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Tustin Subdivision FP-13-043BEFORE THE MERIDIAN CITY COUNCIL IN THE MATTER OF THE REQUEST FOR FINAL PLAT CONSISTING OF 44 SINGLE- FAMILY RESIDENTIAL BUILDING LOTS AND 10 COMMON AREA LOTS ON 15.26 ACRES OF LAND IN AN R-4 ZONING DISTRICT FOR TUSTIN SUBDIVISION N0.2 BY: CONGER MANAGEMENT APPLICANT HEARING DATE: DECEMBER 17, 2013 CASE NO. FP-13-043 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council on December 17, 2013 for final plat approval pursuant to Unified Development Code (UDC) 11-6B-3 and the Council finding that the Administrative Review is complete by the Planning Department and Public Works Department, 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: The Final Plat of "PLAT SHOWING TUSTIN SUBDIVISION N0.2, LOCATED IN A PORTION OF LOT 13, BLOCK 2 OF LARKWOOD SUBDIVISION AND BEING LOCATED IN THE SE'/4 OF SECTION 30, T4N, R1E, BM, CITY OF MERIDIAN, ADA COUNTY, IDAHO, 2014, HANDWRITTEN DATE: 11/18/13, CLINTON W. HANSEN, PLS, SHEET 1 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TUSTIN SUBDNISION (FP-13-043) Page 1 of 3 OF 3," is conditionally approved subject to those conditions of Staff as set forth in the staff report to the Mayor and City Council from the Planning division and the Development Services division of the Community Development Department dated December 17, 2013, a true and correct copy of which is attached hereto marked "Exhibit A" and by this reference incorporated herein, and the response letter from Kent Brown, a true and correct copy of which is attached hereto marked "Exhibit B" and by this reference incorporated herein. 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: 2.1 The plat dimensions are approved by the City Engineer; and 2.2 The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash surety 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 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. ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TUSTIN SUBDIVISION (FP-13-043) Page 2 of 3 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 pursuant to Idaho Coded 67-52. ~~, By action of the City Council at its regular meeting held on the day of 2014. Tammy d erd r,,~~~ ~a.. , ,.;, Mayor, i of Meridian Attest: ~~ t; i _ _,-_ ycee o a City Clerk , i ,: ~~~Fy~ Copy served upon the Applicant, Planning Department, Public Works Department, and City Attorney. 1 - gy. _ , '' ' T . ~ _.. _,- Dated: ~ - ~ ~ I L~ i ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR TUSTIN SUBDIVISION (FP-13-043) Page 3 of 3 EXHIBIT A STAFF REPORT MEETING DATE: December 17, 2013 ~ ~~T~+ ,~~ TO: Mayor and City Council ~ ~ A N ~ FROM: Sonya Wafters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-13-043 -Tustin Subdivision No. 2 I. APPLICATION SUMMARY The applicant, Conger Management, has applied for final plat (FP) approval of 44 single-family residential building lots and 10 common area lots on 15.26 acres of land in the R-4 zoning district for the second phase of Tustin Subdivision. II. STAFF RECOMMENDATION Staff recommends approval of the Tustin Subdivision No. 2 final plat 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-13-044 as presented in the staff report for the hearing date of December 17, 2013, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-13-044, as presented during the hearing on December 17, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-13-044 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 on the north side of E. McMillan Road, approximately 1/8 mile west of N. Locust Grove Road, in the SE'/4 of Section 30, T. 4N., R. lE. B. Applicant: Conger Management 1627 S. Orchard Street Boise, Idaho 83705 C. Owner: Corey Barton 1977 E. Overland Road Meridian, Idaho 83642 Tustin Sub2 FP-13-044 EXHIBIT A D. Representative: Same as applicant V. STAFF ANALYSIS The proposed final plat depicts 44 single-family residential building lots and 10 common other lots on 15.26 acres of land in an R-4 zoning district. The gross density of the proposed plat is 2.88 dwelling units (d.u.) per acre. The applicant is proposing 1.76 acres of common area consisting of street buffers and open space. Staff has reviewed the proposed final plat for substantial compliance with the proposed preliminary plat (PP-13-027). Because the number of buildable lots and common open space is the same, staff deems the final plat to be in substantial compliance with the preliminary plat as required by UDC11- 6B-3 C.2. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved annexation (AZ-OS-002) and preliminary plat (PP- 13-027) applications approved for this site. 2. The applicant shall obtain the City Engineer's signature on the final plat within two years of Council approval of the preliminary plat (by November 26, 2015), in accord with UDC 11-6B-7. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by Land Solutions, stamped on November 18, 2013 by Clinton W. Hansen, shall be revised as follows: a. Include the recorded instrument number in Note # 14. 5. The landscape plan prepared by Breckon Land Design Inc. dated December 6, 2013, is approved as submitted. 6. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If 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. 7. Staff s failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. VII. GENERAL REQUIREMENTS 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. Tustin Sub2 FP-13-044 EXHIBIT A 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, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 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 Tustin Sub2 FP-13-044 EXHIBIT A 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. 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 (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, asingle-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 signature on the final plat by the City Engineer. V. EXHIIBITS A. Vicinity Map B. Preliminary Plat (dated: 8/30/13) C. Proposed Final Plat (dated: 11/18/13) D. Proposed Landscape Plan (dated: 12/6/13) Tustin Sub2 FP-13-044 EXHIBIT A Exhibit A -Vicinity Map Tustin Sub? FP-13-044 EXHIBIT A Exhibit B -Preliminary Plat (dated: 8/30/13) TITSTIN T. W. 0. ,4'tIADIVISIO?1' T,.;::c ,[.4.1r.., ... _....,Tr t.*. .. T f ' ,+:us ~. * w+' . ~...y, a *.. .. r .. AL. n ' ~~1.. „+. S-t L.r r•Y• ^ `~~ :'fy R' RtL~ ~~ ~ ~. d 1 ~ ~ ~ ~, 1 ^ `` j W a { 1; ~ ~_ r i .~~ r ' ~ ~ r,. .T .r. ~...,.a,-. .. ~ l' -..- .... r. l f r T . , iA ~ _ rr ~~~ Z,~ar a e.essr_ wkvr. ~ _ r ' . •~i y I . ~R: ~' M r~ -r-' ~'y-~-. r 1 - , ,..: r .. MA i i- - _ ~_._ _ ~ -- - •- ~ ~ Gi~: Y~ yw~.. Y'... 1 :r " .#r ~ CO •r1.. ~r ! Y..M I.K.. ;#~~": a1. ~~~. ~ ~. 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VRJ~i1U11'Y1~W Wt L1RNN-IOAil14~fN{V ~ A?{061~1Ff2YVILMYJ W GCI*fRM+M1W~IRF W! R, • bl •Yf~1~1/6•11111~7t1 ~YtAM'SMY{!01{LR~ayf~klr0~{Mlgi ~l~s/f~MpK11~ M'w11RV dSi1LLT. a*R xNRIN faMWYO~oV+~lM.P191k111~1RTW1.T'!/aYUinb AVi~6M flvna.YNRrc. ~irsdR~Li X+G)d~q[%[fAMOfKw~+1~u~4 caMIbN1~MS~9NLLtlo~mN~D~ ~ xwnfv~nrw{usm awuurohna afororr~o~sroopon {WftM~NLCOV~wNM1 WLMMMIIR/bf7f6ANPN{b+ 'awrrot~pfy~y~~p~uf~Aror,~~~*j~~+~jMpA,TCwµy v~m tMe W fsMRRAw1~fR/bN~1a~wWA1MIM.t~ a ~iiior sm~awva~+sr.rsfaaw~ar~~~a:Aroat+~vaaor wirq~i~gTO~p~i fu°fa+ u~i[s~~Niim~'~'a~AS°~wae..MUAf few ~+"'ta~v OnsMMn. HA~y f~A"m cyYMl~Wa~~MA~IP~bAW 1~1N{ 91BtTl~pk6YIPIrT~01N~1Up,/Cy1f~K~R(glyV~6tN9t,/1[O~IAi NS}plfflrNO. 1UN~/Oldi@AS 910~W NND.~j~6 lAiiflYR~Atl~fmiWf W! {a.tm',sndu {!%Aw awfwoc LAwum{ ofa:oftfrnvwc'rfoAa~+nrn ~fwYCU~MwI CNMxf wmuARAVOaRwcN rfli/dnoooRa4CNr4A! ~~0~ (ifld StRVG'1d119 AflQ COIlfiJlBflf) JN l fM1r 7~lR.A f1~Ml W B)EI;j Nww~~~ Tustin Sub2 FP-13-044 TUSTiN SUBDMSION N0.2 A PARClL 8lING A RtVISKNJ OP A PORTION OP lAT 13, BLOCK 2 OP LARK W WOD SUBONKION AND BANG LOGITBD W TH8 SE YsW SfiClION 30. T{N. Rl4 BLN, CLfY OP At®RKNAW, ADA COUNfY, DAIiO. { I01• EXHIBIT A Exhibit D - Proposed Landscape Plan (dated: 12/6/13) ~• __ ~ u~ 4/ ~ ,, o~''~' s,..~ ~ <v.:v: ~~;~ ~ \r . ~~ X~ ~~. ~ ~, .~, ~~ ~~ ~~ ~ - - .. W ~., .. Tustin Sub2 FP-13-044 8 EXHIBIT A -rasa .. "~" s ~u Tustin Sub2 FP-13-044 o- EXHIBIT A STAFF REPORT MEETING DATE: December 17, 2013 T T~T A ~ T~ TO: Mayor and City Council ~1 (~ qKH a FROM: Sonya Wafters, Associate City Planner 208-884-5533 Bruce Freckleton, Development Services Manager 208-887-2211 SUBJECT: FP-13-043 -Tustin Subdivision No. 2 I. APPLICATION SUMMARY The applicant, Conger Management, has applied for final plat (FP) approval of 44 single-family residential building lots and 10 common area lots on 15.26 acres of land in the R-4 zoning district for the second phase of Tustin Subdivision. II. STAFF RECOMMENDATION Staff recommends approval of the Tustin Subdivision No. 2 final plat 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-13-044 as presented in the staff report for the hearing date of December 17, 2013, with the following modifications: (Add any proposed modifications.) Denial I move to deny File Number FP-13-044, as presented during the hearing on December 17, 2013, for the following reasons: (You should state specific reasons for denial.) Continuance I move to continue File Number FP-13-044 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 on the north side of E. McMillan Road, approximately 1/8 mile west of N. Locust Grove Road, in the SE'/4 of Section 30, T. 4N., R. lE. B. Applicant: Conger Management 1627 S. Orchard Street Boise, Idaho 83705 C. Owner: Corey Barton 1977 E. Overland Road Meridian, Idaho 83642 Tustin Sub2 FP-13-044 EXHIBIT A D. Representative: Same as applicant V. STAFF ANALYSIS The proposed final plat depicts 44 single-family residential building lots and 10 common/other lots on 15.26 acres of land in an R-4 zoning district. The gross density of the proposed plat is 2.88 dwelling units (d.u.) per acre. The applicant is proposing 1.76 acres of common area consisting of street buffers and open space. Staff has reviewed the proposed final plat for substantial compliance with the proposed preliminary plat (PP-13-027). Because the number of buildable lots and common open space is the same, staff deems the final plat to be in substantial compliance with the preliminary plat as required by UDC11- 6B-3 C.2. VI. SITE SPECIFIC CONDITIONS 1. Applicant shall meet all terms of the approved annexation (AZ-OS-002) and preliminary plat (PP- 13-027) applications approved for this site. 2. The applicant shall obtain the City Engineer's signature on the final plat within two years of Council approval of the preliminary plat (by November 26, 2015), in accord with UDC 11-6B-7. 3. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. The final plat prepared by Land Solutions, stamped on November 18, 2013 by Clinton W. Hansen, shall be revised as follows: a. Include the recorded instrument number in Note #14. 5. The landscape plan prepared by Breckon Land Design Inc. dated December 6, 2013, is approved as submitted. 6. All fencing installed on the site must be consistent with the standards listed in UDC 11-3A-7. If 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. 7. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. 8. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC. 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. Tustin Sub2 FP-13-044 EXHIBIT A 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 887-221 1. 8. All development improvements, including but not limited to sewer, water, fencing, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. 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 Tustin Sub2 FP-13-044 EXHIBIT A 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. 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 (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, asingle-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 signature on the final plat by the City Engineer. V. EXHIIBITS A. Vicinity Map B. Preliminary Plat (dated: 8/30/13) C. Proposed Final Plat (dated: 11/18/13) D. Proposed Landscape Plan (dated: 12/6/13) Tustin Sub2 FP-13-044 4 EXHIBIT A Exhibit A -Vicinity Map Tustin Sub2 FP-13-044 EXHIBIT A Exhibit B -Preliminary Plat (dated: 8/30/13) TITSTIN T. W 0. SUBDIVISION -~---~-• L''=tt: 1 1lRT .Rti ET "! t -:CA ~, _ T y . T! qY! ~ . R!1.... v-..., __1 err- ' ~• ar ~ a ... _ W 9F ® ~~ fug x.aur. • ~ • x..,n+• ~ ~ c ~' ~~ R .r r R liu '' stt ~' W 4J ~~ ~ I . ~ : -;,~ /~~ ~ ~. ~ ~ w ~.~ . iaa 1 1 .; E~ _~• + y,.a~. Sri. ..peq •i ~ ~~ l a f.' ml~ '. ~n'R.w~ ~~ ~ l ~~ i~ .: ~~ _. ~ ~T. '~ 1 ' . 1 r _~~. i ~ n ;., ~ i ~1: ftyy„ , ~ :'.. Y. x'dJ"t o ',~. ~ ~t... ~t-- .. •~ •-Jf~JI~ Yy1lJ!JY'/~M!'A• .. •.i' ` .Il .:.'~."C tr Sr - -- y. ~ ~ ~ ~..~~ _ t 7~~1.+~.`lI+INNaM.ifx4f. _ ~~ _, _ T - - _~r ._._ _~ ~~ ... `...~w~ , .. ~ ~ .~ . ~~ ~ r~ ~ .tic, j ,.. .. ~* _ Ya' F ~! 1 drt i. rl qp -i 1: -~~ I~~~f. ~ Q{~x i fwI1WlfF 5EC187tl : +y~"r ~ ~ sM ` C1.U Tustin Sub2 FP-13-044 6 EXHIBIT A Exhibit C -Proposed Final Plat (dated: 11/18/13) BOOK _, PAGE L[ta"!TW • rouroL.a!aafwwfrmm u qr View H+mm!u!!!!9 • fv~w +r.wfi!fu!ii!~ p MMrous7los!KCwsswiawswr wnuf!un~ar f!c nntfacaMt rt uiw.u+affarmiet --~- fKaaxuw -~ cMOtpt • w • r w iprul - fufvMfluwf _______ rfaYr+runt ® tcRN11Wt d ~egif ~~ NOTiY it ~a'a~ric~~r!n~dw.~~y~~iwwew.uaM!+arauw~r ''~~ 61/1tl11V~~~WA!M1Y+. fR~IWNNN~2MMf~aoViaq •N+'gNy:MilPV glroS Mt p1ff+~ fNMM A7MYip4BOM.5>~ f!r~.mwsa*!~rnraia~a~v+°~;~w!way!!n~ ~I+gPOr u~~+w!'~'wiu~anUlyt°~cbivo~~opwur~uwsf f. V{tis R!OMM Ws.W+Yr un~Nhs~~~gMpHOFtloa o~AacMfr~w ~.K roe ~fFtNw!i>iMOWt (YfW~gWnlWl•1JISrgMiq~lV11~ IwYY ASPT6M Nr~nMepwfYl~n. w w+s! Nw, MAM 1V.'~x ll[R!aF1WtK~{lnl M+oiorAtXS lfm!a~anu4 •!.oidt i~!fDiv roc ttMNO ti(YND,VBf W M M!W a~VYpNw.iML~'/M[i/n~Willbia !i#!t}~!RCdt•wf!!sn4M'!f Mt-T1bPTeAgpww !W t• MVarera MKw vn7 wff *M1NtIdbN t1A11~ ! 1 iw~xf~wwa. nfpwtrnraM ~pp~ if ~~~~Vfp~ M9pVVM M.IWDgYR. CoNh~P ~Y~f~wq'T'of ~~~FfK'iRM'~4{P~PRM~ ~f.fNt YAIO~Y6f7H1f f WR7.01!7bV IF1+4iNN~~ l1~ImPM NI1fIylfM, 1DiWf]roY~l AtAt WO~VYMD~@IpARU~i )NiYWKTNAW 1fLLtpitld N.wys+fw!S ff.w~mndwa[L.fw+ar! orrauf,wvwtna~.rr~#r~rwa wcumw wefnwtw+mwfc.wo wfonw. rearenmofuu~a n tu~tlor~s ~~,~~ i~.,,,,~ ~.~ ~..~~!. Tustin Sub2 FP-13-044 TUSTIN SUBQIVISION N0.2 A PARCEL BERJG A RlStR7DIVK10N tX A PORTON OP t.4T 13, BLOCK 2 Of IARK W WOO SUBOMSION ANO BANG LOCATED W THE SE Ys OF SBCTKNJ 30. TNY. RI[. Bhp QIY OF MERI[NAN, ADA COUNT ; EW ~O. , 2014 EXHIBIT A Exhibit D - Proposed Landscape Plan (dated: 12/6/13) LU ./ aar---- ,., f / . ,. ~. _ 0. V .. ( ~~~ ~ ~ ~ ~ ~ ~ ~~._ ..« ~""'- 1 MATCHLAIIE • SEE MEET L1,4 ~~ ..~..~..~ ' ~~ ..~..~..~.. .~.. i..~ .~ ..~o~. ' ..ate ..~~ .., MATG~0..ME~6EE 6HEETL7•~ ~'~~ /~M~r.A+K w ur . orE ~~~' ceuaa yea } --- -- : - - !i 1~ ~~i ~! . _ `~R.°°' ?.,:•:' ~'!`~ x=" N a p ~~ H "rw~ur n~ _ S~.L• Tustin Sub2 FP-13-044 8 EXHIBIT A M4 ~~ M '~» 1 R" '- NRIMM ~ ~ Tustin Sub2 FP-13-044 Sonya 1Natters From: kept brown ~kentlkb@gmaiLcom> Sent: Thursday,. December 12, 2013 12:17 PM To Sonya Watters;lim Conger; chad@ck-engineers.com Subject: tustin no 2 Sonya, We have rreviewed the findings and the staff report and understand the conditions of approval. and we are good with them. Thanks Again for your help Kent