HomeMy WebLinkAboutWindham Place Subdivision FP
BEFORE THE MERIDIAN CITY COUNCIL
C/C June 6, 2006
IN THE MATTER OF THE )
APPLICATION OF EAGLE )
SPRINGS INVESTMENTS, LLC )
FOR FINAL PLAT APPROVAL FOR )
22 SlNGL}>J;'AMIL Y 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. Thlj 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 CONDITIONAL"APPROV 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 Dcpartrncnt, dated: Hearing Date: June 6, 2006, listing 23 SITE SPECIFIC
REQUIREMENTS/FINAL PLAT and 12 GENERAL REQUIREMENTS, a tme 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 of the
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-off is 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
stonnwnter 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
EnvirolUllental Quality, July 1997.
2. Stonnwater 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 ANAL YSlS
The Applicant is hcrebynotified 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 CONDl110NAL APPRUV AL UF FINAL PLAT
FOR WINDHAM PLACE SUBDIVISION / (FP-06-022)
Page 3 of tJ
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 [mal action of the governing body of the City of
Meridian, pursuant to Idaho Code 9 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
fp -fh
day
of
1um
,2006.
Attest:
By:
~-
'"
\
By:
ghW1rY1gY\~L
Dated:
Ol-D?:rrfo
ORDER OF CONDITIONAL APPRO V AL OF FINAL PLAT
FOR WINDHAM PLACE SUBDIVISION / (FP-06-022)
Page 4 of 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
TO:
Mayor and City Council
..tl~
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STAFF REPORT:
Hearing Date: June 6, 2006
Transmittal Date: June 1,2006
FROM:
Kristy Vigil, Assistant City Planner '(JI
Michael Cole, Development Services Coordinator (Y\ G
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'"1;~C':"1,,,.!l"" D,!,.'!iL~! y,,!~,~.,.
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 [nvestments, LLC (File# FP-06-022).
We have reviewed this snhmittal 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
acrc; the net density is 4.98 dwelling units per acre.
Windham Place Subdivision is located on the east side of Meridian Road, Yz mile south of Us tick Road in
a portion of the SW 1;4 of the NW 1/4 of Section 6, T. 3N., R. IE. 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. Tht: 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-eonstruction meeting.
3. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a single-point cunnt:cliun is used, the developer shall be responsible for thc
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 subdivisiun buunuary
Exhibit "A"
fP-06-022 Windham Place Subdivision FP.doc
PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STArt' 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
feneing, 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 timelines outlined in the UDC.
7. Applicant will bt: responsible to construct all sewer mains necessary to serve this project.
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 casement 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 eonstructed 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 Bryct: Farris of Ringed 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 reeord on the northern boundary of this subdivision do not
mateh the bearings of record. The applicant shall confrrm 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.
e) 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 ofthe [mal 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 ealls out the ACHD master storm drainage easement assoeiated with the
retention basin on Lot 3, Block 1.
(*.) Fencing adjacent to Lots 4, 9, 10, & 12, Bloek 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 ofthe retention basin).
Submit three copies of the revised landscape plan to the Planning Department prior to signature
on the final 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-ll, 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 eonstruction.
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.cloc
PAGE 3
CITY UJ' MJ::IUDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF 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,
intt:rst:cting, <;russillg ur lying auja<;t:Ilt anu wntiguous 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 constmcted, 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 permits.
3. A letter of credit or eash 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 eomp1etion 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 construetion
inspection fees, as determined during the plan review process, prior to signature on the fma1 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 Permitting
that may be required by the Anny Corps of Engineers.
9_ Applicant ~hall he re~ponsihle for application and compliance with and NPDES Permitting 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 replaeement 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 rp.doc
PAGE 5
Jun 06 2006 2,44PN
HARRIS HOMES,LLC
S3S-32S0
p.2
Jun OS 2006 3:151
HUNGER ENGINEERIHG,INC.
42S93l9
1"_2
/J\,1UNGER.
~ ENGINEERING,
INC.
June 6,2006
Kristy Vigil
City of Meridian
660 W. Watertowcr Lane, Ste. 202
Meridian. Idaho 83642
RE: 'Windham Place Subdivision
Dear Kristi;
I have received and reviewed. tbe comment!J regarding the Windham Place Subdivision.
For ease of review I will address these comments in the order they are stated on your
letter .
SJTE SPECIFIC REQUlREMENTS .
1. Applicant ii to meet aJl terms of the approved prelimioaljl plat (pP.05-0S5) and
annexation and zoning (AZ-OS-oS3).
We sball C:Olllply
2. The applicant has indicated that the Nampa and Mer-idian Irrigation District will own and
maintain the prCSSUJ1: irrigation system within this development. Therefore. a lcttc:r of
plan approval shall be submitted prior to scheduling of B pre-construction meeting.
We sb.n comply
3. The City of Meridian requires that pressurized irrigation systems be supplied by a ycar-
round source of water. If a single-point connectiol1 is used, the developer shllll be
responsible for tbe payment of assessments for the iJrigable common areas priDr to
signature on the fmAl plat by tflfI Meridian City Enginccr.
Noted., the developer sbaD p.)' the 1l511lSSmentl prior to signllture by the City
Engineer
4. All fencing installed on the :si.te mugt be in compliatU:le with UDC ll-3A-6 and 11-3A-7.
Temporary construction fencing to cantain debris ihall be installed at the llUl:xlivision
bov.ndaty where permanent fencing does not exist. Perimeter fencing shalJ be installed
prior to release of building pennits for this ijubdi"j sian.
Feadag will be in compliance with lJDe 11.3A...(i and 11-3A-7 and perimeter
fcudllg shaD be DslllUed prior to release of building pennits
4090 W. State street, Suite 29 0 Boise, Idaho 83703 -0 r>hone (209) 426-8314 Fax (lOB) 426-8319
Exhibit "B"
Jun 06 2006 2:44PM
HARRIS HOMES,LLC
838-3290
1".3
Jun 06 2006 3: 15f
HUNGER ENGINEERING, INC.
4268319
p.3
5. Fencing along the multiuse pathway and open space lots !llhall be limited to either 4.foot
solid fencing, or (i-foot open vision fencing per UDC 11-3A.7
Fend.ag will be in tompliaaee wUh UDe 11-3A-7
6. Sanitary sewer to this site is 'oeing proposed via exlensions of planned sewer mains in
Brienholt Subdivision to the south.. These mains are Dot currently installed and the City
ofMeridillD does not fU8l'antee sewer service in the timelines outlined iu the UDC.
Noted
7. AppliClllJlt will be respcmsible to construct all sewer mains necessary to serve this project.
S-.abdivision dcsi8l1er to coo,dinate main sizins lIDd routing with the Public Works
DepllJ'tmmt. AppliClUlt shalJ encute City of Meridian standard fcmns of easements, for
uy mains that ate required fa provide service.
We shall eomply
8. Water service to this site is being proposed via extensions of existing sewer mains from
Fothergill Pointe and the planned Brienholl Subdivision. Applicant will be responsible to
construct the water mains to and tbro\Jgh this proposed development including the trunk
main, thereby maldng them available to adjacent properties. Sub4iwion designf;T to
coordinate main sizing and touting with the Public Works Department. Applicant shall
execute City of MeridiUl s1andard fonns of casements, for any mains 1hat are required to
provide service.
We sl1.11 ~omply
9. Prior to signature 00 the final plat by the City Engineer the applicant &hall submit a copy
of a discharge agreement with the appropriate agency that allows storm water discharge
to the South Slough.
We sbaJll".Omply
10. Any water meters locat=d in a common driveway shall be constructed of upgraded
materials per City of Meridian Standard Specifications. Drawing 7.08 note 3
We shan comply
11. Prior to signature on the fibal pial, remove all existing aln1ctures that do not meet the
applicable setback and zoning regulations.
We I..n comply
12. ^ PQJlIlanc:nt P'Ublifii podestriaa c:asem~ llhall be rCQwd~ 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 S\.Ifu<lient width to cover the lO-foot
wide pathway shown. Th; bard surfaced pathway shall be CQnstruct.ed and iWly improved
prior to the issuance of the flJ'st Certificate of Occupancy for any building within this
phase ofthe 5\lbdivision.
4090 w. state Street, Suite 290 BoIse, Idaho 637039 Phone (zce) iZ6.S314 Fa", (Loa) 426-8319
Exhihit "B"
Jun 06 2006 2:44PM
HARRIS HOMES,LLC
939-3290
p.4
Jun as 2006 3: 161
MUNGER ENGINEE~ING.IHC.
42S8319
p.4
Wtllball comply
Appligant sha.1l work with the City Park's DcpartmeDt and confcmn to the Park's
~artment standards for construction of the pathway. The H(JJT\eowner's Association is
Inponsib1e for mainbenance of all landscaping adjacent 1\) the pa.thway (no note
necessary on plat).
We shaU comply
13. "The AJlplieant shall contact Bryce Farri. of Ringert Clark Chartc:rcd Lawyers (OT the
current attorney for Nampa Meridian Irrigation District) at 342.459] to initiate the
license Agrcemellt process for the public: multi-use pathway located on Lot 2, Block 1.
TI\e License Agr1lement is required under the Muter Pathway Agreement between the
City of Meridian and NMID. dated December 19, 2000. It is the developer's
responsibility to initiate the License Agreement reques1 and provide all i~fonnation
rcquin:d by NMID's attorney."
We shall comply
1-4. Any existing domestic wells and/or septio systems within this project wm 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-doonestic PUIposcs such lIS landscape irrigation.
We slllllt comply
15. The oertifieate 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 arc both
tbe same and accurate.
We ,bd1 comply
Hi. The '"Real Point of Begirming" on the 1iu;e of the plat and where it is called out in the
Certifica1es of owners aOl:s not match. The applicant shall correct this.
We s!laD comply
[7. It appears to slatTthe bearings of record on the northern boundary of this subdivision do
not match the bearings of record. The applicant shall confmn this and inc.Jude bearings.
of RCord in parenthesis on the plat.
We sban comply
18. Graphically depict IIn 8.foot wide Public Utilities, Drainage, and brigalion casement in
the following locations. The extra width is needed to accommodate an irrigation main
being installed.
a) The northern bounduy ailots 3. and 5 Block 2.
b) Tbe southern boWldary of Lot 2 Block 2.
c) The north~stem boundary of Lots 1, 9, and 10 Block I.
We shaU ~Dmply
1090 W. State Streett SUite Z90 BOISe, Idaho lJJ703 9 phone (loa) 1l6-8311 fax (l08) 126-9319
hhi bit "H"
Jun 06 2006 2:44PM
HARRIS HOMES,I I r.
939-3290
1".5
Jun OS 2008 3: ISI
HUNGER ENGINEERING, INC.
~2SB319
1".5
)9. Revise Dr add the following notc(s) on the fllCe of the plot prepared by Idaho Survey
Group, stamped on 04/19/06 by D. Tc::uy Peugb . prier 10 signature of the final plat by the
City Engineer.
3.) Revise to reaLi, "AlI rear lot lines and lot lines common to the. . ."
9.) Revise to include Lot I, Block I.
(..) Add a nott: that calls wt the ACHD master stonn drainage easement associated
with the retention basil! 00 Lot 3, Block 1.
C..) Fenemg adjacl!mt to Lots 4, 9, 10, & 12, Block I shall be in compliance with the
most recent! y approved Fencing Standards of the City af Meridian.
We sh.n comply
20. The landscape plan, prepared by Soutb landscape ArchitectuIe. P.Co, and dated February,
2006. shall be revised as follows:
a. Include trcc'cla&s on plmt schedule.
b. Revise plan m reflect retention basin contours on Lot 3, Bloclc, 1 (aced not lawn
ill required in the bottom ofthc reteJ:rtjon basin).
Submit t1Iree copies fY/ the revised landscape pIa" to the Planning Ihparlment prior to
siS"f#ur(! on the: ftrJiJI plat by lhe City E"gi"eer.
w~ slad comply
2J. All areas approved as open space shall be free of wet ponds or other such nuisances. AU
atormwater detention facilities incorporated into the approved open space are subject tc>
UDC 11-3B-l1 and shal] be; funy vc:gcta~d with gIll55 lUld U-CC:ll. Soud, gravel or otbeT
non-vegetated surface materials shall not be used in open space IQts. except as permitted
under UDC 11-3B-II. Where the applicant has submitted a preliminary landsc.ape plan
and where staff baa rcvic:wc:d sUl.lh plan, the hmdlicuping shall be QQNi:;;tcnt with the
prcliminaly plan with modi1ications as proposed by staff. If the :llunnwater detention
facility cannot be incDrp()tltcd. into the approved opeD space and still meet the standard5
of UDC 11-3B-11, then tbe applicant shall relocate: the facilit}., This may require losing a
developable lot or developable anla. It is the responsibility of the dcvel()pe.t to cl)mply
with ACHD, City of Meridian and all oilier regulatory fCCl.uirements at the time of final
construction.
We sbdl comply
22. Complete the Certificate of Owners and the accompanying acknowledgemmt
We s:..U comply
23. Staff's failun: to oite specific ordinance provisions or condition5 of the prelirnilUUY plat
does not relieve the AppHcant of responsibility for compliance.
Noted
4090 w. state street, Suite 29 0 Boise, Idaho 83703 <> Phone (208) 426-8314 Fax (20B) 426-8319
Exhibit "B"
Jun OS 20QS 2:44PM
HARRIS HOMES,LLC
939-3290
f'.6
Jun 06 2006 3: IS,
MUNGER ENGINEERING, INC.
4268319
p.6
GENERAL REQUIREMENTS
1. All mSlltion ditches, laterals or c:ana.ls, exclusive of natllrllJ waterways and the South
Slough,. intersec:ting. crosllmg lH lying adjaoent aDd contiguous to the liRlI being
subdivided shall be tiled per UDC 11-3A-6. Plans. will need to be approved by the
appropria.te irrigation/drainage district, or lateral usm association (diooh own~), with
written approval O~ IUJn-ilppnJVlIlliubmitted to the Public Works Department. If lateral
users association approval can't be obtained, alternative plans will be reviewed and
approved by the meridillll City Engineer prior to final plat 8ignature.
Notad, we sball C!omply
2. Street signs arc to be in place, walcr system shall be approved and activated, fencing
installed, drainage lots constructed, road base shalJ be approved by the Ada County
Highway District, and 1be Final Plat for this subdivision sball be recorded, prior to
applying for building pcrmits.
Noted
3_ A letter of credit or cash surety in the amount of 1100", shall be required for all
UDlXlft'IPlctcd fencing. landscaping, amenitic:s" pressurizcd irrigation., S8.'I:1itary scwer,
wata'. etc., prior to signature an 1he final plat.
J'Ii' oted
4. All development improvements, including but not limited to watm", sewer, fencing.
micro-paths, pressuri~d irrigation and lB1ldscaping shall be installed and approved prior
to obtaining certificates of occupancy.
Noted
5. A written certificate of completion shall bl! :prepared by the landscape erchitect,
landscape deiigner or qlolalified nursecyman respOD&iblc for the landscape plan upon
completion of the landscape installation. The: Cer1ific:ete of Completion shall verify that
alll11ndscape improvements, including plant materia.ls IlM sprinlder installBtion, are in
substantial compliance with. the approved landscape pl;m.
Noted,
6. Applicant shaD be required to pay Public Works development J>lan review, and
construction inspection fees, -.s determined during the: plan review proc.esa, prior to
signature on tbe finsl plat per Resolution 02-374.
Noted, fees ahNJ be paid prior tv raquliSt of li..u.t....e on fina] plat
7. Compaction test results must be; submitted tD the MeridillD. Building Dcputment for all
building pads receiving engineered backfill. where footing would sit a.top fin material.
Noted, we sball comply
4090 W. State Street, Suite 29 0 BoIse. Idaho 83703 QJ Phone (208) 426.8314 Fax (208) 426-8319
Exhibit "8"
Jun OG 2nn~ 2:45PM
HARRIS f-JOMES,LLC
S3S 3280
p.7
Jun DB 2006 3: 16F
HUNG~R ENGINEERING. INC.
42SB:319
p.?
8. Applicant shall be responsible for application and compliance with any Section 404
Pennitting that mllY be required by the Army Corps of Engineers.
Noted., we sh.n comply
9. Applicant shall be responsible for applica.tion and compliance with and NPDES
Permitting that may be required by the Environmental Protection Agency.
Noted
10. All development features shall comply with the AmcriCBnS ""ith Dinbiljties Act and the
Fair Housing Act.
Noted
11. Any tree over 4" in caliper that is removed from the pl"oP=rty shall be: I"cpb.ced by
installing additional trees, being the equivalent number of caliper inches of trees that
were removed. Required landscaping trees will not be COllsidl:ll"'c:d as replacement trees for
those lrees that have to be removed.
Noted.
12. Approval of the prcliminuy plat shall become null and void if the applicant fails to
recar4 the :fmw plat within two years of the approval of 1he preliminary plat per UDC 11.
6B-7A. Ia the event that the development of the preliminary plat is made in successive
phases in an orderly and ~a3Ollable manner, ami ccnfOJ111s substantially to the approved
prclirmnary plat, such segments, if submitted within Sllcl::l;:ssiv~ intervals of cigl11een
months, may be considered for final approval without reslJbmission for preliminary plat
approval per UOC 11-6B-7B.
Noted
STAFF RECOMMENDATION
Staffrecommends approval ofthc final plat for Windham Place SuOdivision (FP.06..Q22) with the
above stated comments and conditions.
Noted
Thank you for your lime and cDosidention on this matter, please do not hesitate to contlu:;t Matt
Munger or me if you have any questions.
Sincerely.
~.1iJM &{~-.....
Can Duskey
ProjeGt Coordinator
4090 w. State Street, Suite 29 0 BOl5e, Idaho 83103 0 Phone (208) 426.6314 Fax (20B) 426~B319
bhihil "B"
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1503 FIRST STREET SOUTH I'lAMPA, IDAHO 83651 "4395
FAX # 208-463-0092
11 May 2006
Phones: Area Code 208
OFFICE: Nompa 466-7861
SHOP: Nompa 466-0663
Will Berg, City Clerk
City of Meridian
33 East Idaho
Meridian, 10 83642
RE: FP 06-022/Windbam 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
information.
All laterals and waste ways must be protected. AU District easements must be protected
and any encroachment without a signed License Agreement and approved plan. before
any construction is sta..ted, 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,
/?;.wil~
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