HomeMy WebLinkAboutLochsa Falls No.7 FP 04-003KEVIN E. DINIUS
JULIE KLEIN FISCHER
CHRISTOPHER D. GABBERT
WM. F. GIGEAx' III
T. GuV HALLAM **
JILL S. HOLINRA
JOHN R KORMANIK"
WILMoo A. MORROW
WHML F. NICHOIS**
William G. Berg, Jr.
City Clerk
33 East Idaho Street
Meridian, Idaho 83642
WHITE PETERSON
ATTORNEYS AT LAW
W HTPE PETERSON, P.A.
CANYON PARK AT THE IDAHO CENTER
57oo E. FRANKLIN RD., SUITE 200
NAMPA, IDAHO 83687-7901
TEL (208)466-9272
FAx(208) 466-4405
February 19, 2004
RECEIVED
FEB 2 0 2004
City of Meridian
City Clerk Office
Re: LOCHSA FALLS, LLC / LOCHSA FALLS SUBDIVISION NO. 7/
FINAL PLAT — (FP -04-003)
Dear Will:
CHRISTOPHER S. NtR
PHILIP A. PETERSON
TODD A. RDSSMAN
TERRENCE R. WHITE"*'
* Also admitted in C
*" AlsoadmittedmC
""" Also admitted in
Regarding the above referenced matter, please find enclosed the original
of the ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT for approval and
signature by the Mayor and yourself. Please serve a copy of the ORDER upon the
Applicant, with a Certificate of Service in the file and a copy to Planning and Zoning and
Public Works, and the attorney's office.
If you have any questions, please give me a call.
Very truly ,
m. F. yoursNic ols
ZAWork\M\Meridian%Meridian 15360M\Lochsa Falls Sub No. 7 FP-04-003\Clerk FP Memo 02 19 04.doc
BEFORE THE MERIDIAN CITY COUNCIL
IN THE MATTER OF THE
APPLICATION OF LOCHSA
FALLS, LLC, FOR APPROVAL OF
77 SINGLE-FAMILY
RESIDENTIAL BUILDING LOTS
AND 14 COMMON LOTS ON 25.14
ACRES IN AN R-4 ZONE FOR
LOCHSA FALLS SUBDIVISION
NO. 7, LOCATED WEST OF N.
LINDER ROAD, APPROXIMATELY
1/3 MILE NORTH OF W. McMILLAN
ROAD, IN THE NE % OF SECTION
26, TAN., RAW., MERIDIAN,
IDAHO
C/C 02/10/04
CASE NO. FP -04-003
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 10, 2004, and the Council finding that the
Administrative Review is complete from Sonya Allen for the Planning and Zoning Department,
and Bruce Freckleton, Engineering Technician III, dated: Hearing Date: February 10, 2004, to the
Mayor and Council, and that Anna Powell Planning Director for the Planning and Zoning
Department, commented at the hearing, and the Council having considered the requirements of
the preliminary plat the Council takes the following action:
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP -04-003)
Page 1 of 4
IT IS HEREBY ORDERED THAT:
The Final Plat of "PLAT OF LOCHSA FALLS SUBDIVISION NO. 7. A
PORTION OF SECTION 26, TAN., R. 1W., B.M., MERIDIAN, ADA COUNTY, IDAHO 2004,
SHEET 1 OF 4, 30202-PLT.DWG BEB 12/16/03, HANDWRITTEN DATE: 12/24/03,
STAMPED: JAN 06 2004, LOCHSA FALLS LLC — DEVELOPER, BRIGGS ENGINEERING,
INC. — CONSULTING ENGINEERS", Lochsa Falls, 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 Sonya Allen for
the Planning and Zoning Department, dated: Hearing Date: February 10, 2004, listing 18 SITE
SPECIFIC REQUIREMENTS and 8 GENERAL REQUIREMENTS, a true and correct copy of
which is attached hereto marked Exhibit "A", and consisting of five pages, and by this reference
incorporated herein, and the response letter received by Justin Martin dated February 6, 2004, a
true and correct copy of which is attached hereto marked Exhibit `B", and consisting of two
pages, and by this reference incorporated herein, and the additional requirements from the action
of the Council taken at their February 10, 2004 meeting as follows, to -wit:
1.1 Adopt the Recommendations of the Central District Health
Department as follows:
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP -04-003)
Page 2 of 4
management practices for stormwater disposal and design a
stormwater management system that is preventing groundwater and
surface water degradation. Manuals for guidance:
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
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.
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner
may request a regulatory taking analysis. Such request must be in writing, and must be filed with
the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter
at issue. A request for a regulatory takings analysis will toll the time period within which a
Petition for Judicial Review may be filed.
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP -04-003)
Page 3 of 4
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which may be adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review as provided by
Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the to yfh day of
AO -J ee L AZ 2004.
. Kig . �e Weerd
:ityofMeridian
Attest:
illiam G. Berg, Jr., City Cleff
Copy served upon Applicant, the Planning and Zoning Department, Public Works Department,
and City Attorney. """"'r'rrr/,
ZAWork\MWleridiaa\Meridian 15360MIocbsa Falls Sub No. 7 FP-04-003\OrderFP.doc
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT / (FP -04-003)
Page 4 of 4
MEMORANDUM:
To: Mayor & City Council
From:Sonya Allen, Assistant City Planner.
Bruce Freckleton, Engineering Tech III
Re: LOCHSA FALLS SUBDIVISION NO. 7
Hearing Date: February 10, 2004
City OtMeridian
City Clerk Office
Request for a Final Plat Approval of Lochsa Falls Subdivision No. 7, Consisting
of Seventy-seven (77) Single-family 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).
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 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 gross density of Phase No. 7 is approximately 3.06 dwelling units/acre. The net density is
approximately 4.14 dwelling units/acre.
The subdivision was approved as a Planned
Development which allowed for a reduction to
development standards
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MEMORANDUM:
To: Mayor & City Council
From:Sonya Allen, Assistant City Planner.
Bruce Freckleton, Engineering Tech III
Re: LOCHSA FALLS SUBDIVISION NO. 7
Hearing Date: February 10, 2004
City OtMeridian
City Clerk Office
Request for a Final Plat Approval of Lochsa Falls Subdivision No. 7, Consisting
of Seventy-seven (77) Single-family 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).
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 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 gross density of Phase No. 7 is approximately 3.06 dwelling units/acre. The net density is
approximately 4.14 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,
7' 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
allowed under current city
ordinance.
�xlh;h i T I A " l0 f-5_
Mayor & City Council
Hearing Date: February 10, 2004
Page 2 of 5
The final 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 112
mile north of W. McMillan Road, in the NE '/a oSection 26, T.4N., R. I W.
SITE SPECIFIC REQUIREMENTS
Applicant shall meet all terms of the approved Preliminary Plat (PP -02-009),
Conditional Use Permit (CUP -02-012), and the recorded Development Agreement (Inst.
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 a year-round source of water. If a creek or
well source is not available, a single -point connection to the culinary water system shall
be required. 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 1,01 -
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. 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.
5. Fencing along pathways shall be either 4 -foot sight obscuring or 5 -foot non -sight
obscuring per Preliminary Plat Finding No. 4.
FP -04-0113 aLochsa Falls Subi.FP.doc
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 -feet in hei> ljt
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 a non -buildable connnon (drainage) lot.
(12.) Add note: `Building 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 allowed for reduced setbacks
lot sizes, lot frontaves 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 Design as follows:
a. Reflect the changes to the plat on the landscape plan as outlined in comment #6
above. hiclude 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 cul-de-sac and angle out to 15 -feet toward the
back of Lots 14 & 15 Block 4 to meet the 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 detennined during the plan review process, prior to
signature on the final plat per Resolution 02-374
11. 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 25, and the south
side of Lot 2, Block 22, and the west side of Lot 8, Block 25, and Lot 36, Block 13.
These areas all have pressurized irrigation transmission mains within thetas.
12. Graphically depict (5' ) five-foot wide Public Utilities, Drainage and Irri-ation
Easements along the west side of Lot 6, Block 4, and Lot 22, Block 5. These are side
lot lines against future phases.
FP -04-003 A „ V OT
Lochsa Falls S07.FP.doc
Mayor & City Council
Hearing Date: February 10, 2004
Page 4 of 5
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.
14. 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 ''/Corner.
17. Any drainage areas (detention/retention basins) must be designed to ensure that 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 the 10%
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 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 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. 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 backfill, where footing would sit atop fill material.
-003 Lodhsu Falls Sub'.FRdoc
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.
G. 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.
3. Provide sidewalks in accordance with the MCC.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Lochsa Falls Subdivision No. 7 with the above
stated comments & conditions.
FP -04-003
Lochsa Falls SubTFP.doc
M- o. LUU4 c:Zorm
February 6, 2004
RECEIVED
FEB 0 6 2004
Mayor and City Council city Of Meridial
-21
City of Meridian --Pik' Clerk Ofty
33 East Tdaho Avenue
Meridian, TT) 83642
Re: Lochsa Subdivision No. 7 Final Plat (File No. RP 04-003)
Dear Mayor and Council:
The following is in response to staffs comments for the February 10, 2004 Hearing.
WE SPECIFIC REOUIFQ\ E S
1. The Applicant will comply with terms of approvals.
2. The Applicant will comply with pressurized irrigation requirements.
3. The Applicant will comply.
4. The Applicant will comply.
5. The Applicant will comply with fencing requirements.
6. The final plat will be revised in accordance with staff comments.
7. The Applicant will comply with sewer and water construction requirements.
8. The Applicant will revise the landscape plan dated 1-05-04.
9. The final plat will be revised in accordance with staff comments.
10. The Applicant will pay all applicable fees prior to signature on the final plat.
11. The final plat will be revised in accordance with slalTcomments.
12. The final plat will be revised in accordance with staff comments.
13. The final plat will he revised in accordance with staff comments.
14. The final plat will be revised in accordance with staff comments.
15. The final plat will be revised in accordance with staff comments.
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Mayor and City Council
Pebivary 6, 2004
Page 2
16. The fins! plat will be revised in accordance with staff comments.
17. Noted.
18. Noted.
GENERAL REOLT)MMENTS
1. The Applicant will comply.
2. The Applicant will comply.
3. The Applicant will comply.
4. The Applicant will comply.
5. The Applicant will comply.
6. The Applicant's engineer will Comply.
7. The Applicant will comply.
8. The Applicant will comply.
We believe this letter addresses all of your concerns. Please feel free to call me if you have
additional comments or questions.
Sincerely,,
!tom
�dGstin Martin
/ cc: Briggs Engineering Inc.
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