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MEMORANDUM:
To: Mayor & City Council
Hearing Date: February 10, 2004
R,ECEIV~I~
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From: Sonya Allen, Assistant City Planner=j
Bruce Freckleton, Engineering Tech ,III City Of Meridian
City Clerk Office
Ke: LOCHSA FALLS SUBDIVISION NO. 8
Request for a Final Plat Approval of Lochsa Falls Subdivision No. 8, Consisting
of Fifty-four (54) Single-family Residential Building Lots and Four (4) Common
Lots on 24.48 Acres in an R-4 (P.D.) Zone by Lochsa Falls, LLC
(File No. FP-04-004).
We have reviewed this submittal and offer the following comments, as conditions o1' the
applicant. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Cowicil:
APPLICATION SUMMARY & LOCATION
This is the eighth phase of Lochsa Falls Subdivision and consists of 54 single-family residential
building lots and 4 common (landscaping/open space/drainage) lots on 24.48 acres. The gross
density of Phase No. 8 is approximately 2.20 dwelling units/acre. The net density is
approximately 2.65 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 15' ,
5' side single story, T side two-story), reduced lot sizes (min. 6,500 s.f.), 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 current city ordinance.
The final plat for [his phase complies with the approved preliminary plat.
Mayor & City Council
Hearing Date: February 10, 2004
Page 2 of 4
Staff recommends approval for Lochsa Falls Subdivision No. 8 with the conunents and
conditions stated in this report.
LOCATION
This phase of Lochsa Falls Subdivision is located west of N. Linder Road, approximately '/a
mile south of W. Chinden Blvd., in the NE %4 oSection 26, T.4N., R.1W.
SITE SPECIFIC REQti1RF.MENTS
Applicant shall meet all terms of the approved Preliminazy Plat (PP-02-009),
Conditional Use Permit (CUP-02-012), and the recorded Development Agreement (host.
Nc. 103012598).
2. 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 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. If a single-point connection is utilized, the developer shall be responsible for
Che payment of assessments for the common areas prior to signature on the final plat by
the Meridian City Engineer.
3. Stree[ signs are to be in place, water system shall be approved and activated, pressurized
inrigation system approved and activated, drainage lots constructed, fencing installed,
and road base approved by the Ada County Highway District prior to applying far
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 ] 10% will be required
for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. Temporary construction fencing to contain debris shall be installed along the boundaries
of this phase unless fencing already exists at the subdivision boundaries.
Fencing within 20 Feet of all public right of ways shall be no taller than 3-feet in height
if sight obscuring material is used or 4-feet in height if non-sight obscuring material is
used.
5. Please add or revise the following plat notes:
(12.) Add note: "Bu ilding setbacks and dimensional standards in this subdivision
shall be in compliance with Title 11 and Title 12 of the Meridian City Code unless
otherwise modified by Conditional Use Permit (CUP-02-012) which allo~a•ed for
reduced setbacks, lot sizes, lot frontages, and minimum house size."
FP-04-OD4 Lochsa Fulls SubB,FP.doc
Mayor & City Council
Hearing Date: February 10, 2004
Page 3 of 4
6. The Landscape Plan dated 1/5/04, prepared by Harvest Design is approved as
submitted.
7. Applicant will be responsible to consnuct the sewer and water mains to a'nd duough
this proposed development, thereby making them available eo adjacent properties.
Subdivision designer to coordinate main sizing and routing with the Public Works
Department.
8. Applicant shall be required to pay Public Works developmenC plan review, and
constriction inspection fees, as determined during the plan review process, prior to
signature on the final plat per Resolution 02-374.
9. Any drainage areas (detentioi7/retention basins) mast be designed to ensure that water
will percolate or discharge within a period of time not to exceed 24 horns for all storms
up to and including a 100-year storm event. (All areas being counted toward the i0°%
open space amenity shall be free of "wet ponds" or other such nuisances.)
l0. The legal description of the Certificate of Owner's and the descriptive boundary calls on
the face of the plat don't match. It appears that several calls are missing from the legal
description. Please revise to accurately describe the boundary of the subdivision.
I L Add the "UNPLA'I"I'ED" text adjacent to Lot 1, Block 39.
12. Add the % R/W dimensions at the north end of N. Teton Falls Wav and the south cud of
N. Long Lalce Way.
13. Revise the line types of the Boundary, Section, Right-of--Way, Centerline, Lot Linc, and
easement Lines to snatch those same lines in the plat.
14. Identify the tie point to the Real Point of Beginning along the section line in N. Linder
Road (ie Calculated Point, Se[ Pin, Found Pin etc.)
15. Increase the width of the Public Utilities, Drainage and Irrigation Easements to (8')
eight-feet across the north side of Lot 17 and 14, Block 25, and the south side of Lot
6, Block 27. These areas all have pressurized irrigation transmission mains within
them.
16. 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 REQUIREIV1ENTS
FP-04-004 Lochsa Fulls SubS.Pl'.doc
Mayor & City Council
Hearing Date: February 10, 2004
Page 4 of 4
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 far non-domestic purposes such as landscape irrigation.
~. 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 lira hydrants.
Final design locations and quantity are determined after power desi~ ~s 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 Deparhment for all
building pads receiving engineered backfill, where footing would sit atop fill material.
5. Sewer and water mains shall be extended to and through the proposed development,
thereby making the available for adjacent properties.
6. 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.
7. Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
S. Provide sidewalks in accordance with the MCC.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Lochsa Falls Subdivision N'o. 8 with the above
stated comments & conditions.
FP-04-OD4 Lochsa Falls SubS.FP.doc