HomeMy WebLinkAboutStaff CommentsMAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
MEMORANDUM:
CITY HALL
(208) 888-0433 -Fax 887813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 887-2211 -Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 -FAX 466-4405
Hearing Date: February 17, 2004
To: Mayor & City Council ~~~~TT ~T
1 V l11J
From: Sonya Allen, Assistant City Planner MAR ~ ~ 2004
Bruce Freckleton, Engineering Tech III City Of Meridian
City Clerk Office
Re: LOCHSA FALLS SUBDIVISION NO. 10
Request for a Final Plat Approval of Lochsa Falls Subdivision No. 10, Consisting
of Twenty-six (26) Single-family Residential Building Lots and One (1)
Common Lot on 11.96 Acres in an R-4 Zone by Lochsa Falls, LLC
(File No. FP-04-007).
We have reviewed this subatittal 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 tenth phase of Lochsa Falls Subdivision and consists of 26 single-family residential
building lots and 1 common (landscaping/open space/drainage) lot on 11.96 acres. The gross
density of Phase No. 10 is approximately 2.17 dwelling units/acre. The net density is
approximately 2.76 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.
The final plat for this phase substantially complies with the approved preliminary plat. There
Mayor & City Council
Hearing Date: February 17, 2004
Page 2 of 5
was a reduction of approximately 6,379 s.f. of open space on Lot 1, Block 43 than was
approved on the preliminary plat due to the relocation of Tignes Avenue further to the north.
However, the applicant states that the open space on Lot 19, Block 18 shown on the
prelimirurry plat will increase by approximately 27,962 s.f. in a future phase. Landscape
islands were also added in the roadway in Phase No. 7 that totaled an additional 5,361 s.f. of
open space. Therefore, the amount of open space provided in the overall development will
actually exceed the amount approved in the preliminary plat.
Staff recommends approval for Lochsa Falls Subdivision No. 10 with the comments and
conditions stated in this report.
LOCATION
This phase of Lochsa Falls Subdivision is located approximately %z mile west of N. Linder
Road, and %z mile north of W. McMillan Road, in the north %z of Section 26, T.4N., R.1 W.
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).
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
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
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.
FP-04-007 Lochsa Falls Sub10.FP.doc
Mayor & City Council
Hearing Date: February 17, 2004
Page 3 of 5
5. 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.
6. Please add or revise the following plat notes:
Revise note: "Build ing setbacks and dimensional standards in this subdivision shall be
in compliance with Title I1 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. The Landscape Plan dated 1/20/04, prepared by Hazvest Design is approved as
submitted.
8. The storm drainage basin shown on Lot 1, Block 43 shall have a vegetated
groundcover.
9. 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 standazd forms of
easements, for any mains that are required to provide service.
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
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 `vet ponds" or other such nuisances.)
12. Graphically depict a 8-foot wide public utilities, drainage and irrigation easement along
the east side of Lot 8, Block 45, and Lot 9, Block 44, and a the east side of Lot 1, Block
48, and the north side of Lot 1, Block 47, Lot 1, Block 45, and Lot 2, Block 43. These
modifications aze required because of pressurized irrigation mains or due to side lot lines
against future phases.
13. Please correct the discrepancy in the distances between the face of the plat and the legal
description of the Certificate of Owner's, for the short tangent along the south right-of-
way line of Lot 1, Block 46.
14. Complete the CP&F filing number for Detail "A."
FP-04-007 Lochsa Falls Sub 1 O.FP.doc
Mayor & City Council
Hearing Date: February 17, 2004
Page 4 of 5
15. Staffls 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 a xisting domestic w ells 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
maybe used for 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 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.
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.
Coordinate fire hydrant placement with the City of Meridian's Water Deputy Fire Chief
and the Public Works Department.
8. Provide sidewalks in accordance with the MCC.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Lochsa Falls Subdivision No. 10 with the above
stated comments & conditions.
FP-04-007 l.ochsa Falls Sub10.FP.doc
Mayor & City Council
Hearing Date: Febniary 17, 2004
Page 5 of 5
FP-04-007 Lochsa Falls Sub10.FP.doc