Lots 3 & 4 and the east side ofN. Saguaro Hills Way on Lots 2
& 3, Block 3.
10. Submit documentation from the Idaho Transportation Department (ITD) that the structural and
noise suppression characteristics of the "Superior Ledgestone" style fence/wall meets their
requirements for the walVsound barrier adjacent to the residential portion of the development
along State Highway 20/26 prior to signature on the final plat by the City Engineer.
11. All temporary tum-arounds, common driveways, and alleys shall be constructeu tu Fin:
Department Standards with an improved surface capable of supporting an imposed load of 75,000
lbs. and have a turning radius of 28' inside and 48' outside and a minimum clear driving surface
which is 20' wide.
12. Revise or add the following note(s) 011 the face of the plat dateu 8/8/06, prepared by The Land
Group, Inc. and signed by, Hugh Edwards, prior to signature on the fmal plat by the City
Engineer:
4.) Add Lot 13, Block 4 and Lot 9, Block 6 as common lots.
6.) Revise to read, "A lO-foot wide public utilities. drainage. and irrigation easement is
herebv dedicated along all rear lot lines and lot lines common to the boundary of the
subdivision. "
7.) Revise to read, ". . . interior lot lines except for Lots 2. 3. and 4. Block 3, have a five. . ."
8.) Include cross parking along with the cross-access for vehicular and pedestrian ingress and
egress on Lots 2-4, Block 3. Also, include information in the note as to who will maintain
the aisle and parking areas OR include this information in a document such as CC&R's.
10.) Revise Block 4 to reflect Block 3 infltead_ Also, Lot 13, Block 3 and Lot 9, Block 6 does
not appear to be affected by the access easement; remove these lots from the note.
11.) The 50-foot wide easement does not appear to apply to Lot 8, Block 10; revise
accordingly.
*.) Add note, "Bottom elevation of structural footin!!s shall be set a minimum of 12-inches
above the highest established norma1l!round water elevation."
*.) Add note, "Maintenance of anv irri!!ation/drainal!e pipe or ditch crossin!! a lot is the
responsibility of the lot owner unless that responsibility is assumed by an
irrigation/drainal!e entity."
*.) Add note, "The homes on Lots 2. 3. 4. and 5. Block 10 shall be limited to 25 feet in
hei2:ht. "
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
*.) Add note, "Direct lot access to E. Chinden Boulevard and N_ Jericho Road is prohibited"
*.) Add note, "Fencinll adiacent to Lot 13 on Lots 12 & 14. Block 3: Lot 9 on Lots 8 & 10.
Block 6: Lot 1 on the south side of Lots 8, 10. & 21. Block 6: Lot 1 on the south side of
Lots 2 & 10 and the north side of Lot 11. Block 7: and Lot 1 S on the south side of Lots
11-17 and on the north side of Lots 19-25, Block 9 shall be in compliance with the
Fencing StHndllrds of the Citv of Meridian in effect at the time of issuance of the fence
oermit."
*.) Add note, "This plat is subiect to a development alITeement recorded as instrument
number 106104202 of Ada County Records."
13. The Landscape Plan, prepared by The Land Group, and dated 6/12/06, shall be revised as follows:
a. Revise the plant size in the plant schedule for the "Blue Chip Juniper" to a minimum 2~
gallon pot per UDC 11-3B-5B.
b. The symbol for the 4.foot tall vinyl fence shown along the common areas/pathways does
not seem to coincide with the 4' tall vinyl fence symbol shown in the Landscape Plan
Legend; revise plan to reflect the correct symbol and numerical reference for a 4'tall solid
vinyl fence adjacent to interior common open areas & pathways.
c. Five-gallon arborvitaes are required to be planted at four feet on center along the shared
property line of the adjacent property to the west owned by Tom Buuck per the
Development Agreement; revise plan accordingly.
d. Depict the proposed "Superior Ledgestone" fence on sheet Ll.4 of the plan in place of
the concrete fence shown (if approved by ITD).
Submit three copies of the revised landscape plan to the Planning Department prior to signature
olllheftnal pial by Ihe Cily Engineer.
14. The applicant has indicated that the pressurized irrigation system in tills development will be
owned and operated by the homeowners association as a private system. Therefore, plans and
specifications will be reviewed by the City of Meridian Public Works Department. Prior to plan
approval a draft copy of the "Operations and Maintenance Manual" shall be submitted, a copy of
the final draft shall be submitted prior to final plat signature by the City Engineer.
15. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek 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
shall be responsible for the payment of assessments for the irrigable common areas prior to
signature on the final plat by the Meridian City Engineer.
16. All buildings spanning lot lines, not meeting setbacks or the dimensional standards of the UDC
shall be removed prior to signature on the final plat.
17. The top of the berm and concrete wall (in combination) to be constructed along E. Chinden
Boulevard shall be a minimum of 10 feet higher than the elevation at the centerline of the state
highway (per ITD).
18. All future commercial buildings shall require approval of a detailed conditional use permit prior
to submittal of any Certificate of Zoning Compliance application and/or building pcrmit.
19. Construction of all common driveways shall comply with UDC 11-6C-3D.
20. Complete the recorded instrument number of the CC&R's noted on Sheet 1 of the plat.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMDNTS STAPP REPORT
21. On the lots proposed to have common driveways, depict the setbacks, building envelope, and
orientation of the lots and structures on the final plat (UDC 11-6C-3D7) per the plan stamped
received on August 11, 2006 by the Planning Department.
22. Graphically depict on the face of the plat an 8-foot wide Public Utilities, Drainage and Irrigation
easement along all interior lot lines in which a pressurized irrigation main is being installed. The
extra width is needed to ensure the irrigation districts requirement for 5-feet of easement past the
centerline of pipe.
23. Graphically depict on the face of the plat additional Public Utilities, Drainage and Irrigation
easement along property lines containing gravity irrigation facilities_ The extra width shall be
sufficient in to ensure there is 5.feet past the centerline of pipe.
24. Sanitary sewer service to this development is proposed via extensions of mains in Saguaro
Canyon to the south. The applicant shall install sewer mains to and through this development.
The applicant shall coordinate with the City of Meridian Public Works Department, main size and
routing, to be in conformance with the City's Master Sewer Plan. Minimum cover over sanitary
sewer mains is three-feet. If there is less than three-feet of cover from tope of pipe to sub-grade
then alternate pipe materials shall be used per City of Meridian's Standard Specifications. The
applicant shall execute standard forms of easements for any mains that are required to provide
servlCe.
25. Water service to this proposed development is being proposed via extensions of mains in Saguaro
Canyon to the south and Jericho Road to the east. The applicant shall install water mains to and
through this proposed development, and coordinate main size and routing with the Public Works
Department. The applicant shall execute City of Meridian standard forms of easements for any
mains that are required to provide service.
26. The applicant shall upsize the water main from 8-inch to 10-inch from the 10-inch main in
Jericho Road to E. Everest Street thru to the westerly stub ofE. Boulder Bar Street.
27. Submit a copy of the Ada County Street Name Committee's "Final" letter for the street names
and lot & block numbering. Make all corrections necessary to comply.
28. No subdivision identification signs are approved with this application. All proposed signs will
require approval of a separate sign permit.
29. All areaR approved aR open Rpace Rhall he free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-
11. Where the applicant has subn1itted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3B-ll, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction
30. Staffs failure to cite specific ordinance proVISiOns, or terms of the approved annexation,
development agreement, or preliminary plat does not relieve the applicant of responsibility for
compliance.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
GENERAL REQUIREMENTS
1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and the
Ridenbaugh Canal, that intersect, cross or lie within the area being subdivided shall be covered.
Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owner!';), with written approval or non-approval suhmitted to the Puhlic Works
Department prior to plan approval. If lateral users association approval can not be obtained,
alternate plans will be reviewed and approved by the City Engineer
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building permits.
3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signaturc on thc final plat.
4. All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
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 signature on the [mal plat.
7. Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for
non-domestic purposes such as landscape irrigation.
8. Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backtill, where footing would sit atop t111 materiaL
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
11. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
12. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the cquivalcnt number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
13. One hundred watt, high-pressure sodium streetlights shall be required on all public residential
streets. Two-hundrt:d and fifty watt high pressure sodium streetlights shall be required on
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
subdivision entrances and collector roadways. Design of the streetlights shall be by the Public
Works Department. Height for 100 watt fixtures is 25.feet, height for 250 watt fixtures is 30-feet.
All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
and permit from the Puhlic Worh Department prior to commencing installations.
14. Approval of the preliminary plat shall become null and void if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 11-6B-7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B-7B.
STAFF RECOMMENDATION
Staffrecommends approval of the final plat for Hightower Subdivision (FP.06-033) with the above stated
comments and conditions.
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