HomeMy WebLinkAboutLochsa Falls PP 02-009
Sharon Smith
From: Marlene St.George [ms@whitepeterson.COM)
Sent: Monday, December 16, 2002 9:28 AM
To: 'bergw@meridiancity.org'; 'greent@rneridiancity.org'; 'Sharon Smith'
Cc: 'Brad Hawkins-Clark';BiII Nichols
Subject: Lochsa Falls REVISED Dev Agmt, AZ, PP, CUP Findings and Order
Good moming one and all. Attached you will find the revised above documents per communication between
Becky Bowcutl, Planning and Zoning, Public Works and our office. Therefore, due to additional revisions, these
documents should be replaced with any other Dev Agmt., Findings and the CUP Order. These will suffice as the
original documents. If you need anything further please let me know. Thanks, Marlene
RECEIVED
DEe 16 2002
City Of Meridian
City Clerk Office
12/16/2002
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 10/08/02
IN THE MATTER OF THE )
REQUEST FOR PRELIMINARY )
PLAT FOR LOCHSA FALL )
SUBDIVISION, LOCATED SOUTH )
OF CHINDEN BLVD., WEST OF )
LINDER, NORTH OF McMILLAN )
AND EAST OF TEN MILE ROAD, )
MERIDIAN, IDAHO )
)
BY: FARWEST, LLC AND DANIEL )
GIBSON, )
)
APPLICANT )
)
Case No. PP-02-009
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
ORDER OF CONDITIONAL
APPROVAL OF PRELIMINARY
PLAT
The above entitled matter coming on regularly for public hearing before the City Council
on September 24, 2002, and continued until October 8,2002, and Steve Siddoway of the
Planning and Zoning Department, and Mike Wardle, Wendell Bigham, Christie Richardson, and
Becky Bowcutt, appeared and testified, and the City Council having received a report from Brad
Hawkins-Clark and David McKinnon of the Planning and Zoning Department, and Bruce
Freckleton, Engineering Technician III, and the City Council having received as part ofthe
record ofthis matter the recommendation to City Council of the Planning and Zoning
Commission and the applicant having submitted the "LOCHSA FALLS SUBDNISION
PRELIMINARY PLAT LOCATED IN SECTION 26, TAN., R.1W., B.M. ADA COUNTY,
IDAHO, DWG DATE: 03/08/02 DWG NO. 11001 SHEET: 1 OF 4 PRE \11001-PRE.DWG
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION / (PP-02-009) 1
BKB, REVISIONS: 06/19/02 BKB 07/01/02 BKB 07/23/02 BKB 07/30/02 BKB 08/01/02 BKB,
BRIGGS ENGINEERING, INC., DEVELOPER: FARWEST, LLC, PLANNER: BECKY
BOWCUT", and Farwest LLC submitted for preliminary plat approval and which preliminary
plat for approval application is herein received and adjudged by the City Council pursuant to
Meridian City Code 9 12-3-3. Therefore the City Council makes the following findings:
FINDINGS OF FACT
1. That the proposed development is in conformance with the Comprehensive Plan
by reason of the fact that it lies within the existing Urban Area as defined in the Meridian
Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis
Comprehensive Plan and Map, adopted December 21,1993, and the property is presently zoned
Low Density Residential District (R-4), and requires connection to the Municipal Water and
Sewer System. [Meridian City Code 9 11-7-2 C]
2. The preliminary plat is in conformance with the Comprehensive Plan City of
Meridian adopted December 21, 1993, Ordinance No. 629.
3. It is determined that public services can be made available to accommodate the
proposed development if the plat complies with the requirements and conditions hereinafter set
forth as conditions of preliminary plat approval.
4. The proposed development is a continuity of the proposed development within the
City's Capital Improvement Program and if the conditions which are requested by the Planning
and Zoning Administrator and the Engineering Technician III and as proposed by the developer
as stated on the preliminary plat there will be public financial capability of supporting services
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009) 2
for the proposed development.
5. The development if built in accordance with the conditions and as proposed, will
not create health, safety or environmental problems and there have been no specifics of any such
concems brought to the Council's attention.
6. It is found that the Recommendation To City Council of the Planning and Zoning
Commission is reasonable and appropriate for the conditions of approval ofthe preliminary plat
as hereinafter set forth.
7. The applicant has submitted for consideration of this approval drawing of the
preliminary plat herein designated as: "LOCHSA FALLS SUBDNISION PRELIMINARY
PLAT LOCATED IN SECTION 26, TAN., R.l W., B.M. ADA COUNTY, IDAHO, DWG
DATE: 03/08/02 DWG NO. 11001 SHEET: 1 OF 4 PRE \11001-PRE.DWG BKB,
REVISIONS: 06/19/02 BKB 07/01/02 BKB 07/23/02 BKB 07/30/02 BKB 08/01/02 BKB,
BRIGGS ENGINEERING, INC., DEVELOPER: FARWEST, LLC, PLANNER: BECKY
BOWCUT".
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code 9 12-
3-5 and based upon the above and foregoing Findings of Fact which are herein adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
I. The Preliminary Plat of the applicant as evidenced by "LOCHSA FALLS
SUBDNISION PRELIMINARY PLAT LOCATED IN SECTION 26, TAN., R.1W., B.M.
ADA COUNTY, IDAHO, DWG DATE: 03/08/02 DWG NO. 11001 SHEET: 1 OF 4 PRE
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (pP-02-009) 3
\llOOI-PRE.DWG BKB, REVISIONS: 06/19/02 BKB 07/01/02 BKB 07/23/02 BKB 07/30/02
BKB 08/01/02 BKB, BRIGGS ENGINEERING, INC., DEVELOPER: FARWEST, LLC,
PLANNER: BECKY BOWCUT", is hereby conditionally approved; and
2. The conditions of approval are as follows to-wit:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff
as follows:
Site Specific Comments
1. The Public Works Department is gathering sewer and water information from the
field a well as analyzing this project with computer models that were developed
for our facility plans. It is anticipated that because of the phasing pattern
proposed by the Applicant, that significant amounts of off-site sewer and water
main extensions will be necessary. The Sewer Master Plan proposes the North
Slough Trunk traversing through this proposed development. By starting the
phasing on the opposite side ofthe section from where the North Slough Sewer
Trunk begins traversing east (i.e. Ten Mile Road), the routing locks proposed
roadway alignments into place. If the phasing plan is approved, the applicant will
be required to construct water mains and the trunk line through the projects
roadway system within the normal utility corridors. No service lines will be
allowed in the off-site segments. Applicant shall also be required to construct a
permanent all-weather 14 foot-wide access road over any undeveloped segments
within this project, until such time as the public street is improved within the
proposed park parcel, the road shall be paved. At ultimate build-out, the sewer
and water mains shall be located within the improved public right-of-way.
2. In accordance with Ordinance 12-13-10-8, Applicant shall construct detached
sidewalks adjacent to Ten Mile Road, McMillan Road, and Linder Road. The
minimum width of the parkway area between the curb and sidewalk is five (5)
feet. Tree plantings within the parkways will be restricted to either Class I or
Class II trees, as approved by the P&Z Department, through the detailed Final
Plat review process.
3. The Applicant shall install the proposed ten foot (10') wide pathway along the
south side ofW. Cayuse Creek Drive (see pg. 2 of CUP application).
4. Fencing details shall be submitted with the Final Plat application. The applicant,
as part of the Planned Unit Development, shall either insta1l4-foot sight
obscuring fencing or 5-foot non-sight obscuring fencing along the pathways and
the park.
5. A detailed landscaping plan shall be submitted with the final plat application.
The landscaping plan shall include the details for the proposed 30' wide
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009) 4
pedestrian! emergency vehicle access on Linder Road.
6. Performance specifications for the common area pressurized irrigation system
shall be submitted with the Final Plat application.
7. Flexibility shall be allowed in the single-family residential phase areas, due to
changing market and engineering factors, the applicant may need to reduce or
increase the number of lots or may need to modify the phasing sequence. Staff
shall review the minor phase changes and approve them. Council will also
additionally review the changes when the final plats are submitted. The applicant
shall identify any deviations from the original phase plan on the final plat
application and thus bring said changes to the staff s attention.
8. The sidewalk to be required as part of the aforementioned path system will be
five feet (5') in width. The applicant shall install aten (10) foot asphalt pathway
along the south side of the east-west collector roadway (W. Cayuse Creek Dr.) to
the rotary (Horse Circle). A five (5) foot detached concrete sidewalk will be
installed along the south side of the rotary and into N. Tignes Ave. continuing
west along W. Ladle Rapids Street to the east boundary of the community park.
The applicant shall install (pedestrian friendly)brick or concrete pavers at
intersections crossing the 10 foot pathway. The applicant shall install directional
signs along the pathway (10 and 5 foot pathway sections) identifying the
community park location.
General Comments
1. Please submit a copy of the Ada County Street Name Committee's final approval
letter for the subdivision name, and the lot and block numbering. Make any
corrections necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
3. 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. One-hundred watt, 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.
5. Underground pressurized irrigation must be provided to all landscaped areas on
site. Due to the landscape area, primary water supply connection to the city's
mains will not be allowed. Applicant shall be required to utilize any existing
surface or well water for the primary source. Applicant has not indicated whether
the pressurized irrigation system within this development is to be owned and
maintained by an association or an irrigation district. If the system is being
proposed as a private system, plans and specifications for the irrigation system
shall be reviewed by the Public Works department as part of the development
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (pP-02-009) 5
plan review process, and a draft copy of the pressurized irrigation system O&M
manual must be submitted prior to plan approval.
6. Six-foot high, solid perimeter fencing shall be required adjacent to all existing
agricultural land, unless otherwise agreed upon in writing by the Planning
Director. No fencing will be permitted within the required landscape buffers. The
Applicant shall address the type of fencing planned at the P&Z Commission
public hearing. Submit detailed fencing plans for review and approval with
submittal of the Final Plat. All required fencing is to be in place prior to issuance
of building permits. A letter of credit or cash will be required for these fences
prior to signature on the final plat. Perimeter fencing shall be installed prior to
obtaining building permits.
7. A detailed landscape plan for the common areas, including pathways and types of
construction, shall be submitted for review and approval with the submittal ofthe
final plat applications. The plan must include sizes and species of trees, shrubs,
bermingl swale details, and all proposed ground cover/ treatment. A letter of
credit or cash surety in the account of 110% will be required for all fencing,
landscaping, pressurized irrigation, sanitary sewer, water, etc. prior to signature
on the Final Plat.
8. 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. The ditches to be piped
should be shown on the site plans. 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.
9. Any existing domestic wells and! or septic systems within this project will have
to be removed from their domestic service per City Ordinance Sections 9-1-4 and
9-4-8. Wells may be used for non-domestic purposes such as landscape
irrigation.
10. Slopes within drainage lots are not to exceed a slope ratio of 3: 1.
B. Adopt the following Recommendations of ACHD as may be modified by ACHD
from time to time:
Site-Specific Conditions of Approval
1. Dedicate 48 feet of right-of -way from the centerline of Linder Road, Ten Mile
Road, and McMillan Road abutting the parcel by means of a warranty deed. The
right-of-way purchase and sale agreement and deed must be completed and
signed by the Applicant prior to scheduling the final plat for signature by the
ACHD Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process the
right-of-way dedication after receipt of all requested material. The Owner will be
paid the fair market value of the right-of-way dedicated which is an addition to
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009) 6
existing ACHD right-of-way if the Owner submits a letter of application to the
impact fee administrator prior to breaking ground, in accordance with the ACHD
Ordinance in effect at that time (currently Ordinance #195).
OR
Dedicate 38 feet of right-of-way from the centerline of Linder Road, Ten Mile
and McMillan Road abutting the parcel by means of a warranty deed. The right-
of-way purchase and sale agreement and deed must be completed and signed by
the applicant prior to scheduling the final plat for signature by the ACHD
Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of-way
dedication after receipt of all requested material. The owner will be paid the fair
market value of the right-of-way dedicated which is an addition to existing
ACHD right-of-way if the owner submits a letter of application to the impact fee
administrator prior to breaking ground, in accordance with the ACHD Ordinance
in effect at that time (currently Ordinance #195).
2. Construct a 5 foot concrete sidewalk abutting the property on McMillan Road,
Ten Mile Road, and Linder Road. The sidewalk shall be constructed 2 feet within
the new right-of-way. If the sidewalk is proposed to meander outside of the right-
of-way, the applicant shall provide an easement to the District.
3. Construct a main entrance, North Goddard Creek Way, to intersect McMillan
Road approximately 1,100 feet east of the west property line (approximately at
the half-mile).
4. Construct a main entrance, West Cayuse Creek Drive, to intersect Linder Road
located approximately 1,350 feet north of the south property line (approximately
the half-mile).89
5. Construct a main entrance, Wild Goose Drive, to intersect Linder Road at the
south property line.
6. Construct a center turn lane on Linder Road for West Cayuse Creek Drive to
provide a minimum of 100 feet of storage with shadow tapers for both the
approach and departure directions. Coordinate the design of the tum lane with
District staff.
7. Construct a center turn lane on Linder Road for West Wild Goose Drive to
provide a minimum of 100 feet of storage with shadow tapers for both the
approach and departure directions. Coordinate the design of the tum lane with
District staff
8. Construct a center turn lane on North Goddard Creek Way to provide a minimum
of 100 feet of storage with shadow tapers for both the approach and departure
directions. Coordinate the design ofthe turn lane with District staff.
9. Construct right-tum deceleration lanes (tapers) on Linder Road for West Cayuse
Creek Drive and West Wild Goose Drive. Coordinate the design ofthe taper with
District staff.
10. Construct right-turn deceleration lanes (tapers) on McMillan Road for North
Goddard Creek Way. Coordinate the design of the taper with District staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009) 7
11. Construct the internal local residential roadways as a 33 foot street with curb,
gutter, and 4-foot-wide detached concrete sidewalk within 50 feet of right-of-way
with parking on both sides of the roadway contingent upon approval from the
Meridian Fire Department.
12. Construct North Dry Bar Avenue as a 40 foot street section with curb, gutter, and
5 foot concrete sidewalk within 54 feet of right-of-way abutting the commercial
development (approximately 350 feet).
13. Construct West Ballinger Way and West Wild Goose Drive as 36 foot street
sections with curb, gutter, and 5 foot wide concrete sidewalks with no front-on
housing. The access restrictions for these street segments shall be stated on the
final plat. Parking shall be prohibited on these street segments. Coordinate the
signage plan with District staff.
14. Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa
Way as 29 foot street sections with vertical curb, gutter, and 5 foot sidewalk
within 50 feet of right-of-way.
OR
Construct West Cayuse Creek Drive, North Goddard Creek Way, North Lochsa
Way as 33 foot street section with a 4 foot bike lane, curb, gutter, and 5 foot
concrete sidewalk within 50 feet of right-of-way.
15. Construct a 30 foot wide driveway located on McMillan Road approximately 250
feet east ofthe west property line which meets District policy and should be
approved with this application.
16. Construct a 25 foot shared access driveway intersecting North Goddard Creek
Way approximately 420 feet north of McMillan Road extending to the west
property line.
17. Construct two shared driveways (one extending east; one extending west) located
on North Dry Bar Avenue approximately 350 feet south of Chinden Boulevard.
18. Construct thirteen stub streets to the surrounding parcels.
. The Applicant is proposing to construct West Apgar Drive to the east
property line approximately 400 feet north of McMillan Road.
. The Applicant is proposing to construct West Wapoot Court to the east
property line approximately 1,100 feet north of McMillan Road.
. The Applicant is proposing to construct Parachute Hill Avenue to the
south property line approximately 600 feet east of the west property line.
. The Applicant is proposing to construct North Chimney Peak Avenue to
the south property line approximately 1,650 feet east of the west property
line.
. The Applicant is proposing to construct West Cedar Grove Street to the
east property line approximately 650 feet north of the south property line.
. The Applicant is proposing to construct North Gertie Place to the north
property line approximately 100 feet west of the east property line.
. The Applicant is proposing to construct West Boulder Bar Street to the
west property line approximately 500 feet south of Chinden Boulevard.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009) 8
. The Applicant is proposing to construct West Tango Creek Street to the
west property line approximately 1,025 feet south of Chin den Boulevard.
. The Applicant is proposing to construct North Powell Creek Avenue to
the north property line approximately 2,050 feet east of the west property
line.
. The Applicant is proposing to construct West Glade Creek Street to the
west property line approximately 1,500 feet south of Chinden Boulevard.
. The Applicant is proposing to construct West Anatole Street to the west
property line approximately 2,350 feet north of McMillan Road.
. The Applicant is proposing to construct West Whitehouse Street to the
west property line approximately 1,800 feet north of McMillan Road.
. The Applicant is proposing to construct West Divide Creek Street to the
west property line approximately 1,025 feet north of McMillan Road.
19. Provide a paved temporary turnaround with a temporary easement provided to
the District at the end of North Gertie Place, West Glade Creek Street and West
Wapoot Court and a sign at the terminus of all of the stub streets stating that
"THIS ROAD WILL BE EXTENDED IN THE FUTURE." Coordinate the sign
plan for the stub street, and the design of the tumaround with District staff.
20. Any proposed landscape islands/ medians within the public right-of-way
dedicated by this plat shall be owned and maintained by a homeowners
association. Notes of this are required on the final plat.
21. Construct one knuckle on North Goddard Creek Way located approximately 700
feet north of McMillan Road. The island within the knuckle shall be constructed
a minimum of 4 feet wide with a minimum area of 100 square feet and desigued
to safely channel traffic. The roadway around the traffic island shall maintain a
minimum of a 29 foot street section. The design shall be reviewed and approved
by ACHD's Planning and Development staff.
22. Construct a roundabout at the intersection of North Lochsa Way, North Goddard
Creek Way and West Cayuse Creek Way with 21 foot street sections on either
side of the center island. The Applicant is required to dedicate 54 feet of right-of-
way plus the additional width of the island. Coordinate the size and design of the
roundabout with traffic services staff.
23. Turnarounds shall be constructed to provide a minimum tuming radius of 45 feet.
The Applicant will be required to provide a minimum of a 29 foot street section
on either side of any proposed center islands within the tumarounds. The
medians shall be constructed a minimum of 4 feet wide to total a minimum of a
100 square foot area. Dedicate 54 feet of right-of-way plus the additional width
ofthe median.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009) 9
site shall be borne by the developer.
3. Replace any existing damaged curb, gutter, and sidewalk and any that may be
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
5. The Applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
6. Construction, use, and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
7. Payment of applicable road impact fees is required prior to building construction
in accordance with Ordinance #195, also known as Ada County Highway District
Road Impact Fee Ordinance.
8. It is the responsibility ofthe Applicant to verify all existing utilities within the
right-of-way. Existing utilities damaged by the Applicant shall be repaired by the
Applicant at no cost to ACHD. The Applicant shall be required to call mGUNE
(1-800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of-way. The Applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
9. No change in the terms and conditions of this approval shall be valid unless they
are in writing and signed by the Applicant of the Applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the Applicant to obtain written confirmation
of any change from the Ada County Highway District.
10. Any change by the Applicant in the planned use of the property which is the
subj ect of this application, shall require the Applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force
at the time the Applicant or its successors in interest advises the Highway District
of its intent to change the planned use of the subject property unless a waiver/
variance of said requirements or other legal relief is granted pursuant to the law
in effect at the time the change in use is sought.
C. Adopt the Accommodations made by Farwest, LLC in an August 15, 2002 memo
entitled "Tony Moss" as follows, including amendments made by the Planning
and Zoning Commission:
1. a. A park lot will be moved to the east of the Moss parcel.
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009) 10
b. On Lots 11, 12, and 13 of Block 6 east of the Moss parcel, Applicant
agreed to a 25' peak building height to retain the view (one of the three
lots mentioned above will be an open lot).
c. Applicant will provide large lots on the north and south ofthe Moss
parcel, as indicated on the Preliminary Plat.
d. Applicant will provide a common area on the west (Lot 6 Block 6), and
agreed to retain Mr. Moss's plum trees on the west, if possible.
e. Applicant agreed to pipe any irrigation ditches contiguous to the Lochsa
Falls property prior to the issuance of occupancy permits in the affected
phase.
f. Applicant agreed to construct a water feature at the McMillan Road
entryway.
g. Applicant agreed to deed Lot I, Block 6 to Mr. Moss and pave a driveway
across this lot if Mr. Moss relinquishes his current access easement.
h. Applicant agreed to coordinate boundary fencing with Mr. Moss
consistent with the Lochsa Falls Subdivision.
2. The City is not aware of whether the accommodations, as amended by the
Commission and approved by the Developer, have been approved by the Mosses.
If the Mosses do approve the aforementioned list, then the accommodations shall
be binding upon the Developer. If Mr. and Mrs. Moss do not agree to such
accommodations as listed, the Developer will not be bound to such terms.
3. The Developer and the Mosses have negotiated a relinquishment of the Mosses'
easement from Ustick Road to their parcel of property. If the Mosses do not agree
to relinquish such easement, the Developer shall be free to dedicate as a lot the
land held in easement.
The City is not aware of whether the accommodations, as amended by the
Commission and approved by the Developer, have been approved by the Mosses.
If the Mosses do approve the aforementioned list, then the accommodations shall
be binding upon the Developer. If Mr. and Mrs. Moss do not agree to such
accommodations as listed, the Developer will not be bound to such terms. The
Developer and the Mosses have negotiated a relinquishment ofthe Mosses'
easement from McMillan Road to their parcel of property. If the Mosses do not
agree to relinquish such easement, the Developer shall be free to dedicate as a lot
the land held in easement. The Developer shall present Mr. and Mrs. Moss with
a writing setting forth the Developer's agreement to such accommodations and
relinquish ofthe Moss' easement. In the event the Mosses do not execute the
appropriate writing within a sixty (60) day period, such refusal shall be the
determination that Mr. and Mrs. Moss do not agree to the referenced
accommodations and relinquishment.
D. Adopt the Meridian Fire Department Recommendations as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009) 11
1. One and two family dwellings will require a fife-flow of 1,000 gallons perminute
available for a duration of2 hours to service the entire project. Fire hydrants shall
be placed an average of 400' apart.
2. Commercial and office occupancies will require a fire-flow consistent with the
Uniform Fire Code to service the proposed project. Fire hydrants shall be placed
an average of 400' apart.
3. Multi-family residential on the site will require a fire-flow of 1500 GPM plus the
amount required by the fire sprinkler demand.
4. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
5. Final approval of the fire hydrant locations shall be by the Meridian Fire
Department.
6. All roads shall have a tuming radius of28' inside and 48' outside.
7. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103 .2.4 of the Uniform Fire Code.
8. All access roads within the project shall have a clear driving surface with a
minimum width of20' available at all times. This project proposes two types of
roadway widths: Collector Standards - 33 feet and 36 feet and Local Standards -
33 feet. ACHD installs signs along the collectors indicating no parking on either
side of the street. The 33 foot local standard allows for parking on both sides of
the roadway. Restricted parking will be required for Blocks 2, 58, 57, 20, 36 and
28.
9. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
10. The phasing plan may require that any roadway greater than 150' in length that is
not provided with an outlet shall be required to have a turnaround.
11. More than one fire apparatus road shall be provided when it is determined by the
Chiefthat access by a single road might be impaired by vehicle congestion,
conditions of terrain, climate conditions or other factors that could limit access,
as per the current UFC.
12. The proposed 876-lot subdivision with an estimated 2.9 residents per household
would have a total estimated population of 2,540 residents at build out. The
proposed multi-family lot has an estimated 171 units with a total estimated
population of 495 residents at build out. The 11 office lots and 1 commercial lot
will have an unknown transient population and will have an unknown impact on
Meridian Fire Department call volumes. The Meridian Fire Department has
experienced 2069 responses in the year 2000 and 2251 calls for service in 2001.
According to a report completed by Fire & Emergency Services Consulting
Group in February of 2000 our requests for service are projected to reach 2800 in
the year 2005 and 3800 by the year 2010.
13. The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009) 12
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
14. The proposed site location of the Meridian Fire Station meets the general
requirements of the Master Site Plan for fire station locations. The site appears to
have met the minimum lot dimensions required for a satellite location.
E. Adopt the Recommendations ofthe Central District Health Department as
follows:
1. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
2. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
4. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
F. Adopt the Recommendations of Meridian Parks & Recreation Department as
follows:
1. The Developer shall provide a minimum 25 acre park site adjacent to Ten Mile
Road. The Developer shall receive 100% of the park impact fees collected from
the Lochsa Falls project up to the cost of the 20.51 acres at the City's expense,
and the Developer shall not be required to provide an irrigation system, rough
grading, fine grading and seeding, and said reimbursement shall not be limited to
this development. The Developer shall also donate 5 acres to the City for a
future City park.
2. The Developer shall be responsible for a 14' wide hard surface pathway or
section of parking lot over the utility easement running along the south boundary
of the park site or the developer may construct the utilities south of the subject
property within the future street alignment of the Bews parcel. If the developer
chooses to construct the utilities along the south boundary of the park site, the
developer shall be responsible for coordinating the location of the easement with
the Parks Department.
G. Adopt the Recommendations ofIdaho Power as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (pP-02-009) 13
1. Idaho Power Company is unable to serve this application without significant
system upgrades. The Applicant should contact the local Idaho Power Company
Operations Center for details. The contact for this area is the Meridian Team, at
388-2021.
H. Adopt the Recommendations of the Meridian Water Department as follows:
1. Meridian Water recommends that this subdivision be supplied by two water
mains. The main on Ten Mile Road needs to be extended down McMillan Road
to the subdivision's east boundary. The main on Linder Road needs to be
extended to the subdivision's north boundary. The Public Water Department can
recommend water main sizes. Additionally, the timing of the extension of the
second water main shall be determined by the Public Works Department.
By action of the City Council at its regular meeting held on the 1'11-h--
day of tlL\:,.(;WI...\,<;v , 2002.
ROLL CALL
COUNCILMAN BIRD
VOTED~
COUNCILWOMAN deWEERD
VOTED~
COUNCILWOMAN McCANDLESS
VOTED~
COUNCILMAN NARY
VOTED evb~-l
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MAYORROBERTD.CO~
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Copy served upon Apphcant, The Planmng and Zomng Department, Pubhc Worl%"~, of ME",,':";;;
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Department and City Attorney. ,::-"a _aPOl>. ~ /~/
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Dated: /2 -2? -tJ t-- SEAL '
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VOTED -
BYJ.~~.~ ~
City Clerk
FINDINGS OF FACT AND CONCLUSIONS OF LAW AND ORDER
OF CONDITIONAL APPROVAL OF PRELIMINARY PLAT
LOCHSA FALLS SUBDNISION (PP-02-009)
14