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HomeMy WebLinkAboutHighgate PPRECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – PP-03-023 - Page 1 BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST FOR PRELIMINARY PLAT FOR 74 BUILDING LOTS AND 10 OTHER LOTS ON 15.68 ACRES IN A PROPOSED R-8 ZONE FOR HIGHGATE SUBDIVISION Harris Homes LLC, Applicant ) ) ) ) ) ) ) Case No. PP-03-023 RECOMMENDATION TO CITY COUNCIL 1. The property is approximately 15.68 acres in size and is generally located on the east side of Meridian Road, approximately ¼ mile south of Ustick Road, Meridian. 2. The Moyle Family Trust is the current property owner and they have submitted either notarized consent for the subject applications. 3. Applicant is Harris Homes, LLC. 4. The subject property is currently zoned RUT (Ada County) and consists of agricultural land and rural residences. There is, however, an application for annexation and zoning to R-8 before the City Council. The zoning of R-8 is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the Area of Impact of the City of Meridian and contiguous with existing city limits. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. 7. The Applicant proposes to develop the subject property in the following manner: 74 building lots & 10 other lots on 15.68 acres. 8. There are significant trees along the canal that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – PP-03-023 - Page 2 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the preliminary plat as requested by the applicant for the property described in the application, subject to the following: A. Adopt the Special Recommendations of the Planning and Zoning Commission as follows: 1. The following conditions are in reference to the revised plat stamped by the City Clerk’s office on August 21, 2003 B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as modified by the P&Z Commission, as follows: 1. Correct note 3 to remove mention of the non-build agreement. 2. Modify the plat to show the future right-of-way as required by ACHD along Meridian Road on separate common lot(s). 3. Water service to this site shall be via main line extensions from the existing mains adjacent to the property. The applicant shall be required to extend water mains to and through the proposed development. 4. Sanitary sewer service shall be via main line extension from the existing mains adjacent to the property. The applicant shall be required to extend sewer mains to and through the proposed development. 5. Underground year-round pressurized irrigation must be provided to all lots within this development. If the pressurized irrigation system within this development is to remain a private Homeowners Association system, complete plans and specifications shall be reviewed by the Public Works Department as part of the development plan review process. A draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. Applicant shall be required to utilize 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 shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 6. Correct the note on the plat regarding lots intended for attached/detached housing. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – PP-03-023 - Page 3 7. Submit a copy of the encroachment agreement with the Nampa & Meridian Irrigation District (NMID) with the final plat application. 8. The micropath lot (Lot 22, Block 3) shall be shifted west to make the proposed 10-foot path part of the open space on Lot 15, Block 3. 9. Fencing details shall be submitted with the Final Plat application for perimeter fencing. All fences shall taper down to 3 feet maximum within 20 feet of all right- of-way. Micropath fencing shall be shown per Ordinance 12-13-15-9. 10. A detailed landscaping plan and performance specifications for the common area pressurized irrigation system shall be submitted with the final plat application. The landscape plan shall depict all existing trees intended for removal and detail any required mitigation. 11. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. GENERAL COMMENTS (preliminary plat) 1. Please submit a copy of the Ada County Street Name Committee's final approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 4. Two-hundred-fifty and one-hundred-watt, high-pressure sodium streetlights will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – PP-03-023 - Page 4 5. Underground pressurized irrigation must be provided to all landscape areas on site. Applicant shall be required to utilize any existing surface or well water for the primary source. Applicant has indicated that the pressurized irrigation system within this development is to be owned and maintained by the Homeowners Association. 6. Perimeter fencing shall be required, unless otherwise agreed upon in writing by the Planning Director. No fencing will be permitted within the required landscape buffers. The Applicant shall address the type of fencing planned at the P&Z Commission public hearing. Submit detailed fencing plans for review and approval with submittal of the Final Plat. All required fencing is to be in place prior to issuance of building permits. A letter of credit or cash will be required for these fences prior to signature on the final plat. Perimeter fencing shall be installed prior to obtaining building permits. 7. A detailed landscape plan for the common areas, including pathways and types of construction, shall be submitted for review and approval with the submittal of the final plat applications. The plan must include sizes and species of trees, shrubs, berming/swale details, and all proposed ground cover/treatment. A letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the Final Plat. 8. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 9. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Sections 9-1-4 and 9- 4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 10. Any drainage areas (detention/retention basins) must be designed to ensure that water will percolate or discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-year storm event. Side slopes within drainage areas shall not exceed 3:1. 11. Any tree over 4” in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent 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. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – PP-03-023 - Page 5 12. Please submit updated groundwater/soils monitoring data to the Public Works Department for review. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above groundwater. C. Adopt the Recommendations of ACHD as follows: 1. Close the existing driveway with standard curb, gutter and sidewalk to match existing improvements. 2. Construct one public roadway into the site from Meridian Road, as proposed, in alignment with Claire Street on the west side of the roadway. 3. The submitted design proposes a 78-degree intersection angle. The applicant shall work with staff to increase the angle of the intersection. 4. All public street shall meet the 125-foot offset requirement. A modification of policy is approved for the Richter Avenue/Southgate Avenue offset of approximately 100-feet. 5. Construct all of the internal streets as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks within 50-feet of right-of-way, as proposed. 6. Extend Richter Avenue into the site at the north property line between Lot 5, Block 2 and Lot 1, Block 4, as proposed. 7. Extend Baldwin Street into the site at the east property line between Lo 1, Block 6 and Lot 36, Block 3, as proposed. 8. Construct a stub street to the 6-acre parcel north of the site, between Lot 1, Block 6 and Lot 29, Block 4, as proposed. Install a sign at the terminus of the roadway stating that “THIS ROAD WILL BE EXTENDED IN THE FUTURE”. 9. Center islands shall be designed with 21-foot street sections on either side of the center island. The applicant shall dedicate sufficient right-of-way on either side of an island. Coordinate the size and design of the center island with traffic services staff. 10. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – PP-03-023 - Page 6 11. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 6. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #197, also known as Ada County Highway District Road Impact Fee Ordinance. 9. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. Existing utilities damaged by the applicant shall be repaired by the applicant at no cost to ACHD. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387- 6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of the Ada County Highway RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – PP-03-023 - Page 7 District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 11. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. D. Adopt the Meridian Fire Department Recommendations as follows: 1. One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 400’ apart. 1997 UFC Appendix III-A 2. Acceptance of the water supply for fire protection will be by the Meridian Water Department. 3. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department which will be submitted to the Public Works Department. All curbing in front of fire hydrants shall be painted red for 10’ on each side of the installation. 4. All roads shall have a turning radius of 28’ inside and 48’ outside. 5. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. UFC 901.4.2 & 901.3 6. The phasing plan may require that any roadway greater than 150’ in length that is not provided with an outlet shall be required to have a turn around. 7. The proposed 74-lot subdivision with an estimated 2.9 residents per household would have a total estimated population of 214 residents at build out. The Meridian Fire Department has experienced 2069 responses in the year 2000 and 2251 calls for service in 2001. According to a report completed by Fire & Emergency Services Consulting Group in February of 2000 our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 8. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR HIGHGATE SUBDIVISION BY HARRIS HOMES LLC – PP-03-023 - Page 8 E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows: 1. Applicant shall file a Land Use Application prior to final platting. All laterals and waste ways must be protected. The District’s Finch Lateral courses along the south boundary. This easement must be protected and any encroachment without a signed License Agreement and approved plan, before any construction is started, is unacceptable. All municipal surface drainage must be retained on stie. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. Please contact Donna Moore at 466-7861 for further information. 2. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. F. Adopt the Recommendations of the Central District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. 2. The Applicant’s central sewage and central water plans must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality. 3. Run-off is not to create a mosquito breeding problem. 4. Stormwater shall be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality. 5. The Engineers and architects involved with the design of the subject project shall obtain current best management practices for stormwater disposal and design a stormwater management system that prevents groundwater and surface water degradation. G. Adopt the Recommendations of the Meridian Parks Department as follows: 1. Construct pathway to recommended pathway standards.