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NIEMORA,NDUM:
To: Mayor & City Council
a,~
From: Sonya Allen, Assistant City Planner "-'
Bruce Freekleton, Engineering Tech 11T~
Re: LOCHSA FALLS SUBDIVISION NO. 7
Hearing Date: February 10, 2004
11,,.f'_A~~~~t_~ Y ~~
Fr=y t? rB 2~a4
City Ol'&Ieridian
City Clexk Office
Request for a Final Plat Approval of Lochsa Falls Subdivision No. 7, Consisting
of Seventy-seven (77) Single-fanuly Residential Building Lots and Fourteen (14)
Other Lots on 25.14 Acres in an R-4 Zone by Lochsa Falls, LLC
(File No. FP-04-003).
W'e have reviewed this submittal and offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressl~~ modified or
deleted by motion of the Meridian City Council:
APPLICATION SUMMARY & LOCATION
This is the seventh phase of Lochsa Falls Subdivision and consists of 77 single-family
residential building lots and 14 common (landscaping/open space/drainage) lots on 25.14 acres.
The eioss density of Phase No. 7 is approximately 3.06 dwelling units/acre. The net density is
approximately 4. ] 4 dwelling units/acre.
The subdivision was approved as a Planned Development which allowed for a reduction to
development standards including reduced setbacks (front 20', non-front entry garage IS' ,
5' side single story, 7' side two-story), reduced lot sizes (min. 6,500 s.f.l, reduced
frontages (min. 60'), reduced house sizes (min. 1,201 s.f.) and to allow the Applicant' s
request to exceed minimum block length requirements. The reduced. setbacks that were
requested at the time this subdivision was approved are now allowed under current city
ordinance.
Mayor & City Council
Hearing Date: February 1Q 2004
Page 2 of 5
The i~nal plat for this phase complies with the approved preliminary plat.
Staff recommends approval for Lochsa Falls Subdivision No. 7 with the comments and
conditions stated in this report. .
LOCATION
This phase of Lochsa Falls Subdivision is located west of N. Linder Road, approximately 'h_
mile north of W. McMillan Road, in the NE '/ o6ection 26, T.4N., R.1 W.
SITE SPECIFIC REQUIREMENTS
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 (InsC.
No. 103012598).
?. The pressurized irrigation system within this development is to be owned and
maintained by the Settlers Irrigation District. The City of Meridian requires that
pressurized irrigation systems be supplied by ayear-round source of water. 1f a creek or
well source is not available, asingle-point connection to the culinary water system shall
be required. if a single-point com~ection is utilized, the developer shall be responsible for
the pa}nnent 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 1'br
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, presstuized irrigation, sanitazy sewer, water, etc., prior to
signattu-e on the final plat.
4. Sanitary sewer service and municipal water to this site shall be via extensions from
existing mains. 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. Applicant shall execute City of Meridian standard forms of
easements, for any mains that are required to provide service.
~. Fencing along pathways shall be either 4-foot sight obscuring or 5-foot non-sight
obscuring per Preliminary Plat Finding No. 4.
FP-04-OpJ Loehsn l=ulls Sub7.FP-doe
Mayor & City Council
Hearing Date: February 10, 2004
Page 3 of 5
Fencing within 20 feet of all public right of ways shall be no taller than 3-fe.et in height
if sight obscuring material is used or 4-feet in height if non-sight obscuring material is
used.
Temporary construction fencing to contain debris shall be installed along the
boundaries of this phase unless fencing already exists at the subdivision boundaries.
6. Please add or revise the following plat notes:
(9.) Revise note to include Lot 3, Block 22 as anon-buildable common (drainage) lot_
(l2.) Add note: 'Building setbacks and dimensional standards in this subdivision shall
be in comnliance with Title ll and Title 12 of the Meridian City Code unless otherwise
modified by Conditional Use Permit (CUP-02-012) which allowed for reduced setbacks,
lot sizes lot frontages and minimum house size."
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. Revise the Landscape Plan dated 1/5/04, prepared by Harvest Desi~ as follows:
a. Reflect the changes to the plat on the landscape plan as outlined in comment ;#6
above. Include 5' pathway and trees.
b. Include width of pathway shown on Lot 4, Block 22 between Lots 3 & 5.
9. Adjust the width of the open space between Lots 14 & 15, Block 4. Open space shall
stay the current 10-foot width at the cut-de-sac and angle out to 15-feet toward the
back of Lots 14 & 15 Block 4 to meet Che minimum street frontage requirement of 40-
feet. Trees shall be planted as width of planter on sides of the 5-foot pathway permits,
1 per 35 linear feet.
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 Resohirion 02-374
1 L Increase the width of the Public Utilities, Drainage and Irrigation Easements to (8`)
eight-feet across the north side of Lot 7, Block 25, and Lot 4, Block 2~, and the south
side of Lot 2, Block 22, and the west side of Lot 8, Block ti, and Lot 36, Block 13.
These areas all have pressurized irrigation transmission mains within them.
12. Graphically depict (5') five-foot wide Public Utilities, Drainage and Irrigation
Easements along the west side of Lot 6, Block 4, and Lot 22, Block 5. These are side
lot lines against future phases.
FP-04-603 Lochs Falls Su67.FP.doc
Mayor & City Council
Hearing Date: February 10, 2004
Page4of5
13. Revise plat sheet 3 of 4 to show Detail "C" as depicted on the face of the plat. There
are currently two Detail "D" shown.
l4. Add the missing lot frontage dimensions for Lots 3-5, Block 22, Lot 13, Block 5, and
the centerline of the intersection of W. Anatole and N. Lolo Pass.
15. Identify the tie point to the Real Point of Beginning along the section line in N. Linder
Road (ie Calculated Point, Set Pin, Found Pin etc.)
16. Add the CP&F Number to The Center ''/QCorner.
i7. Any drainage areas (detention retention basins) roust be designed to ensure lhat water
will percolate or discharge within a period of time not to exceed 24 hours for all storms
up to and including a 100-year storm event (All areas being counted toward Che 10°io
open space amenity shall be free of "wet ponds" or other such nuisances.)
18. Staff s failure to cite specific ordinance provisions or terms of Che approved preliminary
plat, conditional use permit or development agreement does not relieve Applicant of
responsibility for compliance.
GF,NERAL REQUIREMENTS
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacenC 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 disCrict, 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 Co be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells
maybe used for non-domestic purposes such as landscape irrigation.
3. 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 baclcfill, where footing would sit atop fill material.
pp_p;_pp} Lochsu Falls Su67.FP.duc
Mayor & City Council
Hearing Date: February 10, 2004
Page 5 of 5
5. Sewer and water mains shall be extended to and through the proposed development,
thereby malting the available for adjacent properties.
6. ApplicanCs engineer will be required [o 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.
7. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
&. Provide sidewalks in accordance with the MCC.
STAFF 12ECOMNIENDA770N
Staff recommends approval of the final plat for Lochsa Falls Subdivision No. 7 with the above
stated conullents & conditions.
PP-01-OU3 Lochsa Palls Su67.FP.doc