Staff Comments
MAYOR
Tammy de Weer<!
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CITY COUNCIL MEMBERS
Keith BinI
William L.M. Nary
Shaun WanIle
Charles M. Rountree
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CITY HALL
(208) 888-4433 - Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
MEMORANDUM:
Hearing Date: September 7, 2004
To:
Mayor & City Council
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022004
From:
Sonya Allen, Assistant City Plannerð-f
Bruce Freckleton, Engineering Tech III~
LOCHSA FALLS SUBDIVISION NO. 12
Or:Meridian
Clerk GUiee
Re:
Request for a Final Plat Approval of Lochsa Falls Subdivision No. 12, Consisting
of One-Hundred Twenty Three (123) Building Lots and Fourteen (14) Common
Lots on 49.47 Acres in an R-4 Zone by Lochsa Falls, LLC (File No. FP.O4-007).
We have reviewed this submittal and offer the foUowing comments, as conditions of the
applicant. These conditions shaU be considered in fuU, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
This is the twelfth phase of Lochsa Falls Subdivision and consists of 116 single-family
residential building lots, 7 commerciaIJoffice lots, and 14 common lots on 49.47 acres. The
common area lots will be used for landscaping, recreation, and drainage. The commercial/office
lots were approved as part of the 20% land use exception allowed under the Planned
Development for this project.
This phase is located approximately y, mile west of N. Linder Road on the south side of W.
Chinden Blvd.
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 maximum block length requirements of 1,000 ft. The reduced setbacks that were
requested at the time this subdivision was approved are now allowed under current city
4.
5.
6.
FP-04-054
Mayor & City Council
Hearing Date: September 7, 2004
Page 2 of 4
ordinance.
The final plat for this phase substantially complies with the approved preliminary plat. Staff
recommends approval of Lochsa Falls Subdivision No. 12 with the comments and conditions
stated in this report.
SITE SPECIFIC REOUIREMENTS
1.
Applicant shall meet all terms of the approved Preliminary Plat (PP-02-009),
Conditional Use Permit (CUP-02-0l2), 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, 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.
3.
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,
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.
All fencing shall be installed in accordance with MCC 12-4-10.
Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing already exists or is proposed at the subdivision boundaries.
Please add or revise the following plat notes:
a. Note #10: Revise note to include who will maintain this lot and also designate it
as future ITD right-of-way.
The Landscape Plan dated 8/4/04, prepared by Harvest Design shall be revised as
follows:
a.
Show detached sidewalks adjacent to W. Chinden Blvd.
Lochsa Falls Sub12 FP.doc
15.
16.
17.
Mayor & City Council
Hearing Date: September 7,2004
Page 3 of 4
7.
Correct the street frontage measurements shown on Lots 22 & 25, Block 37.
8.
Adjust the street frontages on Lots 16-18, Block 37, to meet the minimum 60-feet
required measured as an arc length.
9.
Adjust the street frontages on Lots 10.14, Block 37, to meet the minimum 40-feet
required for cul-de-sacs.
10.
The sum of the distance dimensions shown along the north boundary of the subdivision
doesn't equal the overall distance shown. Please make appropriate corrections.
11.
The sum of the distance dimensions shown along the south sides of Lots 41-48, Block
37 doesn't equal the overall distance shown. Please make appropriate corrections.
12.
Delete the graphical 5-foot wide easement across the south side of Lots 11-19, Block
39 as these are rear lot lines, as the standard 1O-foot easement is appropriate.
13.
Revise the graphically depicted 5-foot wide easement across the southeasterly side of
Lot 7, Block 37 to 8-foot. The extra width is requird due to the location of a
pressurized irrigation main.
14.
Sanitary 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 standard forms of
easements, for any mains that are required to provide service.
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.
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 1O0-year storm event. (All areas being counted toward the 10%
open space amenity shall be &ee of "wet ponds" or other such nuisances.)
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 REOUIREMENTS
FP-O4-054
Locbsa Falls Sub12 FP.doc
6.
7.
8.
Mayor & City Council
Hearing Date: September 7, 2004
Page 4 of 4
I.
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 &om 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 One-Hundred Watt (lOOw), 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. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. Street light contractor to obtain
design and permit &om 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.
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.
Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
Provide sidewalks in accordance with the MCc.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Lochsa Falls Subdivision No. 12 with the above
stated comments & conditions.
FP-Q4-054
Lochsa Falls Subl2 FP.doc