HomeMy WebLinkAboutWindham Place Subdivision FP-06-022
BEFORE THE MERIDIAN CITY COUNCIL
C/C June 6, 2006
IN THE MATTER OF THE )
APPLICATION OF EAGLE )
SPRINGS INVESTMENTS, LLC )
FOR FINAL PLA T APPROVAL FOR )
22 SINGLE-FAMILY ATTACHED )
RESIDENTIAL BUILDING LOTS, 2 )
SINGLE-FAMILY DETACHED )
RESIDENTIAL BUILDING LOTS )
AND 3 COMMON LOTS ON 5.87 )
ACRES IN AN R-8 ZONE )
LOCATED AT 2640 N. MERIDIAN )
ROAD IN THE SE % OF THE NW % )
OF SECTION 6, T. 3N., R. IE. )
CASE NO. FP-06-022
ORDER OF CONDITIONAL
APPROVAL OF FINAL PLAT
This matter coming before the City Council for Final Plat approval pursuant to
Unified Development Code 11-6B-3 on June 6, 2006, and the Council finding that the
Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning and
Zoning Department, and Michael Cole, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: June 6, 2006, to the Mayor and Council, and the Council having
considered the requirements of the preliminary plat the Council takes the following action:
IT IS HEREBY ORDERED THAT:
1. The Final Plat of "PLAT SHOWING WINDHAM PLACE SUBDIVISION
LOCATED IN THE SE ~ OF THE NW ~ OF SECTION 6, T. 3N., R. IE., BOISE
ORDER OF CONDITIONALAPPROV AL OF FINAL PLAT
FOR WINDHAM PLACE SUBDIVISION / (FP-06-022)
Page 1 of 4
MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2006, HANDWRITTEN
DATE: 04/19/06, SHEET 1 OF 2, MUNGE ENGINEERING, INC.", EAGLE
SPRINGS INVESTMENTS, 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 Kristy Vigil, Assistant City Planner for the Planning and Zoning
Department and Michael Cole, Development Services Coordinator for the Public
Works Department, dated: Hearing Date: June 6, 2006, listing 23 SITE SPECIFIC
REQUIREMENTS/FINAL PLAT and 12 GENERAL REQUIREMENTS, a true and
correct copy of which is attached hereto marked Exhibit "A", and consisting of 5
pages, and by this reference incorporated herein, and the response letter from Munger
Engineering, Inc., a true and correct copy of which is attached hereto marked Exhibit
"B" and consisting of 6 pages, and by this reference incorporated herein, and the
response letter from N amp a & Meridian Irrigation District, a true and correct copy of
which is attached hereto marked Exhibit "c" and consisting of 1 page, and by this
reference incorporated herein, and the additional requirements from the action ofthe
Council taken at their June 6, 2006 meeting as follows, to-wit:
1.1 Adopt the Recommendation of the Central District Health
Department as follows:
The Central District Health 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-offis not to create a
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WINDHAM PLACE SUBDIVISION / (FP-06-022)
Page 2 of 4
mosquito breeding problem; and it is suggested that the
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 management practices for stormwater
disposal and design a stormwater management system that is
preventing groundwater and surface water degradation.
Manuals for guidance:
1. 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:
1. 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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WINDHAM PLACE SUBDIVISION / (FP-06-022)
Page 3 of 4
request for a regulatory takings analysis will toll the time period within which a Petition for Judicial
Review may be filed.
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
(j+h
day
~LifU
,2006.
of
Attest:
By:
~.
By:
2hOJ16Yl,gY\~L
Dated:
O"l-D?fr:fo
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR WINDHAM PLACE SUBDIVISION / (FP-06-022)
Page 4 of 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT:
Hearing Date: June 6, 2006
Transmittal Date: June 1,2006
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TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '{JI
Michael Cole, Development Services Coordinator (Y\ C
SUBJECT:
Windham Place Subdivision
Request for Final Plat Approval of Windham Place Subdivision Consisting of 22
Single-Family Attached Residential Building Lots, 2 Single-Family Detached
Residential Building Lots, and 3 Common Area Lots on 5.87 Acres in an R-8
Zone by Eagle Springs Investments, LLC (File# FP-06-022).
We have reviewed this submittal and offer the following comments and 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
The applicant, Eagle Springs Investments, LLC, has applied for final plat approval of 22 single-family
attached residential building lots, 2 single-family detached building lots, and 3 common area lots on 5.87
acres of land for Windham Place Subdivision. The zoning designation for the proposed subdivision is R-8
(Medium Density Residential). The gross density of the proposed subdivision is 4.09 dwelling units per
acre; the net density is 4.98 dwelling units per acre.
Windham Place Subdivision is located on the east side of Meridian Road, 'li mile south of Us tick Road in
a portion of the SW Y4 of the NW Y4 of Section 6, T. 3N., R. 1 E. This property has not been previously
platted.
Staff recommends approval of Windham Place Subdivision with the comments and conditions stated in
this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved preliminary plat (PP-05-055) and annexation and
zoning (AZ-05-053).
2. The applicant has indicated that the Nampa and Meridian Irrigation District will own and
maintain the pressure irrigation system within this development. Therefore, a letter of plan
approval shall be submitted prior to scheduling of a pre. construction meeting.
3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point connection is used, the developer shall be responsible for the
payment of assessments for the irrigable common areas prior to signature on the final plat by the
Meridian City Engineer.
4. 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
Exhibit "A"
FP-06-022 Windham Place Subdivision FP.doc
PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of
building permits for this subdivision.
5. Fencing along the multiuse pathway and open space lots shall be limited to either 4-foot solid
fencing, or 6-foot open vision fencing per UDC 11-3A-7
6. Sanitary sewer to this site is being proposed via extensions of planned sewer mains in Brienholt
Subdivision to the south. These mains are not currently installed and the City of Meridian does
not guarantee sewer service in the time1ines outlined in the UDC.
7. Applicant will be responsible to construct all sewer mains necessary to serve this proj ect.
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.
8. Water service to this site is being proposed via extensions of existing sewer mains from Fothergill
Pointe and the planned Brienholt Subdivision. Applicant will be responsible to construct the
water mains to and through this proposed development including the trunk main, 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.
9. Prior to signature on the fma1 plat by the City Engineer the applicant shall submit a copy of a
discharge agreement with the appropriate agency that allows storm water discharge to the South
Slough.
10. Any water meters located in a common driveway shall be constructed of upgraded materials per
City of Meridian Standard Specifications, Drawing 7.08 note 3.
11. Prior to signature on the fma1 plat, remove all existing structures that do not meet the applicable
setback and zoning regulations.
12. A permanent public pedestrian easement shall be recorded, in favor of the City of Meridian, for
the South Slough pedestrian pathway prior to certificates of occupancy being issued for this
phase. The easement shall be sufficient width to cover the 10-foot wide pathway shown. The hard
surfaced pathway shall be constructed and fully improved prior to the issuance of the first
Certificate of Occupancy for any building within this phase of the subdivision.
Applicant shall work with the City Park's Department and conform to the Park's Department
standards for construction of the pathway. The Homeowner's Association is responsible for
maintenance of all landscaping adjacent to the pathway (no note necessary on plat).
13. "The Applicant shall contact Bryce Farris of Ringert Clark Chartered Lawyers (or the current
attorney for Nampa Meridian Irrigation District) at 342.4591 to initiate the License Agreement
process for the public multi-use pathway located on Lot 2, Block 1. The License Agreement is
required under the Master Pathway Agreement between the City of Meridian and NMID, dated
December 19, 2000. It is the developer's responsibility to initiate the License Agreement request
and provide all information required by NMID's attorney."
14. 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.
Exhibit "A"
FP-06-022 Windham Place Subdivision FP.doc
PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
15. The certificate of owners does not match the metes and bounds depicted on the face of the plat.
The applicant shall revise the plat and Certificate of Owners so that they are both the same and
accurate.
16. The "Real Point of Beginning" on the face of the plat and where it is called out in the Certificates
of owners does not match. The applicant shall correct this.
17. It appears to staff the bearings of record on the northern boundary of this subdivision do not
match the bearings of record. The applicant shall confirm this and include bearings of record in
parenthesis on the plat.
18. Graphically depict an 8-foot wide Public Utilities, Drainage, and Irrigation easement in the
following locations. The extra width is needed to accommodate an irrigation main being
installed.
a) The northern boundary of Lots 3, and 5 Block 2.
b) The southern boundary of Lot 2 Block 2.
c) The northwestern boundary of Lots 1, 9, and 10 Block 1.
19. Revise or add the following note(s) on the face of the plat prepared by Idaho Survey Group,
stamped on 04/19/06 by D. Terry Peugh, prior to signature of the final plat by the City Engineer:
3.) Revise to read, "All rear lot lines and lot lines common to the. . ."
9.) Revise to include Lot 1, Block 1.
(*.) Add a note that calls out the ACHD master storm drainage easement associated with the
retention basin on Lot 3, Block 1.
(*.) Fencing adjacent to Lots 4, 9, 10, & 12, Block 1 shall be in compliance with the most
recently approved Fencing Standards ofthe City of Meridian.
20. The landscape plan, prepared by South landscape Architecture, P.C., and dated February, 2006,
shall be revised as follows:
a. Include tree class on plant schedule.
b. Revise plan to reflect retention basin contours on Lot 3, Block, 1 (seed not lawn is
required in the bottom of the retention basin).
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on thefinal plat by the City Engineer.
21. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3B~11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-
11. . Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
22. Complete the Certificate of Owners and the accompanying acknowledgement.
23. Staff s failure to cite specific ordinance provisions or conditions of the preliminary plat does not
Exhibit "A"
FP-06-022 Windham Place Subdivision FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEP AR TM ENTS ST AFF REPORT
relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
1. All irrigation ditches, laterals or canals, exclusive of natural waterways and the South Slough,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled
per UDC 11-3A-6. Plans will need to be approved by the appropriate irrigation/drainage district,
or lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department. If lateral users association approval can't be obtained, alternative
plans will be reviewed and approved by the meridian City Engineer prior to final plat signature.
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base shall be approved by the Ada County Highway District, and
the Final Plat for this subdivision shall be recorded, prior to applying for building pennits.
3. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
4. All development improvements, including but not limited to water, sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
5. A written certificate of completion shall be prepared by the landscape architect, landscape
designer or qualified nurseryman responsible for the landscape plan upon completion of the
landscape installation. The Certificate of Completion shall verify that all landscape
improvements, including plant materials and sprinkler installation, are in substantial compliance
with the approved landscape plan.
6. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detemtined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
7. 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.
8. Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
9. Applicant shall be responsible for application and compliance with and NPDES Pennitting that
may be required by the Environmental Protection Agency.
10. All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
11. Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be removed.
12. Approval of the preliminary plat shall become null and void if the applicant fails to record the
final plat within two years of the approval of the preliminary plat per UDC 11-6B-7 A. In the
event that the development of the preliminary plat is made in successive phases in an orderly and
Exhibit "A"
FP-06-022 Windham Place Subdivision FP .doc
PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
reasonable manner, and conforms substantially to the approved preliminary plat, such segments,
if submitted within successive intervals of eighteen months, may be considered for final approval
without resubmission for preliminary plat approval per UDC 11-6B-7B.
STAFF RECOMMENDATION
Staff recommends approval of the final plat for Windham Place Subdivision (FP-06-022) with the above
stated comments and conditions.
Exhibit "A"
FP-06-022 Windham Place Subdivision FP.doc
PAGE 5
Jun 06 2006 2:44PM
HARRIS HOMES,LLC
93S-32S0
p.2
Jun OS 2006 3:151
MUNGER ENGINEERING. INC.
4269319
p.2
/M;;{~rf.lil~R 1 NG .
IN"C.
June 6,2006
Kristy Vigil
City of Meridian
660 W. Watertowcr Lane, Ste. 202
Meridian. Idaho 83642
R.E: 'Windham Place Subdivision
Dear Kristi;
I have received and reviewed tbe comments regarding the Windham Place Subdivision.
For ease of review J will address these comments in the order they are stated on YOW"
letter .
SITE SPECIFIC REQlJlREMENTS .
1. Applicant is to meet all tenns of thi: approved preliminary plat (pP.05-0SS) llnd
annexation and zoning (AZ..oS..oS3).
We shall comply
Z. The applica:nt has indicated that the Nampa and Meridian Irrigation District will own and
maintain the pressutC irrigation system within this development. lbereforc, a letter of
plan approval shall be submitted prior to scheduling l)f a pre..construction meeting.
We sb.n comply
3. The City of Meridian requires that pl'Cssurized irrigation systems be liupplied by a }'CIII"-
round somce of water. If a single'point connection ili used, the developer shall be
responsible for tbe: payment of assessments for the ilTigable cqrnmon areas pri(n to
signature. on the fmal plat by dUll Meridian City Engineer.
Noted, the developer ,baR p.Y the IlSIC5511lellU prlDr to signature by the City
Engineer
4. All fencing installed on the site mugt be in complilUUle with UDC I I-JA-6 and 11-3A-7.
Temporary oonstruction fencing to ~ntain debris shall be installed at the subdivision
bO\Uldary wllerc permanent fencing does not exist. Perimeter fencing shalJ be installed
prior to releasc of building permits fOf" this 5ubdi"j sion.
Fendag wU.I be In eomplilUlce with lJDe 1l.3A--6 sad 1l-3A-7 and perimeter
feDmal; shall be DsuUed prior to release or building permits
4090 W. State S1:reet, Suite 29 <> Boise, Idaho 83703 <> Phone (209) 426.8314 FalC (208) 426.a319
Exhibit "fl"
Jun 06 2006 2:44PM
HARRIS HOMES,LLC
939-3290
p.3
r-3
Jun 06 2006 3:15~
MUNGER ENGINEERING,INC.
4268319
5. Fencing along the multiuse pathwa.y and open space lots shall be limited to eithcr 4-foot
solid fencing, or 6-foot open vision fencing per UDC 11-3A-7
FeadDg will be iD t'ompUaace with UDe 11-3A~7
6. Sanitary sewer to !:his site is 'oeing proposed via extensions or planned sewer mains in
Brienbolt Subdivision to tho south. These mains are Dot currently installed and the City
ofMeridiao does not guarantee sewer service in the timelines outlined in the UDC.
Note II
7. Applicant will be responsible to construct all sewer mains necessary to serve this project.
Subdivision clcsigDer 10 coordinate main sizing an4 routing with the I'ublic Works
Depa:rtment. Applicant shalJ execute City of Meridian etal1dard fcmn!l of easements, for
fI3lY mains tlIat are required tv provide service.
We shall comply
8. Water service to this site is being proposed via extensions of existing sewer mains from
Fothergill Pointe and the planned Bricnholt Subdivision. Applicant will bc responsible to
construct the water mains to and through this proposed development including the trunk
main, thereby making them available to adjacent properties. Subdivision designer to
coordinate main sizing Emd touting with the Public Works Department. Applicant shall
execute City of Meridian standard forms of casements. for any mains that are requited to
provide service.
We sball f;lomply
9. Prior to signature OD the final plat by the City Engineer the applicant tihall submit a copy
of a discharge agreement wi1h the a.ppropriate agency that allows stonn water discharge
to the South Slough.
We shall comply
]0. Any water meters locat=! in a common driveway shall be constructed of upgraded
materials per City ofMcric1ian S1andllId Specifications. Drawirag 7,08 note 3.
We slaan comply
11. prior to signature on the fiba1 plat. remove all existtl'lS stn1cturcs that do not meet the
applicable setback and zoninG regulations.
We Ih.U comply
12. A pmnanen1 publilil podestriao easem~ shall be rccDTd~ in favoT of the City of
Meridian. for the South Slough pedestrian pathway prior to certificates of occupancy
being issued fOT this phase. The eallemmt shall be suffioient width to cover the lO-foot
wide pathway shown. Th; hard surfaced pathway shall be constructed and fully improved
prior to the issuance of the flJ'st Certificate of Occupancy fOT any building within this
phase "fthe subdivision.
4090 W. State Street, Suite 299 BoIse, Idaho 63703 ~ Phone (Z06) 1-ZO.S314 Fax (208) 4~6.8319
hhihit "B"
Jun 06 2006 2:44PM
HARRIS HONES,LLC
939-3290
p.4
Jun as 20DG 3;lGI
MUNGER ENGINEERING,INC.
4268312
fl."
We Ihallcomply
Applicant shall work with the City Park's Dc:partrncnt and conform to the Park'li
Dq,utment standards for construotion of the pathway. 1he Homeowner's Association is
rcspoIlsible for maintJc:nancc of aU landscapiDg adjacent II) the pathway (no note
necessary 011 plat).
W B shall cOlDply
13. "The Applicant shall contact Bryce Fatri$ of Ringen Clark Chartered Lawyers (or the
current attorney for Nampa Meridian Irrigation District) at 342.459] to initiate the
Licf:I'1SC Agreement process for the publio multi.use pathway located on Lot 2, Bloc::k l.
The License Agreement is required under the Master Pathway Agreement between the
City of Mertdian and NMID, dated December 19, 2000. It is the developer's
responsibility to initiate the License Agreement reques1 and prDvide all infonnation
req'lliRd by NMID's attorney."
We shll1l comply
14. Any existing domestic wells amilor- scptio systems within this prvjeot will have to be
removed from their domestic service per City Ordinance Section 9.J-4 and 9-4-8. Wells
may be used for non-domestic plUJloses such as landsaape inigation.
We sllllll comply
IS. The certificate of owners does not matth the metes and bounds depicled on the face of
the plat. The applicant shall revise the plat and Certificate of Owners 50 thaI- they are both
tbe same and aceura1c.
We sballl!omply
Hi. The '"Real Point of Bcginniug" on the rue of the plat and where it is called out in tbe
Certitlcab:s of owners dati not match. 'The applicant shall correct this.
We sla.n comply
17. It appears to slaff the bearings of record on tbe northern. boundary of this subdivision do
not match the bearings of record. The applicant shall conf'mn this and inc.Judc bcanng~
of record in parenthesis on 1he plat.
We sban eODlply
18. Graphically depi.:;t an 8-foot wide Public:: Utilities, Drainage, and brigalion el!.sement in
the (ollowing locations. The extra width is necded to accommodate en irrigation main
being installed.
a) The northem boundary afLots 3, and S Block 2,
b) Tbe southern boundary of Lot 2 Block 2.
e) The DOrthwestem boundaJy of Lots I, 9, and 10 B)4)ck J.
We shall comply
1090 W. State Street! SUite Z9 Q BoISe, ~deho ~703 9 Phone (l08) 126-8314 fax (208) -126-8319
hhi bit "H"
Jun OS 200S 2:44PM
HARRIS HOHES,LLC
S3S-32S0
.Jun Os 200S 3= ISI
MUNGER ENGINEERIHG.INC.
4269319
p.5
p.5
J9. Revise or add the following note(s) on the fllCe of the plot prepared by Idaho S1U'Vey
Group, stamped on 04/19/06 by D. Tc::uy Peugb , prier to lSignature of the final plat by the
City Engineer.
3.) Revise to read. "All rear lot lines and lot Jines common to the. . ,"
9.) Revise to include Lot I. Block I.
(..) Add a note thal calls out \be ACHD mllSlCf stann drninage easement associated
with the retention basil! on Lot 3, Block I.
(..) Fencing adjacent to Lots 4, 9, 10, & 12, Block I shall be in compliance with the
most recent! y approved Fencing Standilt'ds of the City of Meridian.
We sh.n comply
20. The landscape plan, prepared by Soutb landscape Architecture, P.C.. and dated February,
2006. shall be revised. as follows:
a, Include trce.tla&.s on plant schedule.
b. Revise plan m reflect retention basin contours on Lot 3, Bloclc, I (seed not lawn
is required in the bottom of the retention basin).
SUbmit three COpi~5 uf the revi.sed landscape plan tv t"~ Planning Department prior 10
sig1lalure on the final plar by fhe City Engineer.
W. slid comply
2J. All areas approved as open space shall be free of wet ponds or other such nuisances. All
stOrInwater detention facilities incorporated into the approved open space are subject to
UDC 11-3B.ll and shaD be fully vegetated with grass and trees. Sal1d, gravel or other
non-vegetated surface materials shall not be used in open spice lots, except as permitted
under UDC 11-3B-II. Where tlte applicant has submitted a preliminary lattdscape plan
and where staff has reviewed such plan, the IlIDdscuping shill be oonsistent with the
preliminary plan with modilicarians as proposed by staff. If the :Itcnnwater detention
facility ClIJ:lJlot be incDrptn'atec1 into the approved opal space and still meet the standards
orUDC 11-3B.ll, then the applicant shall relocate the facilit}r. This may require losing a
developable lot or developable area. It is the responsibility of the developel to cl)mply
with ACHD, City of Meridian and all otller regulatory fCQ.uirements at the time of final
c cmstruction.
We sbaU compJy
22. Complete the Certificate of Owners aDd ~ accompanying acknowledgement.
We sla.U comply
23. Staff"s failure: to cite spcodic ordinantc provisions or conditions of the preliminary plat
does not relieve the AppHcant of responsibility for compliance.
Noted
4090 W. State street, Suite 29 0 Boise, Idaho 83703 0 Phone (208) 426-8314 Fax (2013) 426-8319
E.~hibil "8"
Jun 06 2006 2:44PM
HARRIS HOMES,LLC
838-3280
Jun 06 2006 3: 161
MUNGER ENGINEERING. INC.
4268319
p.6
p.6
GENERAL REQUIREMENTS
1. All irrigation ditches, laterals or canals, exclusive of natural waterways and the South
Slough. intersecting, crossmg or lying adjacent llDd contigoous 10 the area being
subdivided shall be tiled per UDe 11-3A-6. Plms will need to be approved by the
appropriate iJt'igationldrainagc: district, Of lateral users association (dib;\h owners), with
written approval or non-approVill submitted to the Public Works Department. If lateral
users association approval can't be obtained, alternative plans will be reviewed and
approved by the ml::tidillll City EngiIxer prior to final plat signature.
Noted, we sball comply
2. Sb'eet signs are to be in piau. willer system shall be approved and activated, fencing
installed, drainage lots constructed, road base shalJ be approved by the Ada County
Highway Diatrict,. and 1be Final Plat for this subdivision sball be recorded, prior to
applying for building pennits.
Noted
3. A letter of credit or cash surety in the amount of 110% shall be required for all
uncompleted fencing, landscaping, amenities, prcssurized iIrigation., S8JJilaJ)' scwer.
watcc, ew., prior to signature lID the final plat.
N' oted
4. AJI development improvements, including but not limited to watEr, ;ewer. fencing,
mioro-paths, pressuri~d irrigation and hmdscaping shall be installed and approved prior
to obtaining certificates of occupancy.
No led
S. A Ylritten certificate of completion shall be prepared by the landscape architect,
landsoape designer or '1ll'lllificd nur~ TCipODiiJ;,le for the landscape plan upon
completion of the landscape installation. The Certific.te of Completion shall verify that
alllandacape improvements, incll.1ding plant materials and sprinlder installation, are in
substantial compliance with the approved landscape. plan.
Noted,
6. Applicant shaD be required to pay Public Works development plan review, and
construction inspcctil'm fees, as dctcmrincd during the plan review process. prior to
sipturc on the finsl plat per Re~lution 02-374.
Noted, fees .hall be paid prior to request of signat....e on final plat
7. Compaction test reiulls must be submitted to the Meridian Building Department for all
building pach receiving engineered backfill, where footing would sit atop fill material.
Noted, we shall comply
'4090 W. State Street, Suite 29 0 BoIse, Idaho 83703 9' Phone (208) 426.8314 Fax (208) 426-8319
Eshibit "8"
Jun 06 2006 2:45PM
Jun OS 20QB 3: lSF
HARRIS HOMES,LLC
HUNG~R ~HGINE~RIHG,INC.
939-3290
p.7
4268319
p.?
8. Applicant shall be responsible for application and COMpliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
Noted, we shan comply
9. Applicant shall be r~ponsible for appli.c:a.tion IUld compliance wi1h lllld NPDES
Pennitting that may be required by thc Environmental Protecticn Agency.
Noted
10. All development features shall eompl)' with the Americans 'Il:ith Disabilities Act and the
Pair Housing Act.
Noted
11. Any tree ovcr 4" in caliper that is removed from the property shall be replaced by
installing additional 1rces, being the equivalent number of caliper inches of trees that
were removed. Required lancI$caping trees will not be conllidc::n::d as replllCcmc:nt crees for
those 1rees that have to be removed.
Noted.
12. Approval of the preliminary plat shan become null and void if the applicant fails to
record the :fmal pla.t within two years of the approval of1he prcliminlUY plat per UDC 11.
6B-7A. In the event that the development of the preliminary pla.t is made in successive
phases in IU1. orderly aod reasona.ble manner, and confamas substantially to the approved
preliminary plat, slUih 5Cgmcn18, if submitted within Sl.ICl,:cssivc- intervals (If ciglltQ;:Q
months. may be considered for final approval without resubmission for preliminary plat
approval per UDC 11-6Bp7B.
Noted
STAFF KECOMMENDATlON
Staff reCommends approval of the final plat for Windham Place Su'oclivision (FP-06-022) with the
above stated comments and conditions.
Noted
T1umk you for your time and consideration on this matter, please do not hcsita.t~ to contact Matt
Munger or me: if you have any questions.
Sincerely.
~ /tnt. ~{~---...
Can DUlby
Projct<t COOTdinator
1090 W. State Street, Suite 29 <> Boise, Idaho 83703 0 Phone (208) 426.6314 fax (20B) 426~B319
F.~hihil "D"
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208.463-0092
Phones: Area Code 208
OfFICE: Nampa 466-7861
SHOP; Nompa 466-0663
11 May 2006
Will Berg, City Clerk
City of Meridian
33 East Idaho
Meridian, 1D 83642
RE: FP 06-022/Windham Place Subdivision
Dear Will:
Nampa & Meridian Irrigation District requires that a Land Use Change Application be filed,
for review, prior to final platting. Please contact Donna Moore at 466-7861 for further
infonnation.
All laterals and waste ways must be protected. All District easements must be protected
aDd any encroachment without a signed License Agreement and approved plan. before
any construction is started, is unacceptable.
All municipal surface drainage must be retained on site. If any municipal surface drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage plans_ The
developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be
made available to all developments within the Nampa & Meridian Irrigation District.
3incereiy,
f3WII~
Bill Henson
Asst Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c: File - Office/Shop
Exhibit "C"
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS 23,000
BOISE PROJECT RIGHTS - 40,000