HomeMy WebLinkAboutLochsa Falls Subdivision No. 12 FP-04-054
BEFORE THE MERIDIAN CITY COUNCIL
C/C September 7, 2004
IN THE MATTER OF THE
APPLICATION OF LOCSHA
FALLS, LLC FOR APPROVAL OF
123 BUILDING LOTS AND 14
COMMON LOTS ON 49.47 ACRES
IN AN R-4 ZONE LOCATED WEST
OF NORTH LINDER ROAD AND
WEST OF CHINDEN BOULEVARD
IN A PORTION OF THE NE Y. OF
T.4N., R.IW., SECTION 26
CASE NO. FP-04-054
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 September 7, 2004, and the Council finding that the Administrative
Review is complete from Sonya Allen, Assistant City Planner for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III for the Public Works Department,
dated: Hearing Date: September 7, 2004, to the Mayor and Council, and the Council having
considered the requirements ofthe preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
I.
The Final Plat of "PLAT SHOWING LOCHSA FALLS SUBDIVISION NO. 12
LOCATED IN A PORTION OF THE NE Y. OF TAN., RI W., SECTION 26, BOISE
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2004, 40403-PLT.DWG KDH
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDIVISION NO. 12 (FP-O4-054)
Page 1 of4
08/02/04 SHEET I OF 3, HANDWRITTEN DATE: 08/02/04, BRIGGS
ENGINEERING, INc.", 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 Sonya Allen Assistant City
Planner for the Planning and Zoning Department and Bruce FreckIeton, Engineering
Technician III for the Public Works Department, dated: Hearing Date: September 7,
2004, listing 17 SITE SPECIFIC REQUIREMENTSIFINAL PLAT and 8 GENERAL
REQUIREMENTS, a true and correct copy of which is attached hereto marked
Exhibit "A", and consisting of 4 pages, and by this reference incorporated herein,
and the response letter from Farwest, LLC, a true and correct copy of which is
attached hereto marked Exhibit "B" and consisting of 2 pages, and by this reference
incorporated herein, and the additional requirements from the action of the Council
taken at their September 7, 2004 meeting as follows, to-wit:
1.1
Adopt the Recommendation of the Central District Health
Department as follows:
The Central District Health 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; that run-offis not to create a
mosquito breeding problem; and it is suggested that the
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDIVISION NO. 12 (FP-O4-054)
Page20f4
preventing groundwater and surface water degradation.
Manuals for guidance:
I.
State of Idaho Catalog of Storm water 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.
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:
I.
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 guaranteeing the
completion of off-site and required on-site improvements.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS 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 may be filed.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDIVISION NO. 12 (FP-O4-054)
Page3 of 4
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 f)~rkrnb~r
,2004.
Attest:
By: -1nQ(). 1/. AnN J
~
Dated:
I D-LD-O4
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDIVISION NO. 12 (FP-O4-054)
Page40f4
MAYOR
Tammy de Weerd
C/lferi dlffn
CITY HALL
(208) 888-4433 - Fax 887-4813
PUBUC WORKS
BUILDING DEPARTMENT
(208) 887-2211 - Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Sha.n Wardle
Charles M. RoW1tree
IDAHO
LEGAL DEPARTMENT
(208) 466-9272 - FAX 466-4405
MEMORANDUM:
Hearing Date: September 7, 2004
To:
Mayor & City Council
From:
Sonya Allen, Assistant City Plannerðoi'
Bruce FreckIeton, Engineering Tech III ~
LOCHSA FALLS SUBDIVISION NO. 12
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 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 twelfth phase of Lochsa Falls Subdivision and consists of 116 single-family
residential building lots, 7 commercial/office 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 Y2 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
ExlUbi,"A"
6.
FP-O4-054
Mayor & City Council
Hearing Date: September 7, 2004
Page 2 of 4
ordinance.
The [mal 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
I.
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, 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.
4.
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.
5.
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.
Exhibit "A"
Lochsa Falls Sub12 FP.doc
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 lO-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.
15.
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 100-year storm event. (All areas being counted toward the 10%
open space amenity shall be free 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
Exhibit "N.
Lochsa Falls Sub12 FP.doc
Mayor & City Council
Hearing Date: September 7, 2004
Page 4 of 4
1.
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.
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 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 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 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. 12 with the above
stated comments & conditions.
FP-O4-054
Exhibit "A"
Lochsa Falls Subl2 FP.doc
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9.
September 3, 2004
Mayor and City Council
City of Merigian
33 East Idaho'Avenue
Meridian, ill 83642
Re:
Lochsa Subdivision No. 12 flnal Plat (File No, FP 04-007)
Dear Mayor and Council:
The following is in response to staff's comments.
APPUCA TION SUMMARY & LOCA nON
Please Dote that the two story side setbaek has been revised to 5' from the original
approved 7'.
SITE SPECIFIC REOUIREMENTS
I.
The Applicant will comply with tenDS of approvals.
2.
The Applicant will comply with pressurized irrigation requirements
3.
The Applicant will comply.
4-
The Applicant will comply with fencing requirements.
s.
The finaJ plat wjß be revised in accordance with staff comments.
6.
I am requesting COll1ll1e.llt (No.6. a.) to be deleted. I do Dot know of any reason to
add the sidewalk DB W. Chiadeo Blvd.
1. I would not want to elJCO1Ir8ge pedestrian traffle OB such a busy road.
2. Bristol Heights, Cutte Berry, Baobury aDd Spnrwing are all examples of
sahdivisioD on ChiDden between Eagle .Rd aDd Ten Mile .Rd. without sidewalks
aloDg ChiDden.
7.
The finaJ plat will be revised in accordance with sta.ff comments.
8.
The final plat will be mrised in accordance with staff comments.
The [mal plat will be revised in accordance with staff co! ments.
10.
The final plat will be revised in accordance with staff comments.
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Mayor and City Council
September 3, 2004
Page 2
11.
The final plat will be revised in accordance with staff comments.
12.
The final plat wiJI be revised in accordance with staff comments.
13.
The final plat will be revised in accordance with staff comments.
14.
Agreed
15.
The Applicant will pay all applicable fees prior to signature on the final pIal
16.
Noted
17.
Noted
GENERAL REQUIREMENTS
I. The Applicant will compJy.
2. The Applicant will comply.
3. The Applicant will comply.
4. The Applicant will comply.
5. The Applicant will comply.
6. The Applicant's engineer will comply.
7. The Applicant will comply.
8. The Applicant will comply.
We believe this letter adckesses aU of your concerns- Please feel fiee to call me if you have
additional comments or questions.
þ
CO:
Briggs Engineering Inc.
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