HomeMy WebLinkAboutLochsa Falls No. 2 FP 03-005BEFORE THE MERIDIAN CITY COUNCIL
C/C 02/25/03
IN THE MATTER OF THE )
APPLICATION OF BRAHMA, LLC )
FOR APPROVAL OF FINAL PLAT )
FOR LOCHSA FALLS )
SUBDIVISION N0.2, LOCATED )
WEST OF CINDER ROAD AND )
NORTH OF McMILLAN ROAD, )
MERIDIAN, IDAHO )
CASE NO. FP-03-006
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 McKimion
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. 2" as evidenced in Plat
bearing: "PLAT OF LOCHSA FALLS SUBDIVISION N0.2, A PORTION OF THE NE 1/4 OF
SECTION 26 T.4N., R.1 W., B.M., MERIDIAN, ADA COUNTY, IDAHO 2003, #20906
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDIVISION N0.2 / (FP-03-006)
X20906-PLT.DWG BKB 01/13/03, SHEET 1 OF 2, 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 McI{irmon Planner II for the Planning and
Zoning Department, dated February 25, 2003, listing 9 General Requirements and 12 Site
Specific Requirements, a true and correct copy of which is attached hereto marked Exhibit "A",
and consisting of three 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 d
General Requirements number 9, and the following
Requirements shall be revised and which shall now read as
follows:
GENERAL REQUIREMENTS
9. The applicant is allowed four foot (4') detached sidewalks.
1.2 Comply with the Meridian Fire Department's requirements as
follows:
1. The project which comprised of single family dwellings will require a
fire-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.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDIVISION N0.2 / (FP-03-006) - 2
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.
5. Insure that all yet undeveloped parcels are maintained free of
combustible vegetation per section 1103.2.4 of the Uniform F ire
Code.
6. Operational fire hydrants and temporary or permanent street signs are
required before combustible constructionbegins. UFC 901.4.2 & 901.3
7. Streets which are greater than 150' in length and aze not provided with
an outlet are required to be provided with a tum-around.
8. Provide an approved turn around for any street, which exceeds 150' in
length as a result of the phasing of the project.
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. Stonnwater Best Management Practices Guidebook. Prepared
by City of Boise Public Works Department, May 2000.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDIVISION N0.2 / (FP-03-006) - 3
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
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
~L~ J ~~'~~r' , 2003.
By: ~ ~~ ~
ROBERT D. CORRIE
Mayor, City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney. ``l```~~,,~ wnuRl~' '','''
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ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR LOCHSA FALLS SUBDNISION NO. 2 / (FP-03-006) - 4
HC'B OFTRE9SLRE ~:-1LLEY
MAYOR A Goad Place to Live LEGP.L DEPr1RTMENT
Raher[ D. Corriz
CITY CO[fNCIL b7EMBERS
William L.I. Nary
6zim Bird
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAH083642 (?OS) 283-2J99 • Faz 383-2501
PIISLIC WDRKS
BUILDING DEP:IRTN[ENT
(2~3>RS~-22tI'Fax ss~-I297
Tammy de W«rd
' (203) 888-4433 ~ FAN (208) 887-1813
Cih• Clerk Of£cz Fas (208) 888-4218 PLANNING AND ZONING
DEPARTMENT
Chzriz McCm,dltss - (208) 8845533 ~ F.-1,F 33R-6R54
MEMORANDUM:
February 25, 2003
To: Mayor & City Council
~~:,
From: Bruce Freckleton, Engineering Tech III ~ ~ ~ y
David McKinnon, Planner II ~ J ~ ~ ~_ ~ ~ ~ ~~0~
Re: LOCHSA FALLS SUBDPYISION NO.2 C'i' ~ Oi ~;leridiari
City ~'.a:k?ffice
• Request for a Final Plat Approval of Lochsa Falls Subdivision No. 2, Consisting of
Forty-Nine (49) Building Lots and Two (2) Other Lots on 11.22 Acres in an R-4 Zone
by Brahama, LLC (File No. FP 03-006).
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 second phase of the Lochsa Falls Subdivision, located on the west side of Linder Road,
approximately '/z a mile south of Chinden Boulevazd (Highway 20-2ti). This phase of the subdivision
includes 49 single family building lots and 2 "other" (landscaping and drainage) lots. The gross density
of Plisse No. 2 is approximately 3.0 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 wid8 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.
SITE SPECIFIC IZEOUIREMENTS
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
imgation systems be supplied by a year-round source of water. If a creek oc well source is not
Mayor and Council
February 25, 2003
Page 2
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 0&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.
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 final plat.
4. 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.
5. The Landscape Plan dated 1-15-03, prepared by Harvest Design is approved as submitted
6. 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).
7. 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.
8. 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.
9. Any drainage areas (detention/retentioa 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.
10. Graphically depict 5-foot wide public utilities, drainage and utility easements along the west
side of Lot 1, Block 14, and Lot 25, Block 13, as these will be side lot lines when future phases
are developed.
11. Complete the Certificate of Owner's and it's accompanying Acknowledgment.
12. 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.
Mayor and Council
February 25, 2003
Page 3
GENERAL REUUIItEMENTS
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing
or lying adjacent and contiguous to the azea 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.
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 aze 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 al]
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.
p}e,~~ 9. Provide five-foot-wide sidewalks in accordance with City Ordinance Section 12-5-2.K.
~~p,~y( Sidewalks are to provide a clear five-foot-wide walkway pathway without encroachment of
mailbox structures.
~x,~I,'6;~ "~" 30'3
BECKY BOWCUTT PLANNING SERVICES
I1DD E. Valli Hi Ln.
Eaele. Idaho 83616
Phone :484-3904 Fax: 938fi?10
February 24, 2003
City of Meridian
Attn: City Council
33 East [daho
Meridian,ldaho 83642
Re: Lochsa Falls Subdivision No. 2 (Responses to Final Plat Comments) FP-03-006
Dear Council Members:
I. The applicant is in agreement.
R~cE~D
FEB 2 5 2003
CITY OF MERIDIAiY
~~~
2. The applicant will comply with the City pressure irrigation requirements. [t 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 applicant is in agreement.
6. The final plat will be revised accordingly.
7. The applicant will comply.
8. The applicant will comply. '
9. The applicant will comply.
10. The final plat will be revised accordingly.
l 1. The applicant will comply.
12. The applicant understands.
w_ ,;~~tM~ 11
~/~Page I T
C a R .O tiRFM .NT
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 applicant proposes (4) foot detached sidewalks. Please reference this item in the condition.
Meridian Fire Department
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 section to ACRD. He indicates that his preference
is 34 feet, which is not consistent with ACHD. At the original public hearing Mr. Bowers
indicated that a 33 foot section would be acceptable and the Council motion reflected the fact.
Sincerely,
ecky Mckay
Page 2