Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
March 19, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~
IDAHO
Bruce Freckleton, Development Services Manager
208-887-2211
FP-13-009 -Villas at Lochsa Falls Final Plat
I. APPLICATION SUMMARY
The applicant, Arete Investments Group, LLC, has applied for approval of a final plat consisting of two
(2) single family residential lots and two (2) common lots on approximately 0.61 acres of land. This is the
first final plat proposed for the Villas at Lochsa Falls Subdivision (PP-12-008) approved by City Council
on November 20, 2012. The land for the proposed subdivision is zoned R-8 (Medium-density Residential
District). The two (2) existing homes are part of this phase and require connection to City Services.
Open space is minimal with this phase and consists of the reduced street buffers adjacent to Linder Road
approved with alternative compliance. The proposed open space totals 1,173 square feet which is
approximately 2.6% of the total open space approved with the preliminary plat. The open space is
consistent with the overall project open space requirements of 7.37%.
Staff has reviewed the proposed final plat for consistency with the approved preliminary plat and found
there to be one fewer building lot adjacent to Linder Road however the amount of open space in this
phase is the same approved with the preliminary plat. Per UDC 11-6B-3C.2, the applicant may reduce the
number of buildable lots and still be in conformance with the approved preliminary. Based on these
findings, staff finds the proposed plat to be in substantial conformance with the approved preliminary
plat.
The site is located on the west side of N. Linder Road; midway between Chinden Boulevard and W.
McMillan Road in the NE '/4 of the SE '/4 of Section 26, Township 4 North, Range 1 West.
II. STAFF RECOMMENDATION
Staff recommends approval of the Villas at Lochsa Falls Subdivision final plat subject to the conditions
noted below. These conditions shall be considered in full, unless expressly modified or deleted by motion
of the City Council.
III. SITE SPECIFIC CONDITIONS
1. The applicant shall meet all terms of the approved annexation (AZ-12-009), development
agreement, alternative compliance (ALT-12-006) and the approved preliminary plat (PP-12-008)
for this subdivision. Prior to City Engineer's signature on the final plat, the annexation ordinance
shall be published and recorded and the development agreement must also be recorded.
2. The applicant shall connect the two (2) existing homes to City utilities prior to City Engineer
signature on the final plat.
3. Increase the width of the rear lot "Public Utility, Drainage and Irrigation" easement from 5-feet to
10-feet.
Villas at Lochsa Falls Subdivision - FP-13-009 PAGE 1
4. Any detached accessory structures that do not meet the dimensional requirements of the R-8 zone
or span any of the proposed lot lines shall be removed from the property prior to City Engineer's
signature on the final plat.
5. The applicant has until November 20, 2014 to obtain City Engineer's signature on the final plat or
apply for a time extension in accord with UDC 11-6B-7.
6. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement, and the certification of the Ada County Highway District
signed and notarized.
7. Revise the notes on the face of the plat prepared by Land Solutions, dated February 8, 2013
prepared by Clinton W. Hansen, prior to signature on the final plat by the City Engineer, as
follows:
• Note # 16: Include the instrument # for the recorded development agreement.
• Note # 17: Include instrument # for the license agreement.
• Note # 18: Include instrument # for the license agreement.
8. The applicant shall comply with the submitted landscape plan prepared by Erikson Civil, dated
May 11, 2012, with the following changes:
• Install the proposed landscape improvements within Lots 2 and 3, Block 1, as proposed.
9. Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Kimberly Cutler, at 887-1620 for more information.
10. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7.
Temporary construction fencing to contain debris shall be installed at the subdivision boundary
prior to release of building permits for this subdivision.
11. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
12. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
13. The common driveway adjacent to Linder Road shall be constructed in accordance with UDC 11-
6C-3D, and be paved a minimum of 20-feet wide with a surface capable of supporting 75,000 lbs.
All properties that abut a common driveway shall take access from the driveway. File a perpetual
ingress/egress easement for all lots that share a driveway. The applicant may record an easement
and include the instrument number on the face of the plat prior to signature of the City Engineer,
OR dedicate said easements via the plat.
IV. GENERAL REQUIREMENTS
1. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
2. The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
Villas at Lochsa Falls Subdivision - FP-13-009 PAGE 2
3. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
4. All development improvements, including but not limited to sewer, water, fencing, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy, or as otherwise allowed by UDC 11-SC-1.
5. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
6. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
7. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
8. Developer shall coordinate mailbox locations with the Meridian Post Office.
9. All grading of the site shall be performed in conformance with MCC 11-12-3H.
10. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
11. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
12. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
13. At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
14. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval. Street lighting is required at intersections, corners, cul-de-
sacs, and at a spacing that does not exceed that outline in the Standards. The contractor's work
and materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications
to the ISPWC. Contact the City of Meridian Transportation and Utility Coordinator at 898-5500
for information on the locations of existing street lighting.
15. The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
Villas at Lochsa Falls Subdivision - FP-13-009 PAGE 3
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
16. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
17. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Deparhnent at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
18. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
19. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface 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 will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
V. EXHIBITS
A. Vicinity Map
B. Approved Villas at Lochsa Falls Subdivision (PP-12-008)
C. Proposed Final Plat
D. Proposed Landscape Plan
Villas at Lochsa Falls Subdivision - FP-13-009 PAGE 4
Exhibit A -Vicinity Map
Villas at Lochsa Falls Subdivision - FP-13-009 PAGE 5
Exhibit B -Approved Villas @Lochsa Falls Preliminary Plat (PP-12-008)
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Exhibit C -Proposed Final Plat
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Exhibit D. -Proposed Landscape Plan
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