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HomeMy WebLinkAboutHarks Canyon Creek Subdivision FP-07-017 BEFORE THE MERIDIAN CITY COUNCIL C/C July 3, 2007 IN THE MATTER OF THE ) APPLICATION OF FRANKLIN ) CENTRE, LLC FOR FINAL PLAT) APPROVAL OF 29 TOWNHOUSE ) BUILDING LOTS, 7 COMMERCIAL ) LOTS, AND 8 COMMON LOTS ON ) 6.29 ACRES IN TN-R AND C-C ) ZONES LOCATED WEST OF ) LINDER ROAD ON FRANKLIN ) ROAD IN A PORTION OF TH W Yz ) OFTHENE ~OFTHENE ~ OFT. ) 3N., R.IW., SECTION 14 ) ) CASE NO. FP-07-017 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 July 3,2007, 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: July 3, 2007, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat the Council takes the following action: ITIS HEREBY ORDERED THAT: 1. The Final Plat of "PLAT SHOWING HARKS CANYON CREEK SUBDIVISION LOCATED IN A PORTION OF THE W 11 OF THE NE ~ OF THE NE ~ OF T. 3N., R. 1 W., SECTION 14, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HARKS CANYON CREEK SUBDIVISION / (FP-07-017) Page 1 of 4 IDAHO 2007, HANDWRITTEN DATE: 04/05/07, SHEET 1 OF 3, WAITE LAND SURVEYING, LLC", FRANKLIN CENTRE, 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 Scott Steckline, Development Services Coordinator for the Public Works Department, dated: Hearing Date: July 3, 2007, listing 22 SITE SPECIFIC REQUIREMENTS/FINAL 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 Munger Engineering, Inc, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 5 pages, and by this reference incorporated herein, and the additional requirements of the Council taken at their July 3,2007 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 this proposal for central sewage and central water; that plans must be submitted to and approved by the Idaho Department of Health and Welfare, Division of Environmental Quality for central sewage and central water; that run-offis not to create a 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 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HARKS CANYON CREEK SUBDIVISION / (FP-07-017) Page 2 of 4 preventing groundwater and surface water degradation. Manuals for guidance: 1. State of Idaho Catalog of Stormwater Best Management Practices for Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. 2. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. 2. The final plat upon which there is contained the Certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 1. The Plat dimensions are approved by the City Engineer; and 2. The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAKINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be :filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A 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 9 67-6521. An affected person being a person who has an interest ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HARKS CANYON CREEK SUBDIVISION / (FP-07-017) Page 3 of 4 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 3tfl day of JU ~ ,2007. ..~ .' By. \\\\\tllll/(,.. I \\\,11 ciF MEr:~AX"QR ,\ _I iW~; /" ATTEST: ,y ~" -~-...' .~'7. ,;, }". c} '/:cf\P~ I: i1-- "..- /. 2 ~- <'0 ~ ~Jia-:~~~ rg SEAL = WILLIAM G. BE~G, Jr!., crty ~E 4.. ,r#. f ~ ~~'~r 15\ . .f .2: ~ ~..... .......... ~..." (),-.. __ _ i)" ""...... //II~-r1. \\,\ IIII \\1\ 11111111 nlll\ Copy served upon: V Applicant V Planning Department v Public Works Department ~ City Attorney ti~ By: City Clerk's Office Dated: '+.24...0 1- ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR HARKS CANYON CREEK SUBDIVISION I (FP-07-017) Page 4 of 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Hearing Date: July 3, 2007 Transmittal Date: June 28, 2007 ~g /' '''''-"' .~, \JVl(}ndl::n~ \ \ .), lDAtlO f ~~, ""/" .....~ ' '"'~J'""._....s. ,:;' -,......, ",.," l';) TO: Mayor and City Council FROM: Kristy Vigil, Assistant City Planner '{.JI 208-884-5533 Scott Steckline, Development Services Coordinator 208-898-5500 SUBJECT: Harks Canyon Creek Subdivision . Request for Final Plat Approval of Harks Canyon Creek Subdivision Consisting of 29 Townhouse Building Lots, 7 Commercial Building Lots, and 8 Common lots on 6.29 Acres in TN-R and C-C Zones by Franklin Centre, LLC (File# FP-07-017). . Request for private street approval within the TN-R zone (File # PS-07-006). 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, Franklin Centre, LLC, has applied for [mal plat approval of 29 townhouse building lots, 7 commercial building lots, and 8 common lots on 6.29 acres of land for Harks Canyon Creek Subdivision. The zoning districts for the proposed subdivision are TN-R (Traditional Neighborhood Residential District) and C-C (Community Business District). The gross density of the proposed subdivision is 7.9 dwelling units per acre; the net density is 12.4 dwelling units per acre. Harks Canyon Creek Subdivision is located west of Linder Road on Franklin Road in a portion of the NE ~ ofT. 3N., R. 1 W., Section 14. This property has not been previously platted. The City Council approved the preliminary plat for Harks Canyon Creek Subdivision on April 25, 2006. The submitted final plat substantially complies with the approved preliminary plat. The applicant is proposing to construct two private streets in this development. One of the private streets extends south from S. Cancreek Way and the other extends south from S. Ward Way. The private streets are connected with each other via a private alley. These private street accesses are proposed with a turnaround via alley ways. ACHD has reviewed and approved the proposed private street locations. Staff has reviewed the private street design and is recommending approval of them with the conditions set forth in this report. Staff recommends approval of Harks Canyon Creek Subdivision with the comments and conditions stated in this report. Exhibit "A' FP-07-017 Harks Canyon Creek Subdivision FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved allllexation (AZ-05-056), development agreement (inst. # 106180812), conditional use permit (CUP-05-051) and preliminary plat (pP-05-058) for this subdivision. 2. The Final Plat approval for this subject phase shall expire on 04/25/08, if the City Engineer's signature has not been obtained. 3. Prior to submittal for signature by the City Engineer, the Certificate of Owners and the accompanying acknowledgement shall be signed and notarized. 4. Provide instrument number for Franklin Road Right of Way on the face of the plat. 5. Provide instrument number for the 20-foot sidewalk easement along Franklin Road on the face of the plat. 6. Per the development agreement a certificate of zoning compliance shall be submitted prior to any future development in the TN-R and C-C zones. 7. All dwelling units within the TN-R district shall have a minimum of two lights at the front of the unit. In addition, all dwelling units on alley accessed properties shall have a minimum of two lights along the alley. All lighting shall prevent uplighting and shall be on a photocell that activates the lightening at dusk and turns it off at dawn. Submit plans with each building permit application in the TN-R district showing/stating compliance with these lighting requirements. 8. The eight-foot wide sidewalks with tree grates, located within the TN-R zone, shall be constructed to meet all ADA requirements. The tree grates shall be located street side (near the curb, leaving a clear zone on the opposite side of the street). 9. Per UDC 11-2B-3, the applicant shall install lO-foot wide landscape buffers adjacent to all C-C zoned local streets within the subdivision. Graphically depict a 10-foot wide landscape buffer easement adjacent to the commercial portions of S. Ward Way and S. Cancreek Way on the face of the plat. 10. The private streets (S. Ward Lane and S. Cancreek Lane, both a portion of Lot 5, Block 3) shall be constructed per UDC 11-3F-4. The width of the travel lane shall be at least 24 feet or 26 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. Construct a 5-foot wide sidewalk on each side of the private street, as proposed. 11. The alley lots, Lot 2, Block 1 and Lot 4, Block 2, and the east-west portion of Lot 5, Block 3 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 adjacent public/private street provide a minimum of 28-foot inside and 48-foot outside turning radius. No parking shall be allowed on either side of the public or private 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. 12. Prior to signature of the fmal plat by the City Engineer, the applicant shall provide a copy of a recorded cross access easement to all commercial lots within the subdivision and to the property Exhibit "A' FP-07-017 Harks Canyon Creek Subdivision FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT west of the site (Parcel # S12l4l20630) adjacent to Lot 1, Block 1, via Lot 2, Block 1 and to the property to the east from Lots 21122, Block 3. 13. Unless a development application has been submitted for the southern portion of this development, surety shall be provided for the construction of the multi-use pathway and bridge connecting this phase to the Ten Mile Drain prior to the issuance of the first certificate of occupancy in the subdivision. 14. Revise or add the following note(s) on the face of the plat prepared by Waite Land Surveying, LLC, Inc., stamped on 04/05/07 by Todd R. Waite, prior to signature of the fmal plat by the City Engineer: 4.) Revise to read ". . . Title 11 of the City ef Meridian's Unified DevelepmeRt Cede the City of Meridian's applicable Zonilll! code at the time of submittal." 7.) Revise to read "Lot ~ 20 Block 3 is a . . ." 8.) Include instrument number. 10.) Include instrument number. *.) Add a note: "Lot owners are responsible for maintenance of any irrigation/drainage pipe or ditch crossing their lot unless such responsibility is assumed by an irril!ation/drainage entity." *.) Add a note, "The bottom elevation of house footinl!s shall be set a minimum of 12 inches above the highest known normal ground water elevation." *.) Add a note addressing who is responsible for the maintenance of the landscape buffers adjacent to Franklin Road, S. Cancreek Way, and S. Ward Way. 15. The landscape plan, prepared by Jensen Belts Associates, stamped June 28, 2007 by the City of Meridian shall be revised as follows: a.) Include tree class in the plant palette. b.) Include a detail of the gazebo (i.e. picture) on the plan. c.) Per the approved alternative compliance (ALT-06-004), plant one tree per 35 lineal feet, plus shrubs, lawn or other vegetative ground cover in the buffer between the C-C and TN-R zones. d.) The multi-use pathway adjacent to the Ten Mile Drain shall be a minimum of 10 feet wide, revise plan accordingly. e.) The lots are numbered incorrectly, revise plan accordingly. f.) The trees shown on Lot 6, Block 1 and Lots 5 and 16, Block 2 shall be relocated to within the adjacent 8-foot sidewalk (within tree grates). g.) Depict all tree grate locations on the face of the plan. h.) Depict 10-foot wide landscape buffers and associated landscaping adjacent to all C-C zoned local streets within the subdivision. The buffers shall be designed as set forth in UDC 11-3B-7. The internal landscaping for the individual commerciallotslbuildings and parking areas will be reviewed with each individual CZC and are not approved with this fmal plat Submit three copies of the revised landscape plan to the Planning Department prior to signature of the final plat by the City Engineer. 16. Prior to signature of the [mal 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. Exhibit "A' FP-07-017 Harks Canyon Creek Subdivision FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AN D PUBLIC WORKS DEP AR TMENTS STAFF REPORT 17. 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-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 pennitted under UDC 11-3B-I1. 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 construction. 18. 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. 19. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 20. The applicant shall install all mains necessary to provide service; 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 outside of the public right of way. 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. 21. The applicant shall install sewer service to Franklin Road coordinate main size and routing with the Public Works Department. 22. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a single.point connection is used, the developer shall be responsible for the payment of assessments for the irrigable common areas prior to signature on the final plat by the Meridian City Engineer. GENERAL REQUIREMENTS 1. Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, 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, 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. Exhibit "A' FP-07-0I7 Harks Canyon Creek Subdivision FP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 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 Staff recommends approval of the final plat for Harks Canyon Creek Subdivision (FP-07-017) with the above stated comments and conditions. Exhibit "A' FP -07 -017 Harks Canyon Creek Subdivision FP. doc PAGE 5 Jun 29 2007 2:56PM MUNGER ENGINEERING, INC. 4268319 p.2 /NfUNGER ~ ENGINEERING, INC. June 29, 2007 City of Meridian Planning Department Kristy Vigil 660 E. Watertower Ste. 202 Meridian, Idaho 83642 RE: Harks Canyon Creek Subdivision Dear Kristy; I have received your comments dated June 28, 2007 on the Hacks Canyon Creek Subdivision. FOT ease of review I will address these conunents in the order they are stated. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved annexation (AZ..o5.056), development agreement (inst.# 106180812), conditional use permit (CUP-05-051) and preliminary plat (pP..o5-058) for this subdivision. Noted 2. The Final Plat approval for this subject phase shall expire on 04/25/08, if the City Engineer's signature has not been obtained. Noted 3. PriOf to submittal fOf signature by the City Engineer, the Certificate of Owners and the accompanying acknowledgement shall be signed and notarized. Noted 4. Provide instrument number for Franklin Road Right of Way on the face of the plat. This nmnber shall be provided 5. Provide instrument number for the 20-foot sidewalk easement along Franklin Road on the face of the plat. This number shall be provided 6. Per the development agreement a certificate of zoning compliance shall be submitted prior to any future development in the TN-R and C-C zones. Noted, the developer shall comply Exhibil "B" 4090 WEST STATE STREET, SUITE 29 . BOISE. IDAHO 83703 . PHONE: (208) 426-8314 . FAX: (208) 426-8319 Jun 29 2007 2:56PM MUNGER ENGINEERING, INC. 4268319 p.3 7. All dwelling units within the TN-R district shall have a minimum of two lights at the front of the unit. In addition, all dwelling units on alley accessed properties shall have a minimum of two lights along the alley. All lighting shall prevent uplighting and shall be on a photocell that activates the lightening at dusk and turns it off at dawn. Submit plans with each building permit application in the TN~R district showing/stating compliance with these Lighting requirements. Noted, the developer shall comply 8. The eight-foot wide sidewalks with tree grates, located within the TN-R zone, shall be constructed to meet all ADA requirements. The tree grates shalt be located street side (near the curb. leaving a clear zone on the opposite side of the street). Noted, the developer shall comply 9. Per UDC It-2B-3, the applicant shall instaJIIO-foot wide landscape buffers adjacent to all C. C zoned local streets within the subdivision. GraphicaUy depict a lO-foot wide landscape buffer easement adjacent to the conunercial portions of S. Ward Way and S. Cancreek Way on the face of the plat. Noted, the developer shall comply 10. The private streets (S. Ward Lane and S. Cancreek Lane, both a portion of Lot 5, Block 3) shall be constructed per lTDC 1l-3F4. The width of the travel lane shall be at least 24 feet or 26 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. Construct a 5-foot wide sidewalk OD each side of the private street, as proposed. Noted, the developer shall comply 11. The alley lots, lot 2, Block 1 and Lot 4, Block 2, and the east.west portion of Lot 5, Block 3 shall be constructed per UDC Il.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 adjacent public/private street provide a minimum of 28-foot inside and 48-foot outside turning radius. No parking shall be allowed on either side of the public or private 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. Noted, the developer shan comply 12. Prior to signature of the final plat by the City Engineer, the applicant shall provide a copy of a recorded cross access easement to all commercial lots within the subdivision and to the property west of the site (parcel # S1214120630) adjacent to Lot I, Block 1, via Lot 2, Block 1 and to the property to the cast from Lots 21/22. Block 3. Noted, the developer shall comply 13. Unless a development application has been submitted for the southern portion of this development, surety shall be provided for the construction of the multi-use pathway and Exhibit "B" Jun 29 2007 2:56PM MUNGER ENGINEERING, INC. 4268319 p.4 bridge connecting this phase to the Ten Mile Drain prior to the issuance of the first certificate of occupancy in the subdivision. Noted, the developer shall comPly 14. Revise or add the following Dote(s) on the face of the plat prepared by Waite Land Surveying, LLC, Inc., stamped on 04/05/07 by Todd R. Waite, prior to signature of the final plat by the City Engineer: 4.) Revise to read ". . . Title 11 of the City of MeridilH'l's URi:fied DevelopmeRt GeEle the Citv of Meridian's aoolicable zonine: oode at the time of submittal. ,. 7.) Revise to read "Lot ~ 20 Block 3 is a . . ..' 8.) Include instrument number. 10.) Include instrument number. *.) Add a note: "Lot owners are reSDonsible for maintenance of any irriealion/drainage oipe or ditch crossine their lot unless such responsibility is assumed by an inig;ation/drainae:e entity:' *.) Add a note, "The bottom elevation of house footinRS shall be set a minimum of 12 inches above the hiebcst known norma] e:round water elevation." ..) Add a note addressing who is responsible for the maintenance of the landscape buffers adjacent to Franklin Road, S. Cancreek Way, and S. Ward Way. Noted, the plat notes shall be changed prior to signature by the City Engineer 15. The landscape plan. prepared by Jensen Belts Associates, stamped April 20, 2007 by the City of Meridian shall be revised as follows: a.) Include tree class in the plant palette. b.) Include a demil of the gazebo (Le. picture) on the plan. c.) Per the approved alternative compliance (ALT.06-004), plant one tree per 35 lineal feet, plus shrubs, lawn or other vegetative groWld cover in the buffer between the C- C and TN-R zones. d.) The multi-use pathway adjacent to the Ten Mile Drain shall be a minimwn of 10 feet wide, revise plan accordingly. e.) The lots are numbered incorrectly. revise plan accordingly. f.) The trees shown on Lot 6, Block 1 and Lots S and 16, Block 2 shall be relocated to within the adjacent 8-foot sidewalk (within tree grates). g.) Depict all tree grate location on the face of the plan. h.) Depict to-foot wide landscape buffen: and associated landscaping adjacent to all C-C zoned local streets within the subdivision. The buffers shall be designed as set forth in l7DC 11-3B-7. The intemallandscaping for the individual conunercialloWbuildings 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 sig1'ature of the final plat by the City Engineer. Noted, the landscape plan shall be revised as per requested and copies shall be submitted prior to signature by the City Engineer. )':.,hil>il "Jj" Jun 29 2007 2:56PM MUNGER ENGINEERING, INC. 4268319 p.5 16. Prior to signature of the fmal 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 faT more infonnation. Noted, the developer shall contact the Meridian Posbnaster and a letter will be provided prior to signature by the City Engineer. 17. All areas approved as open space shall be free of wet ponds or other such nuisances. All stonnwater detention facilities incorporated into the approved open space are subject to UDC 11-3B-l1 and shall be fully vegetated with grass and trees. Sand, gravel or other Don- vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-38-11; If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards ofUDe 11-3B-l1, 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. We concur with the exception of the existing water amenity located on Lots 20 and 21 of Block 3. 18. All fencing installed on the site: must be in compliance with L'DC 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 pennits for this subdivision. Noted 19. Staffs failure to cite specific ordinance provisions or conditions from the preliminlD)' plat does not relieve the Applicant of responsibility for compliance. Noted 20. The applicant shall install all mains necessary to provide service; applicant shall coordinate main size and routing with the Public Works Department, and execute standard fonns of easements for any mains that are required to provide service outside of the public right of way. Minimum coverovcr sewer maiDs 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. Noted, the developer shall comply 21. The applicant shall install sewer service to franklin Road coordinate main size and routing with the Public Works Department. Per our phone conversation with Kristy Vigi.l, Meridian Planning Department and Scott Steckline, Public Works Department, dated June 292007, the applicant will work with staff to address all red1ine comments to the construction plans. 22. Tbe City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a single-point cODIlCction is used, the developer shall be responsible for Exhibit "B" Jun 29 2007 2:57PM MUNGER ENGINEERING,INC. 4268319 p.6 the payment of assessments for the inigable conunon areas prior to signature on the final plat by the Meridian City Engineer. Noted. the developer shall comply GENERAL REQUIREMENTS The Developer shall comply with General Requirement 1 -11 as noted. Thank you for your time and consideration on this matter. If you bave any questions please [eel free to contact me or Matt M Munger in our office 426-8314. Sincerely, ~ 1)u61u-~ Cara Duskey Development Services Cc: Larry Van Hess Jane Suggs Exhibit "B"