Lochsa Falls No. 10 FP 04-007BEFORE THE MERIDIAN CITY COUNCIL
C/C 02/17/04
C/C 02/24/04
C/C 03/02/04
C/C 03/09/04
IN THE MATTER OF THE
APPLICATION OF LOCH5A
FALLS, LLC, FOR APPROVAL OF
26 SINGLE-FAMILY
RESIDENTIAL BUILDING LOTS
AND 1 COMMON LOT ON 11.96
ACRES IN AN R-4 ZONE FOR
LOCHSA FALLS SUBDIVISION
NO. 10; LOCATED
APPROXIMATELY'/: MILE WEST
OF N. CINDER ROAD, AND '/:
MILE NORTH OF W. McMILLAN
ROAD, IN THE NORTH''/Z OF
SECTION 26, T.4N., R.1 W.,
MERIDIAN, IDAHO
CASE NO. FP-04-007
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Meridian City Code § 12-3-7 on February 17, 2004, and tabled until February 24, 2004, March 2,
2004 and March 9, 2004, and the Council findmg that the Administrative Review is complete
from Sonya Allen for the Planning and Zoning Department, and Bruce Freckleton, Engineering
Technician III, dated: Hearing Date: February 17, 2004, to the Mayor and Council, and that Anna
Powell Planning Director for the Planning and Zoning Department, commented at the hearing,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-04-007)
Page 1 of 5
and the Council having considered the requirements of the preliminary plat the Council takes the
following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "PLAT OF LOCHSA FALLS SUBDIVISION NO. 10, A
PORTION OF THE NE 1/a OF SECTION 26, T.4N., R.1 W., B.M., MERIDIAN, ADA
COUNTY, IDAHO 2004, SHEET 1 OF 2, 31204-PLT.DWG, FACSIMILE DATE: FEB 02 '04,
LOCHSA FALLS LLC -DEVELOPER, BRIGGS ENGINEERING, INC. -CONSULTING
ENGINEERS", Lochsa Falls, LLC, Developer, is Conditionally Approved subject to those
conditions of Staff comments as set forth in the Memorandum to the Mayor and City Council
from Bruce Freckleton, Engineering Technician III, and Sonya Allen for the Planning and Zoning
Department, dated: Hearing Date: February 17, 2004, listing 15 SITE SPECIFIC
REQUIREMENTS and 8 GENERAL REQUIREMENTS, a true and correct copy of which is
attached hereto marked Exhibit "A", and consisting of five pages, and by this reference
incorporated herein, and the response letter received by Justin Martin dated March 5, 2004, a true
and correct copy of which is attached hereto marked Exhibit "B", and consisting of two pages,
and by this reference incorporated herein, and the additional requirements from the action of the
Council taken at their March 9, 2004 meeting as follows, to-wit:
1.1 Adopt the Recommendations of the Central District Health
Department as follows:
The Central District Health Department requires after written
approval from the appropriate entities are submitted, they can
approve this proposal for central sewage and central water; that
plans must be submitted to and approved by the Idaho Department
of Health and Welfare, Division of Environmental Quality for
central sewage and central water; thafrun-off is not to create a
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-04-007)
Page 2 of 5
mosquito breeding problem; and it is suggested that stormwater be
pretreated through a grassy Swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water
quality; that engineers and architects should obtain current best
management practices for stormwater disposal and design a
stormwater management system that is preventing groundwater and
surface water degradation. Manuals for guidance:
1. State of Idaho Catalog Of stormwater Best Management
Practices For Idaho Cities And Counties. Prepared by the Idaho
Division Of Environmental Quality, July 1997.
2. stormwater Best Management Practices Guidebook. Prepared
by City of Boise Public Works Department, May 2000.
For Clarification:
1. It is agreed that under Site Specific Requirements number 8 of the
staff report, that the storm drainage basin shown on Lot 1, Block
43, that the infiltration window will need to have sand or stone as
required by the Ada County Highway District.
2. The final plat upon which there is contained the Certification and signature of the
City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be
signed only at such time as:
The Plat dimensions are approved by the City Engineer; and
2. The City Engineer has verified that all off-site improvements are
completed and/or the appropriate letter of credit or cash has been issued
guazanteeing the completion of off-site and required on-site
improvements.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-04-007)
Page 3 of 5
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAHINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner
may request a regulatory taking analysis. Such request must be in writing, and must be filed with
the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter
at issue. A request for a regulatory takings analysis will toll the time period within which a
Petition for Judicial Review maybe filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which maybe adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review as provided by
Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the ~ ~ day of
~C{/LU/v , 2004.
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e. eerd
,1t11111111111r1y,~~Mayor, of Meridian
Attest: •~~p,~(~ 94,~~
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William G. Berg, Jr., City Cle~k = ~~ ~`~ ,
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-04-007)
Page 4 of 5
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP-04-007)
Page 5 of 5
MAYOR
Tatmny de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rowtree
MEMORANDUM:
To: Mayor & City Council
From: Sonya Allen, Assistant City Planner~~
Bruce Freckleton, Engineering Tech III
Re: LOCHSA FALLS SUBDIVISION NO.10
Cn'Y HALL
(208) 888-4433 -Fax 887-0813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 -Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 -FAX 466-0405
Hearing Date: February 17, 2004
MAR ~ 5 2004
at3 Of Meridian
~.'ity Clerk Office
Request for a Final Plat Approval of Lochsa Falls Subdivision No. 10, Consisting
of Twenty-six (26) Single-family Residential Building Lots and One (1)
Common Lot on 11.96 Acres in an R-4 Zone by Lochsa Falls, LLC
(File No. FP-04-007).
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
This is the tenth phase of Lochsa Falls Subdivision and consists of 26 single-family residential
building lots and 1 common (landscaping/open space/drainage) lot on 11.96 acres. The gross
density of Phase No. 10 is approximately 2.17 dwelling units/acre. The net density is
approximately 2.76 dwelling units/acre.
The subdivision was approved as a Planned Development which allowed for a reduction to
development standards including reduced setbacks (front 20', non-front entry garage 15' ,
5' side single story, 7' side two-story), reduced lot sizes (min. 6,500 s.f.), reduced
frontages (min. 60'), reduced house sizes (min. 1,201 s.f.) and to allow the Applicant' s
request, to exceed nuntmum block length requirements. The reduced setbacks that were
requested at the time this subdivision was approved are now allowed under current city
ordinance.
The final plat for this phase substantially complies with the approved preliminary plat. There
Mayor & City Council
Hearing Date: February 17, 2004
Page 2 of 5
was a reduction of approximately 6,379 s.f. of open space on Lot 1, Block 43 than was
approved on the preliminary plat due to the relocation of Tignes Avenue further to the north.
However, the applicant states that the open space on Lot 19, Block 18 shown on the
preliminary plat will increase by approximately 27,962 s.f. in a future phase. Landscape
islands were also added in the roadway in Phase No. 7 that totaled an additional 5,361 s.f. of
open space. Therefore, the amount of open space provided in the overall development will
actually exceed the amount approved in the preliminary plat.
Staff reconunends approval for Lochsa Fails Subdivision No. 10 with the comments and
conditions stated in this report.
LOCATION
This phase of Lochsa Falls Subdivision is located approximately % mile west of N. Linder
Road, and %: mile north of W. McMillan Road, in the north %2 of Section 26, T.4N., R.1 W.
SITE SPECIFIC REQUIREMENTS
1. Applicant shall meet all terms of the approved Preliminary Plat (PP-02-009),
Conditional Use Permit (CUP-02-012), and the recorded Development Agreement (Inst.
No. 103012598).
2. The pressurized irrigation system within this development is to be owned and
maintained by the Settlers Irrigation District. 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 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.
3. Street signs are to be in place, water system shall be approved and activated, pressurized
irrigation system approved and activated, drainage lots constnzcted, 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.
4. Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing akeady exists at the subdivision boundaries.
FP-04-007 E~~~`~. i q,V ~~g {~ 5 blo.FP.doc
Mayor & City Council
Hearing Date: February 17, 2004
Page 3 of 5
S. Fencing within 20 feet of all public right of ways shall be no taller than 3-feet in height
if sight obscuring material is used or 4-feet in height if non-sight obscuring material is
used.
6. Please add or revise the following plat notes:
Revise note: "Build ine setbacks and dimensional standazds in this subdivision shall be
in compliance with Trtle 11 and Title 12 of the Meridian Citv Code unless otherwise
modrfied by Conditional Use Permit (CUP-02-012) which allowed for reduced
setbacks. lot sues, lot frontages and minimum house size "
The Landscape Plan dated 1/20/04, prepazed by Harvest Design is approved as
submitted.
8. The storm drainage basin shown on Lot 1, Block 43 shall have a vegetated
groundwver.
Sanitazy sewer service and municipal water to this site shall be via extensions from
existing mains. Applicant will be responsible to construct 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. Applicant shall execute City of Meridian standazd forms of
easements, for any mains that are required to provide service.
10. .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.
11. 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. (All azeas being counted toward the 10%
open space amenity shall be free of "wet ponds" or other such nuisances.)
12. Graphically depict a 8-foot wide public utilities, drainage and irrigation easement along
the east side of Lot 8, Block 45, and Lot 9, Block'44, and a the east side of Lot 1, Block
48, and the north side of Lot 1, Block 47, Lot 1, Block 45, and Lot 2, Block 43. These
modifications are required because of pressurized irrigation mains or due to side lot lines
against future phases.
13. Please correct the discrepancy in the distances between the face of the plat and the legal
description of the Certificate of Owner's, for the short tangent along the south right-of-
way line of Lot 1, Block 46.
14. Complete the CP&F filing number for Detail "A."
FP-04-007 ~~'~,~~ ~~~~ 3Loc aF IsSubIO.FP.doc
Mayor & City Council
Hearing Date: February 17, 2004
Page 4 of 5
15. Staff s failure to cite specific ordinance provisions 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. 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 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.
3. One-Hundred watt (100w), 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 aze 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 backfill, where footing would sit atop fill material.
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 all street finish centerline elevations aze 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 the Public Works Department.
8. Provide sidewalks in accordance with the MCC.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Lochsa Falls Subdivision No. 10 with the above
stated comments & conditions.
FP-04-007 Lochsa Falls Sub10.FP.doc
Mayor & City Council
Hearing Date: February 17, 2004
Page 5 of 5
FP-04-007 Lochsa Falls Sub10.FP.doc
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'°°' °• cvvT IV~cULYIIVI
No.3539 p. 4/5
~,~0
March 5, 2004
Mayor and City Council
City of Meridian
33 Fast Idaho Avenue
Meridian, ID 83642
RECET~~]~
MAR _ ~ 2004
City of Meridian
City Clerk Office
Re: l.ochsa Subdivision No.10 Final Plat (I%ilaNo. FP 04-007f
Dear Mayor and Council:
1'he following is in response to staff s comments.
SiTP SPECIFIC RBO 1 ~R FMENTS
1• The Applicant will comply with terms ofapprovals.
2• The Applicant will oomply with pressutired irrigation requirements.
3. The Applicant will comply.
4• The Applicant will comply with fencing requirements.
5. Agreed
6. The final plat will be revised is accordance with stb#1'comments.
7. Noted
g. Agreed, except for the Infiltration window will nee,i to have sand or stone as
required by ACRD.
9• The Applicant will comply with sewer and water construction requirements.
! 0. The Applicant will pay all applicable fees prior to signature on the final plat.
l l . The Applicant will comply.
12. The tnal plat will be revised in accordance with staffcomments.
13. 1'he final plat will be revised in accordance with staffcornments.
14. The final plat will be revised in accordance with staffcommems.
15. Noted
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Mayor and City Council
March 5, 2004
Page 2
No,3539 P. 5/5
CEIVERAI, ItEOUIREMENTS
1. The Applicant will comply.
2- The Applicant will comply. '
3. The Applicam will comply
4• The Applicant will comply. •
5. The Applicant will comply.
6• The Applicant's engineer will comply.
7. The Applicant wiR comply;
8• The Applicant will comply.
We believe this letter addresses all of your concerns. Please feel free to call me if you have
additional commetrts or questions,
Sincerely,
~-
tin Martin
cc: Boggs Engineering lnc.
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