Staff ReportSTAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
May 7, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN
1DAH0
Bruce Freckleton, Development Services Manager
208-887-2211
FP-13-013 -Villas at Lochsa Falls No. 2 Final Plat
I. APPLICATION SUMMARY
The applicant, Hayden Homes, has applied for approval of a final plat consisting of twenty-eight (28)
single family residential lots and three (3) common lots on approximately 4.33 acres of land. This is the
second and final phase proposed for the Villas at Lochsa Falls Subdivision (PP-12-008) approved by City
Council on November 20, 2012.
The gross density of the proposed subdivision is 6.27dwelling units per acre with a net density of 7.47
dwelling units per acre. The average lot size is 5,321 square feet and the minimum anticipated dwelling
size is 1,200 square feet. All of the lots proposed for this phase of development are for single-family
detached homes and comply with the dimensional standards of the R-8 zone.
Open space planned this phase consists of the 25-foot wide street buffers adjacent to Linder Road and a
passive open space lot. The proposed open space totals 8,476 square feet which is approximately 4.5% 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 City
Code. The proposed plat is found it to be in substantial conformance with UDC11-6B-3C, and the number
of buildable lots is the same approved with the 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 No. 2 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), recorded
development agreement, alternative compliance (ALT-12-006) and the approved preliminary plat
(PP-12-008) for this subdivision.
2. 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.
3. 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.
Villas at Lochsa Falls No. 2 - FP-13-013 PAGE 1
4. Sanitary sewer and water mainline easements across Lots 24-27 and Lots 6-7 and 15, Block 1
shall be dedicated in accordance with General Note #17 below.
Revise the notes on the face of the plat prepared by Land Solutions, dated March 28, 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 the recorded instrument number.
• Note # 18: Include the recorded instrument number.
6. The applicant shall comply with the submitted landscape plan prepared by South Landscape
Architecture, dated March 28, 2012, with the following changes:
• Install the proposed landscape improvements within Lots 5, 25, and 35, Block 1, as
proposed.
• Protect any existing trees on the subject property that are greater than four-inch caliper
and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10. The applicant shall
coordinate with the City Arborist regarding the mitigation of the trees. The landscape plan
shall be revised based on the findings of the City Arborist; including the number of caliper
inches be mitigated. If the proposed common lots cannot accommodate the mitigated
caliper inches, the applicant shall submit a revised landscape plan that includes a note
stating the required tress will be installed on the buildable lots prior to City Engineer's
signature on a final plat.
7. 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.
8. 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.
9. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
10. Prior to the issuance of any new building permit, the property shall be subdivided in accordance
with the UDC.
11. The common driveways that serve Lots 6,7,15, 24, 26 and 27, Block 1 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 REQUIItEMENTS
Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
Villas at Lochsa Falls No. 2 - FP-13-013 PAGE 2
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. 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.
4. 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.
5. 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.
6. 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.
7. 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.
8. 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.
9. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
10. Developer shall coordinate mailbox locations with the Meridian Post Office.
11. All grading of the site shall be performed in conformance with MCC 11-12-3H.
12. 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.
13. 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.
14. 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.
15. 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.
16. 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
Villas at Lochsa Falls No. 2 - FP-13-013 PAGE 3
development plan set for approval. Applicant shall also include the location of any existing street
lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs,
and at a spacing that does not exceed that outlined in the Standards. The contractor's work and
materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to
the ISPWC.
17. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. 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 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.
18. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
19. 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 Department 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.
20. 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.
21. 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 No. 2 - FP-13-013 PAGE 4
Exhibit A -Vicinity Map
Villas at Lochsa Falls No. 2 - FP-13-013 PAGE 5
Exhibit B -Approved Villas @Lochsa Falls Preliminary Plat (PP-12-008)
PRELMrIINARV PLAT FOR THE VILLAS AT LOOHBA FALLS
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Villas at Lochsa Falls No. 2 - FP-13-013 PAGE 6
Exhibit C -Proposed Final Plat
Villas at Lochsa Falls No. 2 - FP-13-013 PAGE 7
Exhibit D. -Proposed Landscape Plan
Villas at Lochsa Falls No. 2 - FP-13-013 PAGE 8