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HomeMy WebLinkAboutCanterbury Commons Subdivision FP 07-032BEFORE THE MERIDIAN CITY COUNCIL C/C April 1, 2008 IN THE MATTER OF THE APPLICATION OF CANTERBURY COMMONS, LLC, FOR FINAL PLAT APPROVAL OF 54 RESIDENTIAL BUILDING LOTS, 6 COMMON LOTS AND ]LOT TO BE RESUBDIVIDED AND DEVELOPED IN THE FUTURE IN A R-15 ZONE FOR CANTERBURY COMMONS NO. 1, LOCATED SOUTII OF W. PINE AVENUE AND EAST OF N. TEN MILE ROAD, SECTION 11, TOWNSHIP 3 NORTH, RANGE 1 WEST CASE NO. FP-07-032 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 April 1, 2008, and the Council Ending that the Administrative Review is complete from Jenny Veatch, Assistant City Planner for the Planning Department, and Scott Steckline, Development Services Coordinator for tlae Public Works Department, dated: Hearing Date: April 1, 2008, to the Mayor and Council, and the Council hawing 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 CANTERBURY COMMONS SUBDIVISION NO. 1 LOCATED IN SECTION 11, T3N, R1 W, BOISE MERIDIAN, MERIDIAN, ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CANTERBURY COMMONS SUBDIVISION NO.I (FP-07-032) Page 1 of 4 ADA COUNTY, IDAHO 2007, HANDWRITTEN DATE: February 26, 2008, SHEET 1 OF 5, MICHAEL R. ENGEBRITSON", Canterbury Commons, 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 Jenny Veatch, Assistant City Flanner for the Planning and Zoning Department and Scott Steckline, Development Services Coordinator for the Fublic Works Deparhnent, dated: Hearing Date: April 1, 2UU8, listing 23 SITE SPECIFIC REQUIREMENTS/FINAL PLAT azid 17 GENERAL REQUIREMENTS, a true and core-ect copy of wliicli is attached hereto marked Exhibit "A", and consisting of 5 pages, and by this zeference incorporated herein, and the response letter frarn Ryan Carrie of Lochsa Engineering of Idaho, PLLC, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 2 pages, and the Public Utilities Easement Release letter from Lochsa Engineering, a true and correct copy of which is attached hereto marked Exhibit "C" and consisting of 1 page, and by this reference incorporated herein, and the additional requirements of the Council taken at their April 1, 2008 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 anal central water; that run-off i s not to create a ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CANTERBURY COMMONS SUBDIVISION NO.I (FP-07-032) Page 2 of 4 mosquito breeding problem; and it is suggested that the stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality; that engineers at~d 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 (duality, July 1997. 2. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May ?000. 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 TAHINGS ANALYSIS The Applicant is hereby notified that pursuant to Tdaho Code 67-$003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (2$) days after the final decision concezx~ing the matter at issue. A ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR CANTERBURY COMMONS SUBDNISION NO.1 (FP-07-032) Yage 3 of 4 reduest far a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty-eight (28) days after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. s~ By action of the City Council at its regular meeting held on the day of ~ c 1 , 2008. .rr BY~ ~ , ```\``~~~ur rrrrrrrr~,r ``~~ { ~ .,~~~ Tarnrny d erd ~.~ ~'~ ~ '~, Mayor, it of Meridian Attest: = ~~ r~ _ 0 8~~~ - Jaycee olman, City Clerk % 7~ t tg~ ., ~R, .. Copy served upon Applicant, the P1~f~~~vsY`iing Department, Public Works Department, and City Attorney. By' City Clerk's Office Dated: `t" 2-~ _p ~ ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT k'OR CANTERBURY COMMONS SUBDNISION NO.1 (FP-07-032) Yage 4 of 4 CITY OF MERCDIAN PLANNING ANi) PUBLiC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT Meeting Date: April 1, 200$ E IDIAN~ TO: Mayor & City Council PROM: Jeiuiy Vcalch, Assistant City Planner 884-5533 Scott Steckline, Development Services Coordinator 208-898-5500 SUBJECT: Canterbury Commons Subdivision No. 1 • FP-07-032 Request for Final Plat Approval of 54 residential building lots (48 multi- family condominium lots and 6single-family residential townhouse lots) 6 common lots, and 1 lot to be re-subdivided and developed in a future phase on 14.01 acres in an R-15 zoning district (FP-07-032). 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 o£ the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Canterbury Commons, LLC, has applied fur final plat approval of 54 residential building lots in an R-15 zoning district for Canterbury Commons Subdivision No. l . The current zoning designation for the proposed subdivision is R-15 (Medium High-i7ensity Residential). The gross density of the proposed subdivision is 14.3 dwelling units per acre and the net density is 34.08 dwelling units per acre. Canterbury Commons No. 1 Subdivision is located on the south side of W. Pine Avenue and east of N.Ten Mile Road, in Section 11, Township 3 Noxth, Range 1 West. This property has not been previously platted. The Meridian City Council approved the preliminary plat for Canterbury Cazxunons Subdivision No. 1 on October 3, 2006 and the submitted final plat substantially complies with the approved preliminary plat. Staff recommends approval of Canterbury Commons Subdivision No. 1 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all applicable terms of the approved annexation and zoning (AZ-06-013), development agreement (Inst. #106187188), preliminary plat (PP-06-011), conditional use permit (CUP-06-006) alternative compliance (ALT-07-006) and conditional use modification (MCU-07- 005). 2. If the City Engineer's signature is not obtained by 10/03/08, the Final Plat approval for this subject phase shall expire. FP-07-032 Canterbury Commons Subdivision No. 1 r'Y.doc CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF 1zEPORT Provide an easement for a public bus pullout bus stop along Pine Avenue. Coordinate the location of the easement with Valley Ride staff. 4. The applicant shall align, where appropriate, the handicapped parking stalls as to provide an open corridor for fire department gurney access to the multi-family units. S. Provide a copy of a recorded cross-access/ingress-egress and parking maintenance agreement for Lot ~ 53 (private streets). 6. The applicant shall be required to condo the 4-plex buildings, as proposed. The condo of each 4- plex building shall be completed prior to occupancy. 7. A Certificate of Zoning Compliance (CZC) is required prior to issuance of building permits for the multi-family units and the clubhouse building. The multi-family units may be combined in one CZC or submitted separately for approval. Lot 58 of Block 2 shall be a non-buildable lot until it is resubdivided in a future phase. The subject final plat shall be recorded prior to issuance of Certificates of Zoning Compliance. 10. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11.-3A-7. Temporary construction fencing to contain debris shall be installed at the subdivision boundary where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of building permits for this subdivision. 11. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. If a single-point connection to the potable water system 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 C,'ity Rngineer. 12. Prior to signature of the final plat by the City Engineer, all existing structures shall be removed or relocated. 13. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes such as landscape irrigation. 14. Revise or add the following plat notes on the face of the plat prepared by Engebritson Land Surveys, Inc., stamped on 2/26/08 by Michael R. Engebritson: 3.) Revise to include instrument number. 4,) Revise to read, "Lots 1, 12, 13, x&31, and 54 of Block 1 are common lots to be owned and maintained by the Homeowners' Association. or use ash--°, -~~•'-'~~ ~•~~'~~~~~ ^~a Lots 1 and 12 of Block 1 are for use as lacxc]scape buffers. The club house facilities will be located on Lot 54 of Block 1. 6.) Revise to read, "Lots 1, 12, 39, 40, and 41 or a portion of said lots of block 1 are servient to and contain the ACRD storm water drainage system. These lots are encumbered by that certain Master Perpetual Storm Drain Easement recorded on June 1, 2004 as instrut~~cnt No. 104068411, official records of Ada County, and incorporated herein by this reference as set forth in storm water drainage system are dedicated to ACRD pursuant to section 40-2302 Idaho code. The Master Easement is for the operation and FP-07-032 Canterbury Commons Subdivision No. 1 FP.doc CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPQRT maintenance of the storm water drainage system." Depict this note where it applies on the face of the plat. *.) Add a note, "All common lots and landscape buffers to be owned and maintained by Homeowners Association." *.) Add a note, "Lots 1, 12, 13, 31, and 54 of Block 1 shall have a blanket easement for use as drainage, public utilities and irrigation purposes." *.) Add a note, "Common Lot 6 53 (private streets) shall provide for cross-access/ingress- egress for all lots in Block 1 to gain access to W. Pine Avenue." *.) Add a note, "Let 58 of Block 2 shall be non-buildable until it is resubdivided in a future phase." *.) Add a note, "The bottom elevation of building footings shall be set a minimum of 12 inches above the highest known normal ground water elevation." 15. The landscape plan, prepared by Jensen Belts, Associates, and dated 11/8/07 is approved with the following changes: a. Include plant symbol and quantity in the Plant Schedule. b. Include width of street buffers, lineal footage of street frontage, and number of street trees in the Landscape Calculations. c. Depict the required landscape buffer along W. Pine Avenue behind Lots 2-4, Block 1. d. Add 16 additional trees to interior planters serving parking spaces in Block 1 (see redlines). 16. The applicant shall provide a minimum of 5-feet of landscaping along the south property line. At a minimum, the applicant shall also be required to plant 1 tree per every 35-lineal feet on the south side of the buildings adjacent to the south property line. 17. The landscape buffer adjacent to W. Pine Avenue is a suhdivision improvement and shall be installed or surety provided for prior to signature on the final plat by the Meridian City Engineer. Occupancy within the development shall not be granted until the Pine Avenue buffer is installed. 18. Prior to obtaining certificate(s) of occupancy for the first building, the required landscaping (common lots and parking areas), irrigation systems, perimeter fencing and all other development improvements and amenities shall be installed. Prior to signature of the final plat by the City Engineer, a letter of credit or cash surety in the amount of 110% will be required for all fencing, landscaping, pressurized irrigation, amenities, sewer, water, etc. 19. The internal landscaping and parking areas for the individual lots/buildings are not approved with this final plat, they will be reviewed with each individual CZC. Submit three full-size copies of the revised landscape plan to the Planning Depar-tnaent p~°ior to signature of the final plat by the City Engineer. 20. All areas approved as open space shall be free of wet ponds or other such nuisances. All storrrrwater 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 11-38- 11. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stormwater detention facility cannot be incotporated into the approved FP-07-032 Canterbury Commons Subdivision No. 1 FP.doc C1TY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian artd all other regulatory requirements at the time of final construction. 21. 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 o£ mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more iziformation. 22. Maintenance of all common areas shall be the responsibility of the Canterbury Commons Subdivision No. 1 Homeowners' Association. 23. Staff s failure to cite specific ordinance provisions or conditions of the preliminary plat does xiot relieve the Applicant of responsibility for compliance. STANDARD CONDITIONS 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 installed and activated, sewer system shall have passed air-testing and video inspection, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 3. A letter of credit or 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 heal plat. 4. All development improvements, including but not limited to water, sewer, fencing, zxiicro-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 dcvclopmcnt plan rcvicw, and construction inspection fees, as deternuned during the plan review process, prior to signature on the final plat. 7. Compaction test results must be submitted to the Meridian Building Departixient for all building pads receiving engineered backfill, where footing would sit atop fill material. Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. FP-07-032 Canterbury Commons Subdivision No. 1 FP.doc CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Applicant shall be responsible for application and compliance with and NFDES Permitting that maybe required by the Environmental Fratection Agency. 10. All developnlellt features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 12. Prior to atly excavation or improvements within this development that applicant shall submit a Flood Plain Development Fermit and comply with all conditions of the same. 13. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-d and 9-4-5 contact the City of Meridian Enginccring Dcpartrnent at (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. 14. Any existing septic systems within this project shall be removed fi-om service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandomnent procedures and inspections (208)375-5211. 1 S. 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 applicant's design engineer shall be responsible for inspection of all irrigation andlor drainage facility within this project that do not fall under the jurisdiction of an irrigation district or the 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 stnlchlres 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. STAFF RECOMMENDATION Staff recommends approval of the final plat for Cantcrbrxry Commons No. 1 Subdivision (FP-07- 032) with the above stated conditions. FP-07-032 Canterbury Commons Subdivision No. 1 N'Y.doc Page 1 of .JonnilFstr Veatch ....."..".............._., ..,...", ~."." ..,........w.... From: Ryan l.arg~ (Rl,areeta~lodisaidaho.camj Se1r~ Fridiry, Mardt ?$, 20(18 T;fi7 AM To: .lennlfer Veetdt; Tara Green; MaG-elle gill Sulk;: RE: Canterbury Comrrwne Sulbdivieipr) 5lall Report lot 4'l-~ trC mtg Attaciam~t+e: 07061 LISPS Appr+ovail.pdf fenny, We have reviewed the conditfa~ for the April 1, ?008 meeting for Canterbury Cammans. We agree to the o~raditians listed with these exceptiotas: Site Specific Canditian ~5 - i.at 6 should be changed ro fat 5~. ~l2 -The cantrartar was planning ~ demalish all buildings except th~* western mast pause. This haute would be used as s eoa~astruction office. "!he western m~ct hour sits cats prapcased lot 11 of black 1. All. proposed roadways ran be constructed withoaat demolishing this pause. This hr~u~ w"i116e demolished ante the ccrostruction of ail roadways and other buildings has b~.wn cxampletect. After darr-alishing this pause, the building fc-r feat 11 and baskc~tbsii err will be constructed. #~14-fr-~c -Note will read, •,Commtrn [.cat 53 ~prrvate streeta,~)..." alb - T7~ buffer on the south property line acrurrs between the fence and the rear feat line. A patio often extends to that point. Early mnstructian of the buffh r wautd reeult in it being destraycd as each unit is later acmatrucf~ed. It is only practical to ranstzuet. the buffer akxlg with ea~a unit, and will bN dent scant that tltaae, ~I8 - We agrne, with the excepti'ran of the south 5' land ,cape buffer fear which we will, if necessary, provide the txxad. See Item l6. $2~1- A campy of tta~ 1'~tm~-s~r approval lass bc~n attached tv this ernaii Standard Canditians if1 -There are na plane ha ~~caver the Ten Mile Stub Drain or the l;ig~it Mile lateral. "1"he C..reasan i.,aterai mentioned in this eanditian does net harder the subjer.-t prcaperly, plead contact me if you have say gttestian.~. Thank yota. RYAN l.A"RSFN,1~.I.T. L(7Cli'SA hNGIIVEL~RtNG OF it7AN(7, .Pt..I~C 419,1?008 Page 2 o.f ,.~. ~z~~y 34z-3or~ rlal s~mC~Ylnchsaaahv:c~rn NQTP: NI in4prtnilipt t~Pgt1l111eG in d1FS Brtmft 9f W /o- at4~prnea}s ix eOaMldortital. Thin realptant: of (fiui IntOrtrfaiton xhaGi nat aopy, r.sm. or.tnod ity thla lr~rorma~tion wltttvnt the prigr wrtttpn atttt9orastlon afi I.bchul EngMdanrtg. 6mall ~Iqn eanrtot he puaramoae to 6~ raea,re sr error-frme, and Loansa ~nf~0ttn~ attpepts r1a Yapitlty hx ellt+ d caused Gy er-y natuia ae Wrua tebi'nunitY'ad try tittsf.eman.. .................... ... . • en er Veatxh ~nci .orr~] ~:•T~P1tJf:rdd ('~dfCh .~(r18tIt4:~VeatCll]I~f~ier~...... ,~' .~ . ,.~~... ~... Yr 'lr 20Q$ 2.34 F'(+`1 To: Tara green; Nlachel~ Hill; J~ayoee i~olrrtan; Ted Balyd; 9EII Peary; P+11cheHe Al6erraon Cc: Ryan tarsert; C. G~Ieb Hppd; Aaron Hartk~eld S~b~t: GantertaUry Comnnons 5ubdTvislon'StaTf Report For 4-1-t~8 CC mtg 1'.lta~ .find attached the Stt~lf Report l'or the proposed !: final Plat far C'ai.5tetlt-rg~ ~'r~iiitnor}s Sub~diw~isitan 1FP-©7-~p3~~. These itcros ~e sc:heduled.,to he+~n:thc City ~aun~i) agenda c~iz April 1.2t1g8. 1'he public tneeti~,will l~ held at City Hall, 33 F,.. Idaho Avenue, beginning at 7:0~ pm. Please call r;r a-mail. with. ttny questit.~ns. P.yan -.Piea.~ submit any written sesponse }°t~u may havt: t~ the recornmendatiuns in the:rcport io the City Clerk (erwt~a~;rneridi ,eity...p~ ~ hill,rt°frdia~ci .~ ) ~d myselC(c-mail n.r I'ax - 8$$-b135~4') ax soon as pt~ssi6le. 'T'hank you. ~Y'eat~rh .~.5818tg1:11 (,lt~' 1~}i1113t.f3' h~Irriclintt Ylannuy.~ i)r~urtxitcni tiGU F_ k~''ercatrrwcs I~xlc, ~ustc ~1~ A9r:ricilan, I37 13.34;4? 2Cld3.t3&4.55~3 :,~.1~~1~~~l.41}}.~ (}SECS 4l~f~f>(D~ Mr. $sx-tt ~tsckline City' ~i:d1;<cridtaa Pnbltlc VYtrrkR Merfdia~, I[7~ 13~d2 L~C?Gii~.~ ~~IGiiV~~R~I'~IG R~~..~.Y MA'Ii~NT~~~, P„F. iyEE HA.1ti~FSC7~T; ~.i=. Sub,~ect~ . Cant~b*~ry +Commons Public T;Trilifi~ Eeseracnt ~F~val her. ~teckline: '1"he fiollawirag is a daacyipdc-r- of rl~c preriaosed public utility eaarxrient assciciatsd wktia .the Carttet6ury ~rnazons praject loce~tad is !Cfleridiaii, Idaho. l=oilowi~ag our discuss:~n, ~e a~pZOVSI of ~ final .plat rexluires ~ the es~scmcnts are app~raued liy the pr~v~#~ utility prawid~„ The ea~ments which you detrrrttir~d to be l.e~s than standard include the side y~~ of brxilciings 55 and 57 of Pbasc 1, tip aids yards oi' buildings 4l arid. 3q~ ttte ~±a-at yard df iattildixigs '4 tsxmugh 26 and i~Ce rear, yaards of builclir~s 1 ~ thaott~h ~. Flca~e acs file attached Joinx Tr~r,~ flan pravlded :by id®hq'P+dwenr. I#' thcrc are any further coenme~atr ar. qucsticanisT pleaac earmsct our olive at your e~rlidst. convatii ldalio para~er.Ra rmaetitaxiv~ ~_ lnteiznpuatain C}as It eas Qa6~ ~t ~~ 'vs ~ l isc 'va ~ative ~iiMe~B~~a LEA GIT~EIG of l~itlan 'e, P.I;. asen Ctvi.l P.ngincer r ,.f Date ~'.~"~~:.q~ .~ ~c~.~4~~ ~a~ bra. ~.G~. ~atc 3`l~ _ ~ ~ ~ ~ ~ ~~ Date ,~ °8 i]aa~ ~,-J~--o i~~ ~~ a~t±t~iitttri~ ~P mAHo ~Dt tY. !~mp&a aravm lid. Su~x l Q~, Ba3;ts; 1Q, s3TD4 ~ t'l:~nc (ZUB) ~4~-~16& ~ l~6oc ~~08j~ 3A~3o79