HomeMy WebLinkAboutBienville Subdivision FP-07-012
BEFORE THE MERIDIAN CITY COUNCIL
C/C June 5, 2007
IN THE MATTER OF THE )
APPLICATION OF RED CLIFF )
DEVELPOMENT FOR FINAL PLAT )
APPROVAL OF 52 SINGLE- )
FAMILY RESIDENTIAL BUILDING )
LOTS, I MULTI-FAMILY LOT )
BUILDING LOT, 6 COMMERCIAL )
BUILDING LOTS, AND 7 )
COMMON LOTS ON 27.36 ACRES )
IN A R-8, R-15, AND C~G ZONES )
LOCATED AT 2935 NORTH )
EAGLE ROAD IN THE NE % OF )
SECTION 5, T. 3N., R. IE. )
CASE NO. FP-07-012
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 5, 2007, and the Council finding that the
Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning
Department, and Scott Steckline, Development Services Coordinator for the Public Works
Department, dated: Hearing Date: June 5, 2007, 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 BIENVILLE SQUARE SUBDIVISION
LOCTED IN THE NE ~ OF SECTION 5, T. 3N., R. IE., BOISE MERIDIAN,
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BIENVILLE SUBDIVISION / (FP~07~012)
Page 1 of 4
MERIDIAN, ADA COUNTY, IDAHO 2007, HANDWRITTEN DATE: 05/15/07,
SHEET 1 OF 4, STANLEY CONSULTANTS", RED CLIFF DEVELOPMENT,
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 Scott Steckline,
Development Services Coordinator for the Public Works Department, dated: Hearing
Date: June 5, 2007, listing 19 SITE SPECIFIC REQUIREMENTSIFINAL PLAT and
11 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 Red Cliff Development, a true and
correct copy of which is attached hereto marked Exhibit "B" and consisting of 4
pages, and by this reference incorporated herein, and the response letter from N ampa
and Meridian Irrigation District, a true and correct copy of which is attached hereto
marked Exhibit "C" and consisting of 2 pages, and by this reference incorporated
herein, and the response letter from Joint School District No.2, a true and correct
copy of which is attached hereto marked Exhibit "D" and consisting of 1 page, and
by this reference incorporated herein and the additional requirements ofthe Council
taken at their June 5, 2007 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
ORDER OF CONDITIONAL AFPROV AL OF FINAL PLAT
FOR BIENVILLE SUBDIVISION / (FP-07-012)
Page 2 of 4
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
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
ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT
FOR BIENVILLE SUBDIVISION / (FP-07-012)
Page 3 of 4
Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A
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 ofthis decision and order, seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action ofthe City Council at its regular meeting held on the
5\-h
day
of~lne...
,2007.
ATTEST:
L - SEAL
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Copy served upon:
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V
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Applicant
Planning Department
Public Works Department
City Attorney
BY:l1~C1~ U-J
City Clerk's Office
Dated: -=t- H....o- O~
ORDER OF CONDITIONAL AFPROV AL OF FINAL PLAT
FOR BIENVILLE SUBDIVISION / (FP-07-012)
Page 4 of 4
STAFF REPORT:
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
oU;;;di~ '\
\ . IDAHO f
, r- l
--~~~.Y-
Hearing Date: June 5, 2007
Transmittal Date: May 31, 2007
TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '{.JI
208-884-5533
Scott Steckline, Development Services Coordinator
208-898-5500
:111
SUBJECT:
Bienville Square Subdivision
Request for Final Plat Approval of Bienville Square Subdivision Consisting of 52
Single-Family Lots, 1 Multi-Family lot, 6 Commercial Lots, and 7 Common Lots
on 27.36 Acres in R-8, R-15, and C-G Zones by Red Cliff Development, Inc
(File# FP-07-012).
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, Red Cliff Development, Inc., has applied for final plat approval of 52 singlewfamily lots, 1
multi~family lot, 6 commercial lots, and 7 common lots on 27.36 acres of land for Bienville Square
Subdivision. The zoning districts for the proposed subdivision are Rw8 (Medium Density Residential), R-
15 (Medium High-Density Residential), and C-G (General Retail and Service Commercial District).
Bienville Square Subdivision is located on the west side of Eagle Road and south of Ustick Road in the
NE 14 of Section 5, 3N., R. IE. This property has not been previously platted.
The City Council approved the preliminary plat for Bienville Square Subdivision on May 2, 2006. The
submitted [mal plat substantially complies with the approved preliminary plat.
Note: The submitted landscape plan depicts a 35-foot wide landscape buffer along Eagle Road. However,
the Applicant has submitted a variance application requesting to allow 15 feet of right-of-way along Eagle
Road to count towards the required landscape street buffer of 35 feet. Staff does not believe that the future
approval or denial ofthe variance request by the Council will have a major impact on the layout of the
proposed subdivision. The subject report does not assume that a variance by the Council will be granted.
Staff recommends approval of Bienville Square Subdivision with the comments and conditions
stated in this report.
SITE SPECIFIC CONDITIONS
1. Applicant is to meet all terms of the approved rezone (RZ-05-0l9), annexation (AZw05w057),
development agreements (Inst. #104107406 and 107044347), preliminary plat (PP-05-059),
variance (V AR~06w018), and conditional use permit (CUP-05-052) for this subdivision.
Exhibit "A"
FP-07~012 Bienville Square Subdivision FP.doc
PAGE 1
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
2. The Final Plat approval for this subject phase shall expire on 5/2/08, if the City Engineer's
signature has not been obtained.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The curve references inaccurately describe the curves, revise accordingly.
5. Lots 18 and 19, Block 2 do not appear to meet the minimum frontage requirement of 30 feet,
revise lots accordingly.
6. Depict an easement on Lots 25, 27, and 28, Block 1 on the face of the plat for the landscape
buffer on the north side of Cajun Lane.
7. Prior to issuance of certificate of occupancy the perimeter landscaping and fencing shall be
installed. Construction or surety for the multi-use pathway shall also be completed prior to
issuance of any certificate of occupancy.
8. Lots 19 - 22, Block 1 shall meet the minimum lot size for the R-8 zone. Provide lot closure prior
to signature of the final plat by the City Engineer.
9. Lot 23, Block 1 is shown entirely as a common area lot, however it was preliminary platted as a
multi~family lot and a common area lot. Revise plan accordingly to create a multi-family lot and a
common area lot as approved on the preliminary plat.
10. Boundary lengths and or bearings do not comply with those of existing adjacent plats of record
for Carols Subdivision NO.1 & 2 for Lots 19 - 22 Block 1, Lot 30 Block 1, and, Lot 2 Block 1.
Please reconcile and or make reference to the information of record.
11. The Applicant shall create a common lot encompassing the entire Finch Lateral Easement prior to
signature of the final plat by the City Engineer. The common lot shall be landscaped per UDC 11-
3G-3E.
12. The private street (N. Cajun Lane) shall be constructed per UDC 11-3F-4, the width of the travel
lane shall be at least 24 feet or 26 feet wide (proposed as 40 feet wide), as determined by the fire
marshal, a Fire Department approved turnaround shall be provided and the adjacent curb shall be
painted red, post the private street "No Parking", gates or other obstacles shall not be allowed,
and construct a 5-foot wide sidewalk on each side of the private street, as proposed.
13. The alley lot, Lot 18, Block 2, shall be constructed per UDC 11-6C35. The alley shall have a
minimum of 16 feet of paving, serve as a fire lane, and be constructed of concrete or asphalt with
a concrete ribbon curb. From the entrance to the public street provide a minimum of 28-foot
inside and 48-foot outside turning radius. No parking shall be allowed on either side of the street
within 50 feet of the alley entrance as measured from the centerline of the alley, and the alley
shall be designed so the entire length is visible from a public street.
14. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7, and as
proposed on the landscape plan. Temporary construction fencing to contain debris shall be
installed at the subdivision boundary where permanent fencing does not exist. Perimeter fencing
shall be installed prior to release of building permits for this subdivision.
15. Revise or add the following note(s) on the face of the plat prepared by Stanley Consultants,
stamped on 05/15/07 by Michael E. Marks, prior to signature of the final plat by the City
Exhibit "A"
FP-07-012 BienviUe Square Subdivision FP.doc
PAGE 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Engineer:
2.) Revise to call-out Lot 23, Block 1 as a multi-family lot. Also, include Lot 18, Block 2
and the new common lot created from the division of Lot 23, Block 1 as common lots.
*.) Add note, Bottom elevation of structural footing shall be set a minimum of 12 inches
above the highest established normal ground water elevation.
>1<.) Add note, advising lot owners that they are responsible for maintenance of any
irrigation / drainage pipe or ditch crossing their lot.
>1<.) Add a note addressing the maintenance responsibilities of the landscape buffers adj acent
to Eagle Road and N. Cajun Lane that are not within common lots.
*.) Add note, "Maintenance of all common areas shall be the responsibility of the Bienville
Square Subdivision Business/Homeowners Association."
*.) Add note, "This plat is subject to a development agreements recorded as instrument
numbers 104107406 and 107044347 of Ada County Records."
*.) Add note, "Except for the access approved by ACHD, lTD, and the City of Meridian,
direct lot access to Eagle Road is prohibited."
16. The landscape plan, prepared by The Land Group, Inc., and dated OS/25/07, shall be revised as
follows:
a.) The landscape buffer adjacent to Eagle Road shall be a minimum of 35 feet, revise plan
accordingly
b.) The pathway adjacent to the southern boundary is labeled as a 7-foot path and should be a
10-foot path, revise plan accordingly.
c.) Depict the location ofthe iron fence on the plan.
d.) A six-foot open vision fence or four-foot solid fence is required adjacent to the
micropaths located on Lot 10, Block 1 and Lots 8 and 28, Block 2
e.) Include details for fencing on Lot 10, Block 1 and Lots 2 and 28, Block 2 on the plan
(picture & description).
f.) Revise the multi-use pathway on the western boundary to be a minimum of 10 feet.
g.) The landscape buffer along the east side ofN. Cajun Lane shall be a minimum of 10 feet.
Furthermore, the buffer shall be in an easement on Lots 25, 27, and 28, Block 1.
h.) Depict the landscaping on the common lot created for the Finch Lateral easement.
The internal landscaping for the individuallots/buildings and parking areas will be reviewed with
each individual CZC and are not approved with this final plat.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
17. 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, Richard Buttram, at 887-1620 for more information.
18. 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.
If the stormwater detention facility cannot be incorporated into the approved open space and still
meet the standards of UDC 11-3B-1l, 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 fmal construction.
Exhibit "A"
FP-07-012 Bienville Square Subdivision FP.doc
PAGE 3
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
19. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does
not relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and the
Finch Lateral, that intersect, cross or lie within the area being subdivided shall be covered. 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
prior to plan approval. If lateral users association approval can not be obtained, alternate plans
will be reviewed and approved by the City Engineer.
2. Street signs are to be in place, water system shall be approved and activated, fencing installed,
sewer line shall be installed and passed air test and video inspection, fmal plat recorded and road
base shall be approved prior to applying for building permits.
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 determined during the plan review process, prior to signature on the final plat.
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 Army Corps of Engineers.
9. Applicant shall be responsible 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 replacement trees for those trees that have to
be removed.
STAFF RECOMMENDATION
Exhibit "A"
FP-07-012 Bienville Square Subdivision FP.doc
PAGE 4
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
Staff recommends approval of the final plat for BienviUe Square Subdivision (FP-07-012) with the
above stated comments and conditions.
Exhibit "A"
FP-07-012 Bienville Square Subdivision FP.doc
PAGE 5
TO: Meridian City Council
660 E. Watertower Ln., Ste. 202
Meridian, Idaho 83642
DATE: June 1. 2007
RE: Bienville Square Subdivision - Final Plat
STATEMENT OF COMPLIANCE
We agree with and will comply with the following items as outlined below from the City Staff
Report transmitted May 31. 2007:
SITE SPECIFIC CONDITJONS
I. Applicant is to meet all terms of the approved rezone (RZ-05-019), annexation (AZ-OS-057),
development agreements (Inst. # 104107406 and ] 07044347). preliminary plat (PP-05-059), variam:c
(V AR-06-0 18). and conditional use permit (CUP-05-0S2) tor this subdivision.
2. The Final Plat approval torthis subject phase shall expire on 5/2/08, if the City Engineer's sigmlturc has
not been obtained.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. The curve references inaccurately describe the curves, revise accordingly.
5. Lots 18 and 19. Block 2 do not appear to meet the minimum frontage requirement of 30 feet, revisc lots
accord ingly.
6. Depict an easement on Lots 25, 27, and 28, Block I on the face of the plat for the landscape buffer on
the north side of Cajun Lane.
7. Prior to issuance of certificate of occupancy the perimeter landscaping and fencing shall be installed.
Construction or surety for the multi-use pathway shall also be completed prior to issuance of any
certificate of occupancy.
8. Lots 19 - 22. Block 1 shall meet the minimum lot size tor the R-8 zone. Provide lot closure prior to
signature of the final plat by the City Engineer.
9. Lot 23, Block 1 is shown entirely as a common area lo\, however it was preliminary platted as a multi-
family lot and a common area lot. Revise plan accordingly to create a multi-family lot and a C0l111110n
area lot as approved on the preliminary plat.
to. Boundary lengths and or bearings do not comply with those of existing adjacent plats of record ror
Carols Subdivision NO.1 & 2 for Lots 19 - 22 Block I. Lot 30 Block I. and. Lot 2 Block I. Please
RED CLIFF DEVELOPMENT' 2060 S. EAGLE ROAD, MERIDIAN, IDAHO 83642
(208) 472-9219. REDCLIFFDEV.COM
Exhibit "B"
reconcile and or make reference to the information of record.
II. The Applicant shall create a common lot encompassing the entire Finch Lateral Easement prior to
signature of the tinal plat by the City Engineer. The common lot shall be landscaped per U DC 1 1-3G-
3E.
12. The private street (N. Cajun Lane) shall be constructed per UOC 11-3F-4. the width of the travcllane
shall be at least 24 feet or 26 feet wide (proposed as 40 feet wide), as determined by the fire mHrshaL a
Fire Department approved turnaround shall be provided and the adjacent curb shall be painted rcd. post
the private street "No Parking". gates or other obstacles shall not be allowed. and construct a 5-foot
wide sidelAalk on each side of the private street, as proposed.
13. The alley lot. Lot 18. Block 2, shall be constructed per UOC 11-6C35. The alley shall have a minimum
of 16 feet of paving. serve as a tire lane, and be constructed of concrete or asphalt with a concrete
ribbon curb. From the entrance to the public street provide a minimulll of 28-f(lot inside and 48-f\Jot
outside turning radius. No parking shall be allowed on either side of the street within 50 feet o1'thc alley
entrance as measured from the centerline of the alley, and the alley shall be designed so the cntire
length is visible from a public street.
14. All fencing installed on the site must be in compliance with UOC 11-3A~6 and 11-3A-7. and as
proposed on the landscape plan. Temporary construction fencing to contain debris shall be installed at
the subdivision boundary where permanent fencing does not exist. Perimeter fencing shall be installed
prior to release of building permits for this subdivision.
15. Revise or add the following note(s) on the face of the plat prepared by Stanley Consultnnts. stamped on
05115/07 by Michael E. Marks. prior to signature of the tinal plat by the City Engineer:
a) Revise to call-out Lot 23, Block I as a multi-family lot. Also. include Lot 18, Block 2 and the
new common lot created from the division of Lot 23, Block I as common lots.
b) Add note. Bottom elevation ofstrllctural footing shall be set a minimum of 12 im:hes
above the highest established normal ground water elevation.
c) Add note. advising lot owners that they are responsible for maintenance of :lny
irrigation / drainage pipe or ditch crossing their lot.
d) Add a note addressing the maintenance responsibilities of the landscape buffers adjacent to
Eagle Road and N. Cajun Lane that are not within common lots.
e) Add note. "Maintenance of all common areas shall be the responsibility of the Bienville
Square Subdivision Business/Homeowners Association."
t) Add note. "This plat is subject to a devclopment agreements recorded as instrLlment numbers
104107406 and 107044347 of Ada County Records."
g) Add note. "Except for the access approved by ACHO. lTD. and the City of Meridian, direct
lot access to Eagle Road is prohibited."
16. The landscape plan. prepared by The Land Group. [nc.. and dated OS/25/07, shall be revised as flJII O\\/s:
a.) The landscape buffer adjacent to Eagle Road shall be a minimum of 35 feel. revise plan
accordingly.
b.) The pathway adjacent to the southern boundary is labeled as a 7-foot path and should be a 10-
foot path, revise plan accordingly.
c.) Depict the location of the iron fence on the plan.
d.) A six-foot open vision fence or tour-foot solid fence is required adjacent to the micropaths
RED CLIFF DEVELOPMENT' 2060 S. EAGLE ROAD, MERIDIAN, IDAHO 83642
(208) 472-9219. REDCLIFFDEV.COM
Exhibit "8"
located on Lot 10, Block 1 and Lots 8 and 28. Block 2
e.) Include details for fencing on Lot 10. Block 1 and Lots 2 and 28. Block 2 on the plan (picture
& description).
f.) Revise the Illulti-use pathway on the western boundary to be a minimum ot' 10 feel.
g.) The landscape buffer along the east side ofN. Cajun Lane shall be a minimum of 10 ICel.
Furthermore. the buffer shall be in an easement on Lots 25. 27, and 28, Bloek I.
h.) Depict the landscaping on the common lot created for the Finch Lateral easemenl.
The internal landscaping for the individual lots/buildings and parking areas \vill be reviewed with
each individual ClC and are not approved with this final plat.
Sl/hmi//hree copies (~j'/he revised hmdKape plan/o the Planning Departmen/ prior /0 signature oj'tlre liI/(d
pltll hy the ('i~V Engineer. . .
17. Prior to signature of the final plat by the City Engineer, the applicant shall provide a leiteI' t.'om the
United States Postal Service stating that the applicant has received approval tor the locatilln of
mailboxes. Contact the Meridian Postmaster. Richard Buttram. at 887-1620 for more inf'.1I'll1ation.
18. All areas approved as open space shall be free of wet ponds or other such nuisances. All storm\Vatcr
detention facilities incorporated into the approved open space are subject to UDC 11-3 B-ll 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. If the stormwater detention filcility
cannot be incorporated into the approved open space and still meet the standards of U DC 11-3 B-Il.
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.
19. Staffs failure to cite specific ordinance provisions or conditions from the preliminary plat does not
relieve the Applicant of responsibility for compliance.
GENERAL REQUIREMENTS
1. PCI' UDC 11-3A-6 all irrigation ditches. laterals or canals. exclusive of natural waterways llnd the Finch
Lateral. that intersect. cross or lie within the area being subdivided shall be covered. Plans will need to
be appnwed by the appropriate irrigation/drainage district. or lateral llsers association (ditch owners).
with written approval or non-approval submitted to the Public Works Departmcnt prior to plan
approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the Cit)' Engineer.
2. Street signs are to be in place, water system shall be approved and activated, fcncing installed, sewer
line shall be installed and passed air test and video inspection, tinal plat recorded and road base shall be
approved prior to applying for building permits.
3. A letter of credit or cash surety in the amount of 110% shall be required for alluneompleted reni:ing,
landscaping. amenities, pressurized irrigation. sanitary sewer, wate!". etc.. prior to signature on the final
plat.
RED CLIFF DEVELOPMENT' 2060 S. EAGLE ROAD, MERIDIAN, IDAHO 83642
(208) 472.9219. REDCLIFFDEV.COM
Exhibit "8'"
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 certificatcs of
occupancy.
5. ^ 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 Certiticate 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 inspcction
fees. as determ ined during the plan review process. prior to signature on the final plat.
7. Compaction test results must be submitted to the Meridian Building Departmcnt for all building pads
receiving cngineered 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 Army Corps of Engineers.
9. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be
required by the Environmental Protection Agency.
10. All dcwlopment 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.
We thank you in advance for your consideration and look forward to working with
your staff on the development of this project. If you have any questions or concerns
please feel free to contact me at 472-9219.
Sincerely.
Robert c. V\.V\-ger
Robert C. Unger
V.P. / Project Manager
Red Cliff Development
RED CLIFF DEVELOPMENT' 2060 S. EAGLE ROAD, MERIDIAN, IDAHO 83642
(208) 472~9219' REnCLIFFDEV.COM
Exhibil "B"
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
30 April 2007
phones: Area Code 208
OFFICE: Nompa 466.7861
SHOP: Nampa 466-0663
City of Meridian
City Clerk's Office
William G. Berg Jr.
33 East Idaho Avenue
Meridian, ID 83642
RE: PFP 07-012/Bienville Square 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 infom1ation.
All laterals and waste ways must be protected. The District's Finch Lateral courses through this
proposed project. The District's easement for the Finch Lateral at this location is a minimum of
eighty feet (80'), forty feet (40') each side from center. However please contact the DistIict
directly to verify the width of easement necessary to operate, maintain and repair the Finch
Lateral. Also, please send revised plans showing exactly what proposed encroachments will be
within the District's easement and exactly how far.
This easement must be protected and any encroachment without a signed License
Agreement and approved plan, before any construction is started, is unacceptable.
Page 10f2
Exhibit "C"
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
Will Berg Jr.
City of Meridian
FP 07.0 1 2/Bienville Square
30 Apri12007
hge 2 of 2
All municipal surface drainage must be retained on site. If any municipal surface drainage lea''-es
the site, the Nampa. & Meridian Irrigation District must review drainage plans. The deveioper
must comply with Idaho Code 31.3805. It is recommended that irrigati.on water be made
available to all developments within the Nampa & Meridian Irrigation District.
SincerelY,
a-Lt:~
;j";hn P. Anderson
Water Superintendent
Nampa & Meridian Imgation District
JPA/Jbg
C: Board of Direetor~
Seeretary/T reaSl1rer
Asst Water Superintendent
FIle
Exhibit "e
Joint School District No.2
1303 E.Central Drive · Meridian, Idaho 83642 · (208) 855-4500 · Fax (208) 350-5962
SUPERINTENDENT
Dr. Linda Clark
May 9. 2007
;\;"IS--..
City of Meridian
City Clerk's Office
AUn: William G. Berg, Jr.
33 East Idaho Avenue
Meridian, ID 83642
Dear Planners:
The Meridian School District has experienced phenomenal student growth the
last ten years. The high schools, middle schools, and elementary schools
throughout the district are operating over capacity.
Approval of the Bienville Square Subdivision will have a significant impact on
school enrollments at River Vallev Elementary School, Lewis & Clark Middle
School and Meridian High School.
We can predict that these homes, when completed, will house forty-five (45)
elementary aged children, thirty-five (35) middle school aged children, and
twenty-five (25) senior high aged students. Additional students will further
compound the current overcrowded situation. Residents cannot be assured of
attending the neighborhood school, as it may be necessary to bus students to
other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School
District is currently operating beyond capacity. Future development will continue
to have an impact on the district's capacity. If you have any questions, please
contact me at 855-4500.
Sincerely, .
~ ~krt
Wenael Bigham
Building & Construction Manager
I'xhihil "f)"