HomeMy WebLinkAboutLochsa Falls No. 1 FP 03-005BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE )
APPLICATION OF BRAHMA, LLC )
FOR APPROVAL OF FINAL PLAT )
FOR LOCHSA FALLS )
SUBDIVISION NO. 1, LOCATED )
WEST OF CINDER ROAD AND )
NORTH OF McMILLAN ROAD, )
MERIDIAN, IDAHO )
CASE NO. FP-03-005
C/C 02/25/03
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 February 25, 2003, and the Council finding that the
Administrative Review is complete which has included certain comments as stated in a letter to
the Mayor and Council from David McKinnon Planner II for the Planning and Zoning
Department, and Bruce Freckleton, Engineering Technician III, and that David McKinnon
Planner II for the Planning and Zoning Department, and Becky Bowcutt, commented at the
hearing, and the Council having considered the requirements of the preliminary plat the Council
takes the following action:
IT IS HEREBY ORDERED THAT:
The Final Plat of "LOCHSA FALLS SUBDIVISION NO. 1" as evidenced in Plat
bearing: "PLAT OF LOCHSA FALLS SUBDIVISION NO. 1, A PORTION OF THE EAST
OF SECTION 26 T.4N., R.1 W., B.M., MERIDIAN, ADA COUNTY, IDAHO 2003, #20807
ORDER OF CONDTI'IONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDMSION NO. 1 / (FP-03-005) - 1
X20807-PLT.DWG BKB 01/13/03, SHEET 1 OF 3, HANDWRITTEN DATE: 1/13/03,
BRAHMA, LLC-DEVELOPER, BRIGGS ENGINEERING, INC.-CONSULTING
ENGINEERS", Brahma, 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 Bruce
Freckleton, Engineering Technician III, and David McKinnon Planner II for the Planning and
Zoning Department, dated February 25, 2003, listing 9 General Requirements and 17 Site
Specific Requirements, a true and correct copy of which is attached hereto mazked Exhibit "A",
and consisting of four pages, and by this reference incorporated herein, and the response letter
from Becky Bowcutt dated February 24, 2003, a true and correct copy of which is attached hereto
marked Exhibit "B", and consisting of two pages, and the additional requirements from the
action of the Council taken at their February 25, 2003 meeting as follows, to-wit:
1.1 Per Becky Bowcutt's letter dated February 24, 2003 pertaining to
Site Specific Requirements number 5, and General
Requirements number 9, and the following Requirements shall
be revised and which shall now read as follows:
SITE SPECIFIC REQUIREMENTS
5. The future right-of--way required along Linder Road is 38
feet. The applicant agrees to provide a sepazate lot
preserving the area for future roadway improvements. The
applicant intends to retain ownership of the lot until such
time as ACHD requests transfer of title. The applicant
agrees to provide additional vegetative cover to the azea.
However, the applicant is opposed to the shoulder widening
being increased from 4 feet to 10 feet. The 4 foot gravel
shoulder meets the standards of ACHD and the applicant
believes the additional six feet is not needed; however, it is
required that six feet shall be planted with vegetative cover
with irrigation and that the Homeowner's Association shall
maintain the area until such time as the Ada County
ORDER OF CONDTfIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDNISION NO. 1 / (FP-03-005)
Highway District requests transfer of title for the additional
right-of--way .
9. The construction plans reflect a (10) foot asphalt pathway
along the south side of the collector roadway with no
sidewalk on the north side. Pedestrian friendly crossings at
intersections to the pathway shall be provided. Directional
signage for the proposed City Community Park will need to
be installed along the pathway. The applicant is allowed
four foot (4') detached sidewalks.
1.2 Comply with the Meridian Fire Department's requirements as
follows:
The project which comprised of single family dwellings
will require afire-flow of 1,000 gallons per minute
available for duration of 2 hours to service the entire
project. Fire hydrants shall be placed an average of 400'
apart. 1997 UFC Appendix III-A
2. Acceptance of the water supply for fire protection will be
by the Meridian Water Department.
3. Final approval of the fire hydrant locations shall be by the
Meridian Fire Department. The proposed fire hydrant
locations will be submitted to the Public Works for plan
review.
4. All roads and fire lanes shall have a turning radius of 28'
inside and 48' outside.
S. Insure that all yet undeveloped parcels are maintained free
of combustible vegetation per section 1103.2.4 of the
Uniform Fire Code.
6. Operational fire hydrants and temporary or permanent street
signs are required before combustible construction begins.
UFC 901.4.2 & 901.3
7. Streets which are greater than 150' in length and are not
provided with an outlet are required to be provided with a
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDIVISION NO. 1 / (FP-03-005) - 3
turnaround, this may be an issue on N. Mink Creek and W.
Puzzle Creek.
8. All access roads within the project shall have a clear
driving surface with a minimum width of 20' available at
all times. No parking will be allowed in the area adjacent
to Block 2 Lot 1. UFC 902.2.2.1
9. For clarification, the applicant has been approved fora 33
foot street section within the development.
1.3 The Central District Health Department 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-off is not to create a
mosquito breeding problem; and it is suggested that 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 preventing groundwater and
surface water degradation. Manuals for guidance:
1. State of Idaho Catalog Of Stormwater 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:
The Plat dimensions are approved by the City Engineer; and
ORDER OF CONDTTIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDNISION NO. 1 / (FP-03-005)
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.
By action of the City Council at its regular meeting held on the
2 5~~
day of
~..25~-~-~/ , 2003.
By:
T D. CORRIE
City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney. ,ra~nuunnp
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By~~/~~„ ~ Dated: -FJ ~~J ~ __
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Z:\WorMMNderidianWferidian 15360M\Lochsa Falls Sub No. I FPA3-005\O~derFP.doc ~ ...
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDNISION NO. 1 / (FP-03-0OS)
MAFOR
Robert D. Conic
CITY COIINCIL YfL•iV[HERS
William L.;vI. Narv_
F.eith Hird
Tammy deWeerd
Cherie ~ScC:mdless
MEMORANDUM:
HCB OFTREISL-RE r!~tLLE'y
A Good Place to Live
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(208) 888-4133 ~ FAX(208) 887-0813
City Clark Ot£ce Fac (208) 888-1218
February 25, 2003
To: Mayor & City Council
From:
Bruce Freckleton, Engineering Tech III
LEG.dL DEP.ART1fENT
(208) 288-2499 • Fa.~ 288-2501
PL~LIC l4'ORPS
HLTLDING DEPARTMENT
(208) 887-2211 ~ Fae SR7-1297
PL.LNNING AND ZONING
DEP.-1RTtilENT
(208) 38-1-= 533 ~ F.4X 8886854
David McKinnon, Planner II }~ J ~
Re: LOCHSA FALLS SIIBDIVLSION NO.1
FEB 2 a 2003
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 Council:
APPLICATION SUMMARY & LOCATION
This is the first phase of the Lochsa Falls Subdivision, located on the west side of Linder Road,
approximately 'h 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 Developmerrt 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.
ADDITIONAL CONSIDERATION
• Linder Road Ri¢ht-of-Wav: As of February 13`s, ACFID'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 ACRD 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 1Foundcover (see Condition #4 below) to preserve-the 96-foot
total right-of--way width.
~~~~
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Mayor and Council
February 25, 2003
Page 2
SITE SPECIFIC REOTrreF.nr~~
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 developmern 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 Departmern 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-poim connection is
utilized, the developer shall be responsible for the payment of assessments for the common
azeas 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 fot 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) shall be platted in a sepazate
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) sfiall 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 (perMCC12-13-10-9).
p,~,~~i 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.
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 (IS).
• Please add the words "and the City of Meridian" to the end of note number thirteen
Ewk~h~ "f1 " ~ o~'~
Mayor and Council
February 25, 2003
Page 3
• Revise note number twelve (12) as follows: "Lots 1 aad-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 02-374.
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 1-2, Brock 5, Lots 1 & 5, Block 9, Lot 1, Block 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.
15. 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 REQUIREMENTS
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
~xk;b;~ 'r1" 30~''~
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 (IOOw), 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 Departrnern prior commencing installations.
4. Compaction test results must be submitted to the Meridian Building Department for al] 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 cernerline 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.
l'
~' 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.
E~L~b~T rbN ~ ~'/
BECKY BUWCUIT PIANNIN6 SERVICES
1100 E. Valli Hi Ln.
Fagle, Idaho 63616
Phone:484.3904 Fax: 938.6210
February 24, 2003
~~~~D
City of Meridian FE B 2 5 2003
Attn: city council
33 East Idaho Ci~ Qri ~~
Meridian, Idaho 83642
~u~
Re: Lochsa Falls Subdivision No. 1 (Responses to Final Plat Comments) FP-03-005 O
Dear Council Members:
1. The applicant is in agreement.
2. The applicant will comply with the City pressure irrigation requirements. I[ is the intent of the
applicant to transfer ownership and maintenance to Settler's Irrigation District.
3. The applicant is in agreement.
4. The applicant will comply.
5. The future right -ot way required along Linder Road is 38 feet. The applicant agrees to provide
a separate lot preserving the area for Future roadway improvements. The applicaut intends to retain
ownership of the lot until such time as ACHD requests transfer of title. The applicant agrees to
provide additional vegetative cover to the area. However, the applicant is opposed to the shoulder
widening being increased from 4 feet to 10 feet. The 4 foot gravel shoulder meets the standards
of ACHD and the applicaut believes the additional siz feet is not needed.
6. The landscape plan will be revised accordingly.
7. The final plat will be modified accordingly.
8. The applicant will comply.
9. A revised fencing plan will be submitted with the appropriate revisions prior to signature on
the final plat.
10. The applicant will comply.
11. The plans will comply with the requ'vement.
12. The applicant will comply.
Page 1
Fx.~~6~ "1~" ~ ~'~-
13. The final plat will be modified accordingly
14. The final plat will be modified accordingly
I5. The final plat will be modified accordingly
Iti. The applicant will comply.
17. The applicant understands.
I. The applicant will comply.
2. The applicant will comply with the requirement if applicable to this phase.
3. The applicant will comply.
4. The applicant will comply if applicable to this phase.
5. The applicant will comply.
6. The applicant will comply.
7. The applicant's engineer will comply.
8. The applicant will comply.
9. The construction plans reflect a (10) foot asphalt pathway along the soath aide of the collector
roadway with na sidewalk on the north side. Pedestrian friendly crossings at intersections to the
pathway shall be provided. Directional signage for the proposed City Community Park will need to
be installed along the pathway. The applicant proposes (4) foot detached sidewalks. Please reference
these items in the condition.
1. The Council approved a 33 foot street section within the development. Mr. Silva will not
provide a letter of approval for the 33 foot seMion to ACHD. He indicates that his preference
is 34 feet, which is not consistent with ACHD. At the original pablfc hearing Mr. Bowers
indicated that a 33 foot section would be acceptable and the Council motion reflected the fact.
Sincerely,
Becky Mcltay
Page 2
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