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HomeMy WebLinkAboutStaff CommentsHUB OF7RE9SURE 1~ALLEY MAYOR A Good Place to Live Robert D. Come CITY OF MERIDIAN CITY COUNCIL MEMBERS William LM. Nary - 33 EAST IDAHO _ xei[h Bvd MERIDIAN, IDAHO 83642 Tammy deWcerd (208) 888-0433 ~ FAX (208) 887.4813 City Clerk Office Fax (208) 888-4218 Cherie McCandless - MEMORANDUM: To: Mayor & City Council From: Bruce Freckleton, Engineering Tech III David McKinnon, Planner II '~ ,~ A Re: LOCHSA FALLS SUBDIVISION NO.i LEGAL DEPARTMENT (208) 288-2499 • Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 887.2211 ~ Fax 887-1297 PLAA]NING AND ZONING DEPARTMENT (208) 8845533 ~ FAX 888-6854 February 25, 2003 RECEIVED FEB 2 0 2~3 City Of Meridian City Clerk Office • Request for a Final Plat Approval of Lochsa Falls Subdivision No. 1, Consisting of Seventy-Eight (78) Building Lots and Nine (9) Other Lots on 30.17 Acres in an R-4 Zone by Brahama, LLC (File No. FP 03-005). 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 Couucil: APPLICATION SUMMARY & LOCATION This is the first phase of the Lochsa Falls Subdivision, located on the west side of Linder Road, approximately '/2 a mile south of Chinden Boulevard (Highway 20-26). The first phase of the subdivision includes 78 single family building lots and 9 "other" (landscaping and drainage) lots. The gross density of Phase No. 1 is approximately 2.6 dwelling units/acre. The subdivision was approved as a Planned Development allowing for reduced minimum house sixes (1,201+) and reduced building setbacks in the R-4 zone. The lots within the subdivision meet all of the minimum lot requirements of the Planned Development and the approved preliminary plat. The collector street for the subdivision (W. Cayuse Creek Drive) has a ten foot wide multi-use pathway located on the south side of the road, with no sidewalk on the north side. The rest of the subdivision has detached sidewalks with a 5' wide parkway. ADDITIONAL CONSIDERATION • Linder Road Right-of--Way: As of February 13`x, ACHD's Preliminary Plat condition to dedicate 48-feet of right-of--way from centerline on Linder Road had not been formally modified. Based on recent policy changes, Staff is under the assumption that ACHD will not compensate the developer for this additional right-of--way. Therefore, if ACHD can not negotiate a dedication or otherwise obtain the right-of--way, staff recommends that the future right-of--way be platted in a new common lot and planted with a vegetative groundcover (see Condition #4 below) to preserve the 96-foot total right-of--way width. CVnOJY1( f ...J...< Cell. wh 1 CC Mayor and Council February 25, 2003 Page 2 STTE SPECIFIC REOUIItEMENTS 1. Applicant shall meet all terms of the approved Preliminary Plat, Conditional Use Permit and the recorded Development Agreemern. 2. The pressurized irrigation system within this development is to be owned and maintained by the Lochsa Falls Homeowners Association. 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. Plans and specifications for the irrigation system shall be reviewed by the Public Works Department as part of the development plan review process, and a draft copy of the pressurized irrigation system O&M manual must be submitted prior to plan approval. 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. Street signs aze to be in place, water system shall be approved and activated, pressurized imgation system approved and activated, drainage Iois 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. If the 48-foot right-of--way on Linder Road is not dedicated to the Ada County Highway District, all future right-of--way (the portion to be dedicated) shad be platted in a separate common lot within Lochsa Falls No. 1. In addition, any portion of the future right-of--way that is not developed (if greater than 13 feet in width) shall be landscaped with a with a vegetative groundcover, in addition to installing and maintaining a 10 foot wide gravel shoulder adjacent to the edge of pavement (per MCC 12-13-10-9). 5. Fencing within 20 feet of all public right of ways shall be no taller than 3 feet in height if solid fencing material is used. 6. The Landscape Plan dated 11-15-02, prepared by Harvest Design is approved with the following correction to be made by the applicant: • Number 7 on page L-1 shall be modified to reflect the correct gravel shoulder width of 10' rather than the indicated 3' gravel shoulder. Modify or add the following plat notes in the manner noted below: • Please delete note number two (2) on the face of the Plat. It is contradicted by note number fifteen (15). • Please add the words "and the City of Meridian" to the end of note number thirteen Mayor and Council February 25, 2003 Page 3 • Revise note number twelve (12) as follows: "Lots 1 and-3, Block 1; Lot..." • Add a note to the face of the plat limiting the fencing adjacent to micro-paths to limited to no more than four feet (4') in height, if solid fencing material is used. 8. 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. 9. Pursuant to the conditions of approval to the preliminary plat the developer shall be responsible for the construction of all fencing adjacent to the pathways within the subdivision. The submitted fencing plan does not include fencing for Lot 3, Block 7, and indicates six foot (6') tall fencing adjacent to the pathway on Lot 8, Block 6. A new fencing plan shall be submitted to Planning and zoning staff for approval prior to the city's signature on the plat. 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 OZ-374. 11. Any drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100-year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. 12. The developer shall be responsible for the containment of construction debris within the subdivision. 13. Graphically depict 5-foot wide public utilities, drainage and utility easements along the west side of Lot 5, Block 4, Lots I-2, Block 5, Lots 1 & 5, Block 9, Lot 1, BIock 10, the south side of Lot 11, Block 11, and the east side of Lot 1, Block 12, and Lot 1, Block 7, as these will be side lot lines when future phases are developed. 14. Correct the overall dimension (260.67') along the back of Lots 20-22, Block 7. 1 S. Add the radius dimension (50') to the cul-de-sac bulb of W. Puzzle Creek Court. 16. Complete the Certificate of Owner's and it's accompanying Acknowledgment. 17. 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 REOUIItEMENTS 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 Mayor and Council February 25, 2003 Page 4 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 watt (250w) and 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 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. Submit "Final" letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to conform. 6. 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. 8. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief and the Public Works Department. 9. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. Sidewalks are to provide a clear five-foot-wide walkway pathway without encroachment of mailbox structures.