HomeMy WebLinkAboutstaff comments ?i° CITY HALL
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MEMORANDUM:
February 1 Z, ?004
To: Mayor & City Council
f ~S 1 Z ZOJ~r
From: Steve Siddoway, Principal Planner ~~`-'
Bruce Frecldeton, Engineering Tech III ~ L-i s' Of 1Vleridiar~
bry itg~ Clerk. Oi~ice
Re: Highgate Subdivision No. 2
Request for a Fina] Plat Approval of Highgate Subdivision No. ], Conslstrng of
Forty Five (45) Single-family Residential Building Lots and Four (4) Other Lots
on 10.49 Acres in an R-8 Zone by Hams Homes, LLC
(File ,'~`a. FP-04-002).
We have reviewed this submittal and offer the following comments, as conditions of the
iipplicant. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATfON
Note: This staff report is based on the revised plat dated 2/6/04 and the revised landscape plan
dated 219/04.
This is the second (and final) 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 4 5 single family building 1 ots and 4 "other" (landscapinglopen space/drainage) ] ots.
The gross density of Phase No. 2 is approximately 4.29 dwelling unitslacre; net density is
approximately 5.45 dwelling units/acre.
"flre 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 are a few special considerations noted below. Upon
resolution of those items, staff recommends approval of the plat.
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWERLANE, STE. 202, MERIDIAN, IDAI[0 83642
(208) 884-5533 -Fax 888-684
SPECIAL CONSIDERATIONS
1. Public Easement Condition 2 on page 12 of the Preliminary Plat Findings specifies Chat
a p ublic a cress e asement w ill b e required o n Lot 2 9, B lock 4. T he C onditional U se
Pemrit requires that the public easement be recorded prior to signature on the final plat.
The easement has not yet been executed. Therefore, the applicant should record an
easement and reference it on the plat prior to signature on the final plat. See
Requirement # 3 below.
2. Ditch Tiling: During the Preliminary Plat, it was stated that the issue of whether or not
to the the Onweiler Lateral would be discussed with the final. plat, based oi~1 the similar
conditions of approval on Silhouette Subdivision. Since the standard requirement to the
the Onweiler was waived for Silhouette, citing the public interest of getting a pathway,
staff recommends the same for Highgate. See Requirement #4 below.
3. Encroachment Agreement: Preliminary Plat Finding #6, page 6 required a copy of the
encroachment agreement for the South Slough/Finch Drain with Nampa & ,Meridian
Irrigation Disri-ict (NMID) to be submitted with the final plat application. The
agreement has been reviewed by NMID staff, but has not yet been acted on by the
NMID Board, 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 5na1 plat. Staff recommends requiring a copy of the
agreement prior to signature on the final plat. However, if the applicant is misuccessful
in obtaining the encroachment agreement, the property will have to be replatted because
the remaining lot area would not conform to the minimum lot size approved with Che
Planned Development. See Requirement #5 below.
SITE SPECIFIC REQUIREMENTS
i . Applicant shall meet all terms of the approved Preliminary Plat, Conditional Use Permit
and the recorded Development Agreement.
2. The fencing plan will require the following modifications:
Alt solid fencing shall taper down to 3 feet maximum within 20 Feet of all right-of-
way.
• The perimeter fencing along the rear lot lines of the Lots 20-28 of Blod< 4 shall he
changed from 4' dog ear fencing to 4-foot vinyl.
Submit a revised fence plan for approval prior to signature on the final plat.
3. Submit a copy of a recorded public access easement across lot 29, Block 4 prior to
signature on the final plat. Reference the instrument number of the easement on the plat.
4. Council waives the requirement to the the Onweiler Lateral, as it will be improved with
a public pathway and landscaping per the landscape plan. The South Slough/Finch
Drain is also exempt from tiling requirements.
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, MERIDIAN, IDAHO 33642
(208)884-5533 ~ Pax 838-6854
~. The applicant shall submit a copy of the encroachment agreement with Nampa &
Meridian Lrrigation District (NMID) prior to signature on the final plat. Lf the applicant
is unsuccessful in obtaining the encroachment agreement, the property must he replatted
because the remaining lot areawould not conform to the minimum lot size approved
with the Planned Development.
6. The Landscape Plan will require the following modifications:
• The berms in the drainage area will need to be modified or deleted.
• Accurately depict the depth of the drainage area in relation to the tot lot.
The applicant shall submit a revised landscape plan for approval prior to signature on
the final plat.
7. The applicant shall provide a cash deposit for '/z of the cost of the crossing of the
Onweiller Lateral at North Moorgate Way. The amount of the deposit shall be based on
1 10% of the bid for the crossing. Deposit shall be made prior to signature on the 5na1
plat.
8. All existing trees adjacent to the South Slough/Finch Lateral shall be protected during
construction and retained on site.
9. Revise plat note number 11 as follows:
'...area of 1400 SF, excluding ~ara¢e area."
10. Create 10-foot wide public utilities, drainage and irrigation easements across the rear of
all lots.
11. The pressurized irrigation system within this development is to be owned and
maintained b y the N ampa & M eridian Irrigation D istrict. T he application 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.
If a creek or well source is not available, asingle-point connection to the culinary water
system shall be required. If a single-point comnection 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.
12. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constructed, 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,
inigation, and landscaping shall be installed and approved prior to obtaining certificates
of occupancy. A letter of credit or cash surety in the amount of 1109io will be required
for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
13. Applicant will be responsible to constntct the sewer and water mains to and through this
proposed development, thereby making them available to adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department.
PLANNING AND ZONING DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, MERIDIAN, IDAHO 83642
(208) 884-5533 ~ Fax 888-6854
14. 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 final plat per Resolution 02-374.
15. Correct the discrepancy between the bearing shown (S 85°39'01"E) on the second leg of
the boundary from the northwest point ofLoC 29, Block 4, and the corresponding bearing
of the legal description (S 85°=0'Ol"E) of the Certificate of Owners.
16. Graphically depict 8-foot wide public utility, drainage and irrigation easements along
side lot lines wherever pressurized irrigation mains are present.
17. Add right-of-way width dimensions across the E. Ryegate Drive near the intersection of
E. Haskins Drive, and along the boundary at the west end of E. Ryegate Drive.
18. Correct the typo in the legal description of the Certificate of Owner's at the "said point
e-€being the Real Paint of Beginning..."
l9. All stormwater 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 ill
percolate or discharge within a period of time not to exceed 24 hours for all stones up to
and including a 100-year storm event. Side slopes within drainage areas shall not exceed
3:1.
20. Staffs failure to cite specific ordinance 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 Cowlcil. 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. One-Hundred watt (100w), high-pressure sodium streetlights will be required at
Ibcations 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.
Final design locations and quantity are determined after power designs are completed by
Idaho Power Company. StreeC light contractor to obtain design and permit fi-oro 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 backfill, where footing would sit atop fill material.
PLANNING AND ZONfNG DEPARTMENT
660 E. WATERTOWER LANE, STE. 202, YIEI2IDIAN, IDAHO 5642
(208) 884-5533 ~ Eax 888-6854
5. 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 al] street finish centerline elevations are set a minimum of Chree feeC above Che
highest established normal groundwater elevation.
7. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Puhlic Works Department.
8. Provide sidewalks in accordance with the MCC.
PL.Al\TING .ANDLONiNG DEPARTMENT
660 E ~1~ATERTObvER LANE, STE. 202, MERIDIAN, IDAHO 8364?
(208)884-5533 -Fax 888-6854