HomeMy WebLinkAboutStaff Report CCSTAFF REPORT
MEETING DATE: June 24, 2014E IDIAN---
TO: Mayor and City Council IDAHO
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-024 — Bienville Square No. 3
I. APPLICATION SUMMARY
The applicant, Centre Point Square, LLC, has applied for a final plat (FP) consisting of forty (40)
residential building lots and four (4) common/other lots on 5.27 acres of land in the R-15 zoning
district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of Bienville Square Subdivision No. 3 subject to the conditions noted in
Sections VI and VII below. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -14-024 as presented in the staff report for the hearing date of June
24, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-024, as presented during the hearing on June 24, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-024 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located west of N. Eagle Road and South of E. Ustick Road, in the NE 1/4
of Section 5, T.3N., R.IE. (Parcel Number: R0945590010)
B. Applicant/Owner:
Centre Point Square, LLC
8921 W. Hackamore Drive
Boise, ID 83709
C. Representative(s):
Bob Unger, ULC Management, LLC
6104 N. Gary Lane
Bienville Square No. 3 FP -14-024 PAGE 1
Boise, ID 83714
V. STAFF ANALYSIS
The proposed final plat depicts forty (40) residential building lots and four/other (4) common lots on
5.27 acres of land in the R-15 zoning district.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP -13-042). Because the number of building lots shown on the final plat is the same as the
approved preliminary plat and the amount of qualified open space number is consistent with the
approved landscape plan, staff deems the final plat to be in substantial compliance as required by
UDC 11-6B-3 C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat (PP -13-042) and development
agreement (DA #114041278) for this site.
2. The applicant has until April 15, 2016, to obtain City Engineer's signature on the final plat or
apply for a time extension in accord with UDC 11-613-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Prior to signature on the final plat, the developer shall post no parking signs on one side of the
private streets (E. Picard Lane, E. Bourbon Lane, N. Cajun Lane).
5. Prior to signature on the final plat, the developer shall install two (2) Meridian Fire Department
approved traffic calming devices (Speed Cushions) on E. Picard Lane and one (1) Meridian Fire
Department approved traffic calming device (Speed Cushion) on E. Bourbon Lane as a part of the
Bienville Square No. 3 construction.
6. Prior to signature on the final plat, the developer shall make repairs to the existing pathway
located on Lot 22, Block 1, Bienville Square Subdivision where adjacent to the proposed
development.
7. The final plat prepared by Westbound Surveying Services, stamped on May 19, 2014 by Michael
E. Marks, shall be revised as follows:
a. Note #7: Insert instrument #114041278.
b. Note #15: Add "in accord with shared maintenance and use agreement recorded as instrument
#114036562."
c. Insert the Alleman Lateral User's Association easement instrument number on the face of the
plat.
d. Graphically depict a 20 -foot common driveway within a common lot across Lots 64, 65, and
Lots 67-70, Block 1 in accord with UDC 11 -6C -3D. Include note on the final plat that
addresses access across the lots and the responsible party for maintenance of the common
driveways.
8. The landscape plan prepared by The Land Group, dated 12/18/13, shall be revised as follows:
a. Provide a detail of the gazebo area prior to signature on the final plat.
b. All fencing shall be designed in accord with UDC 11-3A-7.
c. All existing landscaping not being removed within the boundaries of the project must remain
protected during construction on the site in accord with UDC 11-3B-10.
Bienville Square No. 3 FP -14-024 PAGE 2
d. A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should
apply as listed in UDC 11-3B-14.
9. All single family homes (detached and attached) within the proposed development shall obtain
certificate of the zoning compliance and administrative design review approval prior to
submitting an application for building permit.
10. Because permanent fencing does not exist at the subdivision boundary, temporary construction
fencing to contain debris shall be installed around this phase prior to release of building permits
for this subdivision.
11. Staff's failure to cite specific ordinances, conditions from the preliminary plat or the recorded
development agreements does not relieve the applicant of responsibility for compliance.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior
to final plat signature. This surety will be verified by a line item cost estimate provided by the
owner to the City. The applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Please contact Land Development Service for more information at 887-
2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, and
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-5C-1.
Bienville Square No. 3 FP -14-024 PAGE 3
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1 -foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACRD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
17. At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
18. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description, which must include the
area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
Bienville Square No. 3 FP -14-024 PAGE 4
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP -13-042)
C. Proposed Final Plat (stamped/dated: 05/19/14)
D. Proposed Landscape Plan (dated: 12/18/13)
Bienville Square No. 3 FP -14-024 PAGE 5
Exhibit A — Vicinity Map
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Vicinity Map
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Print Date: 5'29'2014
Bienville Square No. 3 FP -14-024 PAGE 6
Exhibit B — Approved Preliminary Plat
PRIEUMNARY PLAT SHOWNG
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A RESUBDIASION OF LOT 31, BLOCK 2, BIENVILLE SQUARE SUBWSION NO. 2
LOCATED IN W NE 1/4 OF SECTION S. T. 3N., R IE., SM.,
MERUAN, ADA COUNTY, IDAHO
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Bienville Square No. 3 FP -14-024 PAGE 7
Exhibit C — Proposed Final Plat (dated: 05/19/14)
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A REPLAT OF LOT 31, BLOCK 1, BIOiNLLE SOUAK SUIIVISION NO.2
LOCATED IN AHE NE 1/4 Of SECTION 'S, T. 3N., R.1E.. B.M.,
CITY OF MERIDIAN. ADA COUNTY. IDAHO
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Exhibit D: Landscape Plan (dated: 12/18/13)
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Bienville Square No. 3 FP -14-024 PAGE 9
STAFF REPORT
MEETING DATE: June 24, 2014 E IDIAN
TO: Mayor and City Council
IDAHO
FROM: Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: FP -14-024 — Bienville Square No. 3
I. APPLICATION SUMMARY
The applicant, Centre Point Square, LLC, has applied for a final plat (FP) consisting of forty (40)
residential building lots and four (4) common/other lots on 5.27 acres of land in the R-15 zoning
district.
II. STAFF RECOMMENDATION/DECISION
Staff recommends approval of Bienville Square Subdivision No. 3 subject to the conditions noted in
Sections VI and VII below. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the City Council.
III. PROPOSED MOTION
Approval
I move to approve File Number FP -14-024 as presented in the staff report for the hearing date of June
24, 2014, with the following modifications: (Add any proposed modifications.)
Denial
I move to deny File Number FP -14-024, as presented during the hearing on June 24, 2014, for the
following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Number FP -14-024 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located west of N. Eagle Road and South of E. Ustick Road, in the NE '/4
of Section 5, T.3N., R.IE. (Parcel Number: R0945590010)
B. Applicant/Owner:
Centre Point Square, LLC
8921 W. Hackamore Drive
Boise, ID 83709
C. Representative(s):
Bob Unger, ULC Management, LLC
6104 N. Gary Lane
Bienville Square No. 3 FP -14-024 PAGE 1
Boise, ID 83714
V. STAFF ANALYSIS
The proposed final plat depicts forty (40) residential building lots and four/other (4) common lots on
5.27 acres of land in the R-15 zoning district.
Staff has reviewed the proposed final plat for substantial compliance with the approved preliminary
plat (PP -13-042). Because the number of building lots shown on the final plat is the same as the
approved preliminary plat and the amount of qualified open space number is consistent with the
approved landscape plan, staff deems the final plat to be in substantial compliance as required by
UDC 11 -6B -3C.2.
VI. SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the approved preliminary plat (PP -13-042) and development
agreement (DA #114041278) for this site.
2. The applicant has until April 15, 2016, to obtain City Engineer's signature on the final plat or
apply for a time extension in accord with UDC 11-613-7.
3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
4. Prior to signature on the final plat, the developer shall post no parking signs on one side of the
private streets (E. Picard Lane, E. Bourbon Lane, N. Cajun Lane).
5. Prior to signature on the final plat, the developer shall install two (2) Meridian Fire Department
approved traffic calming devices (Speed Cushions) on E. Picard Lane and one (1) Meridian Fire
Department approved traffic calming device (Speed Cushion) on E. Bourbon Lane as a part of the
Bienville Square No. 3 construction.
6. Prior to signature on the final plat, the developer shall make repairs to the existing pathway
located on Lot 22, Block 1, Bienville Square Subdivision where adjacent to the proposed
development.
7. The final plat prepared by Westbound Surveying Services, stamped on May 19, 2014 by Michael
E. Marks, shall be revised as follows:
a. Note #7: Insert instrument #114041278.
b. Note #15: Add "in accord with shared maintenance and use agreement recorded as instrument
#114036562."
c. Insert the Alleman Lateral User's Association easement instrument number on the face of the
plat.
d. Graphically depict a 20 -foot common driveway within a common lot across Lots 64, 65, and
Lots 67-70, Block 1 in accord with UDC 11 -6C -3D. Include note on the final plat that
addresses access across the lots and the responsible party for maintenance of the common
driveways.
8. The landscape plan prepared by The Land Group, dated 12/18/13, shall be revised as follows:
a. Provide a detail of the gazebo area prior to signature on the final plat.
b. All fencing shall be designed in accord with UDC 11-3A-7.
c. All existing landscaping not being removed within the boundaries of the project must remain
protected during construction on the site in accord with UDC 11-3B-10.
Bienville Square No. 3 FP -14-024 PAGE 2
d. A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should
apply as listed in UDC 11-3B-14.
9. All single family homes (detached and attached) within the proposed development shall obtain
certificate of the zoning compliance and administrative design review approval prior to
submitting an application for building permit.
10. Because permanent fencing does not exist at the subdivision boundary, temporary construction
fencing to contain debris shall be installed around this phase prior to release of building permits
for this subdivision.
11. Staff's failure to cite specific ordinances, conditions from the preliminary plat or the recorded
development agreements does not relieve the applicant of responsibility for compliance.
VII. GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District (ACRD) and the Final Plat for this subdivision shall be recorded, prior to applying for
building permits.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11 -3B -14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water infrastructure prior
to final plat signature. This surety will be verified by a line item cost estimate provided by the
owner to the City. The applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Please contact Land Development Service for more information at 887-
2211.
7. The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
8. All development improvements, including but not limited to sewer, water, fencing, and
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy, or as otherwise allowed by UDC 11-5C-1.
Bienville Square No. 3 FP -14-024 PAGE 3
9. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
10. It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-12-3H.
14. Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
15. The engineer shall be required to certify that the street centerline elevations are set a minimum of
3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1 -foot above.
16. The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
17. At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
18. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC. Contact the City of
Meridian Transportation and Utility Coordinator at 898-5500 for information on the locations of
existing street lighting.
19. The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20 -feet wide for a
single utility, or 30 -feet wide for two. The easements shall not be dedicated via the plat, but
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description, which must include the
area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
Bienville Square No. 3 FP -14-024 PAGE 4
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
development plan approval.
VIII. EXHIBITS
A. Vicinity Map
B. Approved Preliminary Plat (PP -13-042)
C. Proposed Final Plat (stamped/dated: 05/19/14)
D. Proposed Landscape Plan (dated: 12/18/13)
Bienville Square No. 3 FP -14-024 PAGE 5
Exhibit A — Vicinity Map
Vicinity Map °� Jml*s ()
Bienville Square No. 3 FP -14-024 PAGE 6
Exhibit B — Approved. Preliminary Plat
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PRELIMINARY PLAT SHOWING
CENTRE POINT SQUARE SUBDIVISION
A RESUBDIVISION OF LOT 31, BLOCK 2, BIENVLLE SOUARE SUBDIVISION NO. 2
LOCATED IN RIE NE 1/4 OF SECTION 5. T. 3N., R.IE., B.M.,
MERUAN, ADA COUNTY. IDAHO
2013
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DENIER POINT SOUAMK, LLC
VRQMNARY PLAT
Bienville Square No. 3 FP -14-024 PAGE 7
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VRQMNARY PLAT
Bienville Square No. 3 FP -14-024 PAGE 7
Exhibit C - Proposed Final Plat (dated: 05/19/14)
PLAT SHOVING
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A REPLAT OF LOT 31, BLOCK 1, MMt.Lt SQUARE SUBDIVISION NO.2
•- LOCATED IN L£ NE 1/4 OF SECTION S. T. 3N.. R.M. B.M.,
S, 14
}�.�iJ—, �V CITY OF MERIDIAN. ADA COUNTY. EIAMO
32 /� J—.
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9[AL POIN7
OF 9[au9ua � � " � BIENVYL[ SQUARE SUBOYVISIdJ
" N. CAJUN LANE (PRIVATE) �
I 3
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N 72 7 74 75 H 77 J• N N 92 N 1�
1
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UNPLATTED N N
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v N N h N N N fl 92 IN ZOI3"G
N N N N 97 N N ■
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BENVILLE SQUARE SUBDIVISION
SEE SHEET 2 OF 3 FOR NOTES AND CURVE DATA
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SH91ET 1 OF 3
Bienville Square No. 3 FP -14-024 PAGE 8
Exhibit D:
Plan (dated:
Project Calculatbn.:
IMims,SM 111111
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YPrrrn
4
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Bienville Square No. 3 FP -14-024 PAGE 9