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Home My WebLink AboutStaff Comments HUB OFTRE9SURE PALLEY MAYOR A Good Place to Live Robert D. Come CITY OF MERIDIAN CITY COUNCIL MEMBERS William L.M. Nary 33 EAST IDAHO xeith Hird MERIDIAN, IDAHO 83642 .I.m,a„y ~~,~ (208) 888-4433 • FAX (208) 887.4813 City Clerk Office Fax (208) 888-4218 Cherie MoCaodlass MEMORANDUM: LEGAL DEPARTMENT (208) 288-2499 • Fax 288-2501 PUBLIC WORKS BUILDING DEPARTMENT (208) 887.2211 ~ Fax 887-1297 PLANNING AND ZONING DEPARTMENT (208) 8845533 ~ FAX 888-6854 February 25, 2003 To: Mayor & City Council From: Bruce Freckleton, Engineering Tech III David McKinnon, Planner II Re: LOCHSA FALLS SUBDIVISION N0.3 RECEIVED FEB 2 02003 City Of Meridian City Clerk Office • Request for a Final Plat Approval of Lochsa Falls Subdivision No. 3, Consisting of Sixty-Seven (67) Building Lots and Five (5) Other Lots on 22.31 Acres in an R-4 Zone by Brahama, LLC (File No. FP 03-007). We have reviewed this snbmittal and offer the following comments, as conditions of the applicant. These conditions shall' be considered in Hill, unless expressly modi£red or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION This is the third phase of the Lochsa Falls Subdivision, located on the west side of Linder Road, approximately 1/z a mile south of Chinden Boulevard (Highway 20.26). This phase of the subdivision includes 67 single family building lots and 5 "other" (landscaping and drainage) lots. The gross density of Phase No. 3 is approximately 4.39 dwelling units/acre. The subdivision was approved as a Planned Development allowing for reduced minimum'house sizes (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. ADDTTIONAL CONSIDERATION • Linder Road Right~f--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 poticy changes, Staff is under the assumption that ACRD 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 fixture 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. 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 Agreement. 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 inrigation 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 appTOVaI. 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 fmal 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) shall be platted in a separate common lot within Lochsa Falls No. 3. In addition, any portion of the fixture 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 MCC12-13-10-9). 5. Fencing within 20 feet of all public right of ways shall be no taller than 3 feet in height if solid fenciag material is used. 6. The Landscape Plan dated 1-08-03, prepared by Harvest Design is approved as submitted. 7. 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). 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. Mayor and Council February 25, 2003 Page 3 9. 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. 10. 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. 11. Crraphically depict 5-foot wide public utilities, drainage and utility easements along. the west side of Lot 11, Block 10, Lots 1& 8, Block 18, and the north side of Lot 2, Block 12, as these will be side lot lines when future phases are developed. 12. The sum of the segments of the south boundary doesn't add up to the overall dimension shown. 13. Add the dimension to the north boundary of Lot 12, Block 11. 14. Stars 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 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 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 aze 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 Maxor and Council February 25, 2003 Page 4 7. 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. >irovide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K. Sidewalks ate to provide a clear five-foot-wide walkway pathway without encroachment of mailbox structures. FPA3A07 Lochsa Falls Sub No. 3