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NIGMORANDOM: February 12, 2004
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To: Mayor & Cily Council ~~, ~~ ~~ ,Y~
From: Bruce Freckleton, Engineering Tech III ~~~ ~ J ~~~ll
Steve Siddoway, Principal Planner ~~__
tsi,v l)fMeridian
"<<~ °r f lr_rk Ofiicrs
Rc: Highgate Subdivision No. 1
Request for a Final Plat Approval of Highgate Subdivision No. 1, Consisting of
Thirty One (3])Single-family Rosidential Building Lots and Four (4) Other Lots
on ~2 Aaes in an R-8 Zone by Harris Homes, LLC
(File No. FP-04-OOIJ.
We have reviewed this submittal and offer the following comments, as 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
Note: This staff report is based on the revised plat dated 2/6/04 and the revised landscape plan
dated 2/9/04.
This is the first phase of the Highgate Subdivision, located on the east side of Meridian Road,
approximately 1/3 a mile south of Ustick Road. This phase of the subdivision includes 31 single
family building lots and 4 "other" (landscaping/open space/drainage) lots. The gross density of
Phase No. 1 is approximately 5.96 dwelling units/acre; net density is approximately 8.12
dwelling unitslacre.
The subdivision was previously approved as a Planned Development to allow reduced lot
sizes, reduced frontage requirements, reduced setbacks, reduced minimum house size, and to
exceed block length requirements. There is one special consideration noted below for the
Council's consideration. Upon resolution of that item, staff recommends approval of the
plat.
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, MERIDIAN, IDAHO 83642
(208) 884-5533 -Fax 888-6854
SPECIAL CONSIDERATIONS
1. Eneroaclunent Ag~'eement: Preliminazy Plat Finding #6, page 6 required a copy of the
encroachment agreement with Nampa & Meridian Irrigation District (NMID) Co be
submitted with the final plat application. The agreement has been reviewed by NMID
staff, but has not yet been acted on by NMID and therefore has not been submitted with
the application. Council should determine whether it is appropriate to require the
agreement prior to acting on the plat request, or prior to signature on the final plat. Staff
recommends requiring a copy of the agreement prior to signature on the final plat.
However, iFthe applicant is unsuccessful in obtaining the encroachment agreement, the
property will have to be replatted because the remaining lot area would not conform to
the m inimum 1 of s ize approved w ith t he P Tanned D eveloptn,ent. S ee R equirement # 2
below.
SITE SPECIFIC REQUIREMENTS
Applicant shall meet all terms of the approved Preliminary Plat, Conditional Use Permit
and the recorded Development Agreement.
2. The applicant shall submit a copy of the encroachment agreement with Nampa &
Meridian Inrgation District (NMID) prior to signature on the final plat. If the applicant
is unsuccessful in obtaining the encroachment agreement, the property must be replatted
because t he r emaining I of a rea w ould n of c onform t o the m inimum lot size approved
with the Planned Development.
3. The fencing plan will require the following modifications:
• All solid fencing shall taper down to 3 feet maximum within 20 feet of all right-of-
way.
SubmiC a revised Fence plan for approval prior to signature on the final plat. Note:
Additional modifications are required in the conditions for Highgate Sub No. 2.
4. The Landscape Plan will require the following modifications:
• Phases 1 and 2 are reversed and should be cottected.
• The trees adjacent to the micropath/ACHD access road may have to shift to
accommodate the 12-foot ACHD access road. The applicant shall work out
alternative compliance with P&Z staff prior to signature on the final plat.
• Drainage contours are incorrectly as crossing the micropath/ACHD access road. The
contours should be corrected.
The applicant shall submit a revised landscape plan for approval prior to signature on
the final plat. Note: Additional modifications are required in the conditions for
FIighgate Sub No. 2.
5. All existing trees adjacent to the South Slough/Finch Lateral shall be ,protected during
construction and retained on site.
6. Create 10-foot wide public utilities, drainage and irrigation easements across the rear of
all lots.
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, MERIDIAN, ID.4H0 83642
(208) 884-5533 ~ Fax 888-6854
7. Graphically depict 8-foot wide public utility, drainage and irrigation easements along
side lot lines wherever pressurized irrigation mains are present.
8. Revise plat note number 3 as follows:
"...irrigation easement, F°"°Y* r _ r ,.." , n., ~ n,,,,,, n a , , ~ ~, ,
''"` ° " ""° ;`; ` ~'' ~'' " -unless otherwise dimensioned..."
9. Revise plat note number 9 as follows:
"...area of 1000 SF, exchiding~~arage area, except Lot 7...area of 1400 SF, excluding
varage area."
10. The presswized in-igation system within this development is to be owned and
maintained b y t he N ampa & M eridian Irrigation D istrict. T he a pplication i ncorrectly
states that it will be owned by the Homeowners Association. The City of Meridian
requires that pressurized irrigation systems be supplied by a year-round source of water.
Lf a creels or well source is not available, asingle-point connection to the culinary water
system shall be required. If a single-point com~ection 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.
1 i. Street signs are to be in place, water system shall be approved and activated, presswized
irrigation system approved and activated, drainage lots constricted, fencing installed,
and road base approved by the Ada County Highway District prior to applying for
building permits. All development improvements, including fencing, micro-paths,
irrigation, and landscaping shall be installed and approved prior to obtaining certificates
of occupancy. 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.
12. Applicant will be responsible Co construct Che sewer and water mains to and tluough this
proposed development, thereby making them available to adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department.
13. Applicant shall be required to pay Public Works development plan review, and
consh'uction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
14. All stonnwater detention areas shall be designed so that they are not "wet ponds." Any
drainage a reas (detention/retention b asins) m ust b e d esigned t o e nsure t hat w ater w i l l
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.
I ~. Correct the discrepancy, betveen the plat and the legal description of the Certificate of
Owners, for the distance of the "Basis of Bearing" (2658.29' vs. 2558.29')
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, MERIDIAN, IDAHO 83642
(208) 884-5533 -Fax 888-6854
I6. Add distance dimensions across the sight-of-way adjacent to the island at the entrance to
the subdivision.
17. Staff's failure to cite specific ordnlance requirements or terms of the approved
preliminary plat, conditional use permit or development agreement does not relieve
Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
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, except as waived by City Council. 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.
2. Any e xisting domestic w ells 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.
3. Two-Hundred-fifty and 100-watt high-pressure sodium sn-eetlights will be required at
locations designated by the Public Woiics Department 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. Street light contractor to obtain design and permit from the
Public Works Department prior commencing installations.
4. Compaction test results must be submitted to the Meridian Building Department for all
building pads receiving engineered baclcfill, where footing would sit atop fill material.
~. Sewer and water mains shall be extended to and through the proposed development,
thereby making the available for adjacent properties.
6. Applicant's engineer will be required to submit a signed, stamped statement certifying
that all street finish centerline elevations are set a minimum of three feet above the
highest established normal groundwater elevation.
7. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and Che Public Works Department.
S. Provide sidewalks in accordance with the MCC.
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, MERIDIAN, IDAHO 83642
(208) 884-5533 -Fax 888-6854