Staff Comments
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: June 19,2007
Transmittal Date: June 14,2007
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TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '{.JI
208-884.5533
Scott Steckline, Development Services Coordinator
208-898-5500
SUBJECT:
Selway Apartments at Lochsa Falls
Request for Final Plat Approval of Selway Apartments at Lochsa Falls
Consisting of 1 Multi-Family Lot on 10.103 Acres in an RN4 Zone by Meridian
Apartments, LLC. (File# FP-07-018).
We have reviewed this submittal and offer the following comments and 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
The applicant, Meridian Apartments, LLC, has applied for final plat approval of 1 multi-family lot on
10.103 acres in an R-4 Zone ofland for Selway Apartments at Lochsa Falls. The zoning district for the
proposed subdivision is R-4 (Medium Low-Density Residential district). The proposed multi-family lot
was approved as a part of the Lochsa Falls planned development, which allowed for 171 multi-family
dwelling units in the R-4 zone. Prior to any construction, the applicant will be required to submit and
obtain approval for a conditional use permit for the multi-family dwelling units on this site. If 171
dwelling units are built on this site, the gross density of the proposed subdivision would be 16.9 dwelling
units per acre; the net density would be 97.7 dwelling units per acre.
Selway Apartments at Lochsa Falls is located North of McMillan and west of Linder Road in the SW X4
T. 4N., R. 1 W., Section 26.
The City Council approved the preliminary plat for Lochsa Falls Subdivision on December 17, 2002.
Selway Apartments at Lochsa Falls is the thirteenth phase ofthe approved preliminary plat. The
submitted [mal plat substantially complies with the approved preliminary plat.
Staff recommends approval of Selway Apartments at Lochsa Falls with the comments and
conditions stated in this report.
SITE SPECIFIC CONDITIONS
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 (lust. No. 103012598).
2. The Final Plat approval for this subject phase shall expire on 06/28/08, if City Engineer's
signature has not been obtained.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
3. Prior to submittal for signature, have the Certificate of Owners and the accompanying
acknowledgement signed and notarized.
4. Sanitary sewer and water service to this site is being proposed via extensions of existing mains
adjacent to the site. Applicant will be responsible to construct the sewer and water mains to and
through this proposed development. 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.
5. The applicant has not indicated who will own and operate the required pressurized irrigation
system in this development. Therefore plans and specifications will be reviewed by the Public
Works Department during the construction plan review with a "draft' operations and maintenance
manual being required prior to plan approval and a "[mal" draft being required prior to signature
on the final plat.
6. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection is used, the developer shall be responsible for the
payment of assessments for the irrigable common areas prior to signature on the final plat by the
Meridian City Engineer.
7. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
8. Prior to signature of the [mal plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information.
9. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B-ll and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-l1.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 1l.3B-ll, then the applicant shall relocate the facility. This may
require losing a developable lot or developable area. It is the responsibility of the
developer to comply with ACHD, City of Meridian and all other regulatory requirements at the
time of fmal construction.
10. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
sewer line shall be installed and passed air test and video inspection, and road base shall be
approved prior to applying for building permits.
3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the fmal plat.
4. All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
6. 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.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
9. Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Pair
Housing Act.
11. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Selway Apartments at Lochsa Falls (FP-07-018)
with the above stated comments and conditions.
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