PUD & SUB

Transcription

1 14& 14A PUD & SUB / 2 North Homes, LLC Summary Conditional use permit for a four unit planned residential development on 0.28 acres located at 2818 & 2836 W. Madison Avenue in an R-2 (Medium Density Residential) zone. A preliminary plat comprised of four lots is included with the request as well. Prepared By Joshua Johnson, Associate Planner Recommendation Approval of PUD and SUB Reason for the Decision The project is compatible with the surrounding neighborhood. It is located within a neighborhood defined by a variety of lots sizes and residential product types ranging from single-family residences to apartment complexes. Comments from public agencies demonstrate the project will not place an undue burden on transportation or other public services. ACHD has recommended approval of the project with conditions. The project meets density, parking, setback and open space requirements. Adverse impacts are not expected as the proposal is four single-family homes located within a neighborhood comprised of a variety of product types. This project is in compliance with the Comprehensive Plan. Principle GDP-N.3(a) and Policy NAC 7.1 call for a mixture of housing types and densities in neighborhoods. Both Principle GDP-N.5(b) and Principle IDP-N.3(b) encourage garages to be placed along alleys. Finally, Policy CC1.1(a) encourages infill development as a means of reducing costly extensions of infrastructure.

2 N 29th St Esthers W Stewart Ave PUD " : 300' + Esther Simplot Site W Regan Ave N Ross St N 28th St R-3D W Regan Ave W Woodlawn Ave W Woodlawn Ave Greenbelt - Northside - Fairgrounds to Main A-1 C-1D/DA N 30th St N Driscoll Ln R-2 N Ross St N-OD N-OD W Pleasanton Ave Bernardine Quinn Riverside Park Quinns N Whitewater Park Blvd W Madison Ave N 29th St N 28th St N 27th St W Jefferson St N 26th St R-2D A-1 Whittier Elementary R-OD W Bannock St R-3D N 25th St C-5DD C-2D W Idaho St

3 N 29th St Esthers W Stewart Ave PUD " : 300' + Esther Simplot Site W Regan Ave N Ross St N 28th St R-3D W Regan Ave W Woodlawn Ave W Woodlawn Ave Greenbelt - Northside - Fairgrounds to Main A-1 C-1D/DA N 30th St N Driscoll Ln R-2 N Ross St N-OD N-OD W Pleasanton Ave Bernardine Quinn Riverside Park Quinns N Whitewater Park Blvd W Madison Ave N 29th St N 28th St N 27th St W Jefferson St N 26th St R-2D A-1 Whittier Elementary R-OD W Bannock St R-3D N 25th St C-5DD C-2D W Idaho St

4

5 10/01/14 PUD

6 10/01/14 PUD R. SIDE ELEVATION - A SCALE: 1/4" = 1'-0" REAR ELEVATION - A SCALE: 1/4" = 1'-0" 12 3 PL HT: 8'-1" FF: 0'-0" 21'-9" PL HT: 9'-1" FF: 0'-0" MODEL PLAN A L. SIDE ELEVATION - A SCALE: 1/4" = 1'-0" FRONT ELEVATION - A SCALE: 1/4" = 1'-0" DRAWN BY DATE MIKE SMITH SheetTitle SheetNo.

7 10/01/14 PUD R. SIDE ELEVATION - B SCALE:1/4" = 1'-0" REAR ELEVATION - B SCALE:1/4" = 1'-0" 12 3 PL HT:8'-1" FF:0'-0" PL HT:9'-1" 21'-3 1/2" FF:0'-0" MODEL DRAWN BY PLAN B MIKE SMITH L. SIDE ELEVATION - B FRONT ELEVATION - B DATE SCALE:1/4" = 1'-0" SCALE:1/4" = 1'-0" Sheet Title Sheet No.

8 10/01/14 PUD R. SIDE ELEVATION - B SCALE:1/4" = 1'-0" REAR ELEVATION - B SCALE:1/4" = 1'-0" 12 3 PL HT:8'-1" FF:0'-0" PL HT:9'-1" 21'-3 1/2" FF:0'-0" MODEL DRAWN BY PLAN B MIKE SMITH L. SIDE ELEVATION - B FRONT ELEVATION - B DATE SCALE:1/4" = 1'-0" SCALE:1/4" = 1'-0" Sheet Title Sheet No.

9 10/01/14 PUD R. SIDE ELEVATION - D SCALE: 1/4" = 1'-0" REAR ELEVATION - D SCALE: 1/4" = 1'-0" 12 3 PL HT: 9'-1" FF: 0'-0" 21'-9" PL HT: 9'-1" FF: 0'-0" MODEL PLAN C L. SIDE ELEVATION - D SCALE: 1/4" = 1'-0" FRONT ELEVATION - D SCALE: 1/4" = 1'-0" DRAWN BY DATE MIKE SMITH Sheet Title Sheet No.

10 10/01/14 PUD REAR ELEVATION - DETACHED GARAGE SCALE: 1/4" = 1'-0" L. SIDE ELEVATION - DETACHED GARAGE 12 3 FRONT ELEVATION - DETACHED GARAGE SCALE: 1/4" = 1'-0" R. SIDE ELEVATION - DETACHED GARAGE SCALE: 1/4" = 1'-0" MODEL DET. GARAGE DRAWN BY MIKE SMITH DATE Sheet Title Sheet No.

11 10/01/14 PUD '-0" 42'-2" 10'-4 1/2" 5'-3 1/2" 10'-10 1/2" 8'-1 1/2" 4'-6" 2'-0" 4'-1 1/2" 4'-0" 2'-9" 4'-4 1/2" 3'-9" (TEMP. GLASS IF WITHIN 60" OF WALKING SURFACE) 2626 FXD 2626 FXD 17'-0" 3'-11" 9'-1 1/2" 3'-11 1/2" 2'-10" 3'-6" 2'-9 1/2" 3050 SH 3050 SH M. BED 8'-1" CEILING CARPET 12'-0" 1'-11 1/2" MECH. CHASE PROVIDE FIREBLOCKING R&S 4'-5" 2468 R&S 3'-3" M. WIC 8'-1" CEILING CARPET 7'-4 1/2" '-7 1/2" 3'-10 1/2" 1'-9 1/2" 3'-11 1/2" M. BATH 8'-1" CEILING VINYL 212" HDR A.F.F. 164" HDR A.F.F. LINEN 3'-9" 3'-7 1/2" 2068 HALL 8'-1" CEILING CARPET 2468 M. WIC 48"x36" 8'-1" CEILING TILE SHOWER CARPET W/ FRAMELESS DOOR &3" CURB R&S BATH 8'-1" CEILING VINYL 2668 R&S 2020 SL 10'-9 1/2" '-11" WIC BED RM 8'-1" CEILING CARPET 10'-3 1/2" 2040 FXD 2020 FXD 2640 FXD 1640 FXD 2640 FXD 1640 FXD 9'-0" 17'-0" 3010 SL 2'-3 1/2" 2'-0" 1'-0" 12'-5 1/2" 5'-3 1/2" 2'-9 1/2" 4'-3 1/2" 5'-3 1/2" 10'-10 1/2" 2" 42'-2" UPPER LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0" 58'-9" 21'-0" 15'-0" 58'-0" 10'-6" 10'-6" 16'-5 1/2" 8'-3 1/2" 4'-7" 14'-2 1/2" 1'-8 1/2" 5'-0" 3'-0" 6'-0" 9" 5'-11 1/2" 5'-0" 5'-6" 4'-3" 1'-8 1/2"POP-OUT FRAMING1'-8 1/2" 3'-9 1/2" 4'-2 1/2" 4'-1" NO FOUNDATION POP-OUT FRAMING NO FOUNDATION 17'-0" 4'-0" 9'-0" 4'-0" 9'X8' O/H DOOR 4016 FXD SILL: 76" AFF 1-CAR GARAGE CONC. SLAB 17'-0" PATIO CONC. SLAB 17'-0" 5'-3" 3'-0" 3'-0" 3'-4" 2'-5" 2650 SH 2650 SH 2650 SH TEMP. GLASS SH 16'-1" 6" 1'-6" PROVIDE FIREBLOCKING 36" GAS F/P 16'-0" LIVING RM HARDWOOD 2650 SH 6'-2" 10'-4 1/2" 2030 SH LNDRY VINYL 8'-2" DINING HARDWOOD FOLDING 2868 TABLE FURN 4'-3" 1'-11" 5068 BI-PASS DW 3'-0" WH SHELF STACK 2468 KITCHEN HARDWOOD 3'-6 1/2" STAIRS 16 RISERS CARPET HALF WALL W/ CAP 2468 BATH 9 1/2" VINYL 9 1/2" 4'-4" 3'-5 1/2" 1'-2 1/2" 7'-2 1/2" R&S BENCH ENTRY HARDWOOD 1'-2 1/2" 2'-11 1/2" 5068 DBL 5668 BI-PASS 1'-6" '-2" 3080 ENTRY 3010 TRANS. DEN CARPET 11'-8" DEN 11'-10" COV. PORCH CONC. SLAB 4060 FXD W/ 4010 SL VENT 4060 FXD W/ 4010 SL VENT 12'-9" 4'-2 1/2" 17'-0" AREA CALCS MAIN LEVEL UPPER LEVEL TOTAL LIVING AREA SQ. FT GARAGE AWNING 2626 FXD 2626 AWNING 2626 FXD 2626 FXD 2610 FXD 2610 FXD 3020 SL 2650 SH 21'-0" 5'-5 1/2" 3'-0" 3'-0" 7'-9" 3'-0" 6'-9" 5'-11 1/2" 3'-0 1/2" 2'-9 1/2" 2'-6" 2'-0 1/2" 10'-4 1/2" MODEL PLAN A 37'-11" 5'-3 1/2" 2'-4 1/2" 12'-5" DRAWN BY MIKE SMITH 58'-0" 9" DATE '-9" Sheet Title DETACHED GARAGE SCALE: 1/4" = 1'-0" MAIN LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0" Sheet No.

12 10/01/14 PUD '-8" 1'-0" 9'-4 1/2" 5'-3 1/2" 10'-10 1/2" 8'-1 1/2" 4'-6" 1'-6" 4'-0" 4'-1 1/2" 4'-0" 2'-9" 4'-4 1/2" 3'-9" (TEMP. GLASS IF WITHIN 60" OF WALKING SURFACE) 2626 FXD 2626 FXD 17'-0" 3'-11" 9'-1 1/2" 3'-11 1/2" 2'-10" 3'-6" 2'-9 1/2" 3050 SH 3050 SH M. BED 8'-1" CEILING CARPET 11'-0" 1'-11 1/2" MECH. CHASE PROVIDE FIREBLOCKING R&S 4'-5" 2468 R&S 3'-3" M. WIC 8'-1" CEILING CARPET 7'-4 1/2" '-7 1/2" 3'-10 1/2" 1'-9 1/2" 3'-11 1/2" M. BATH 8'-1" CEILING VINYL 212" HDR A.F.F. 164" HDR A.F.F. LINEN 3'-9" 3'-7 1/2" 2068 HALL 8'-1" CEILING CARPET 2468 M. WIC 48"x36" 8'-1" CEILING TILE SHOWER CARPET W/ FRAMELESS DOOR &3" CURB R&S BATH 8'-1" CEILING VINYL 2668 R&S 2020 SL 10'-9 1/2" 2468 WIC BED RM 8'-1" CEILING CARPET 10'-3 1/2" 2036 SH 2036 SH 2668 GL DR DECK 17'-0" 3010 SL 2'-3 1/2" 2'-0" 1'-0" 11'-5 1/2" 5'-3 1/2" 2'-9 1/2" 4'-3 1/2" 5'-3 1/2" 10'-6" 4'-0" 44'-8" UPPER LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0" 58'-9" 21'-0" 15'-0" 58'-0" 10'-6" 10'-6" 16'-5 1/2" 8'-3 1/2" 4'-7" 14'-2 1/2" 1'-8 1/2" 5'-0" 3'-0" 6'-0" 9" 5'-11 1/2" 5'-0" 5'-6" 4'-3" 1'-8 1/2"POP-OUT FRAMING1'-8 1/2" 3'-9 1/2" 4'-2 1/2" 4'-1" NO FOUNDATION POP-OUT FRAMING NO FOUNDATION 17'-0" 4'-0" 9'-0" 4'-0" 9'X8' O/H DOOR 4016 FXD SILL: 76" AFF 1-CAR GARAGE CONC. SLAB 17'-0" PATIO CONC. SLAB 17'-0" 5'-3" 3'-0" 3'-0" 3'-4" 2'-5" 2650 SH 2650 SH 2650 SH TEMP. GLASS SH 16'-1" 6" 1'-6" PROVIDE FIREBLOCKING 36" GAS F/P 16'-0" LIVING RM HARDWOOD 2650 SH 6'-2" 10'-4 1/2" 2030 SH LNDRY VINYL 8'-2" DINING HARDWOOD FOLDING 2868 TABLE FURN 4'-3" 1'-11" 5068 BI-PASS DW 3'-0" WH SHELF STACK 2468 KITCHEN HARDWOOD 3'-6 1/2" STAIRS 16 RISERS CARPET HALF WALL W/ CAP 2468 BATH 9 1/2" VINYL 9 1/2" 4'-4" 3'-5 1/2" 1'-2 1/2" 7'-2 1/2" R&S BENCH ENTRY HARDWOOD 1'-2 1/2" 2'-11 1/2" 5068 DBL 5668 BI-PASS 1'-6" '-2" 3010 TRANS. DEN CARPET 11'-8" 11'-10" COV. PORCH CONC. SLAB 4060 FXD W/ 4010 SL VENT 4060 FXD W/ 4010 SL VENT 12'-9" 4'-2 1/2" 17'-0" AREA CALCS MAIN LEVEL UPPER LEVEL TOTAL LIVING AREA SQ. FT GARAGE AWNING 2626 FXD 2626 AWNING 2626 FXD 2626 FXD 2610 FXD 2610 FXD 3020 SL 2650 SH 21'-0" 5'-5 1/2" 3'-0" 3'-0" 7'-9" 3'-0" 6'-9" 5'-11 1/2" 3'-0 1/2" 2'-9 1/2" 2'-6" 2'-0 1/2" 10'-4 1/2" MODEL PLAN B 37'-11" 5'-3 1/2" 2'-4 1/2" 12'-5" DRAWN BY MIKE SMITH 58'-0" 9" DATE '-9" Sheet Title DETACHED GARAGE SCALE: 1/4" = 1'-0" MAIN LEVEL FLOOR PLAN SCALE: 1/4" = 1'-0" Sheet No.

13 10/01/14 PUD '-1 1/2" 11'-1" 5'-7 1/2" 3'-1 1/2" 5'-3 1/2" 2'-4 1/2" 10'-7 1/2" 2030 SH 4010 SL 3'-0" F.G. TUB / SH 10'-2" COMBO 19'-0" 16'-0" 3050 SH 3050 SH 15'-3" M. BED 8'-1" CEILING CARPET "x60" FG SHOWER BATH 8'-1" CEILING VINYL R&S LINEN DBL BED 2 8'-1" CEILING CARPET 14'-3 1/2" 3050 SH 3050 SH 19'-0" RAILING 13'-7 1/2" MECH. CHASE DOWN 3050 FXD 14'-1" 4'-11 1/2" 4'-0" 12'-6" 2'-7" 38'-1 1/2" 38'-1 1/2" 21'-0" 18'-0" 58'-0" 11'-6" 9'-6" 13'-51/2" 8'-8" 10'-1" 5'-0" 2'-8" 12'-1 1/2" 6'-0" AC 4016 FXD SILL: 76" AFF 2650 SH PROVIDE FIREBLOCKING 36" GAS F/P 2650 SH 3020 SL 8'-2 1/2" 17'-0" 4'-0" 9'-0" 4'-0" 9'X8' O/H DOOR 1-CAR GARAGE CONC. SLAB 17'-0" PATIO CONC. SLAB 19'-0" LIVING HARDWOOD 13'-0" 18'-1" 11'-4 1/2" D DINING HARDWOOD LNDRY VINYL W FOLDING TABLE FURN WH DW KITCHEN HARDWOOD R&S 4'-6" F.G. TUB / SH COMBO BATH VINYL RAILING UP R&S LINEN 5068 DBL 4'-0" ENTRY HARDWOOD '-8" DEN CARPET COV. PORCH CONC. SLAB 12'-10" 3030 FXD 3060 FXD W/ 12" VENT 3060 FXD W/ 12" VENT 13'-9" 5'-3" 19'-0" AREA CALCS MAIN LEVEL UPPER LEVEL TOTAL LIVING AREA GARAGE SQ. FT '-51/2" 6'-0" 2'-3 1/2" 17'-8" 5'-7" 4'-10 1/2" 2'-1 1/2" 6'-0" 21'-0" 18'-0" 58'-0" MODEL PLAN C DRAWN BY MIKE SMITH DATE Sheet Title Sheet No.

14 10/01/14 PUD '-1 1/2" 11'-1" 5'-7 1/2" 3'-1 1/2" 5'-3 1/2" 2'-4 1/2" 11'-7 1/2" 2030 SH 4010 SL 3'-0" F.G. TUB / SH 11'-2" COMBO 19'-0" 16'-0" 3050 SH 3050 SH 15'-3" M. BED 8'-1" CEILING CARPET 13'-7 1/2" "x60" FG SHOWER MECH. CHASE BATH 8'-1" CEILING VINYL LINEN R&S RAILING DOWN DBL BED 2 8'-1" CEILING CARPET 14'-3 1/2" 3030 FXD 3040 CSMT 3040 CSMT 7'-11" 11'-1" 19'-0" 14'-1" 4'-11 1/2" 4'-0" 12'-6" 2'-7" 1'-0" 38'-1 1/2" 39'-1 1/2" 21'-0" 18'-0" 53'-1" 11'-6" 9'-6" 13'-5 1/2" 8'-8" 10'-1" 5'-0" 2'-8" 12'-1 1/2" 1'-1" AC 4016 FXD SILL:76" AFF 2650 SH PROVIDE FIREBLOCKING 36" GAS F/P 2650 SH 3020 SL 8'-2 1/2" 17'-0" 4'-0" 9'-0" 4'-0" 9'X8' O/H DOOR 1-CAR GARAGE CONC. SLAB 17'-0" PATIO CONC. SLAB 19'-0" LIVING HARDWOOD 13'-0" 18'-1" 11'-4 1/2" D DINING HARDWOOD LNDRY VINYL W FOLDING TABLE FURN WH DW KITCHEN HARDWOOD R&S 4'-6" F.G. TUB / SH COMBO BATH VINYL RAILING UP R&S LINEN 5068 DBL 4'-0" ENTRY HARDWOOD '-8" DEN CARPET COV. PORCH CONC. SLAB 12'-10" 6068 SLD. GLS TRANSOM TRANSOM 13'-9" 5'-3" 19'-0" AREA CALCS MAIN LEVEL UPPER LEVEL TOTAL LIVING AREA GARAGE SQ. FT '-5 1/2" 6'-0" 2'-3 1/2" 17'-8" 5'-7" 4'-10 1/2" 2'-1 1/2" 1'-1" 21'-0" 18'-0" 53'-1" MODEL PLAN C DRAWN BY MIKE SMITH DATE Sheet Title Sheet No.

15

16

17

18

19

20

21

22 14& 14A Planning Division Project Report File Numbers Applicant Property Address PUD & SUB North Homes, LLC 2818 W. Madison Avenue Public Hearing Date November 3, 2014 Heard by Planning and Zoning Commission Analyst Joshua Johnson Public Notification Newspaper notification published on: October 18, 2014 Radius notices mailed to properties within 300 feet on: October 17, 2014 Notice posted on site on: October 14, 2014 Neighborhood Meeting: September 23, 2014 Table of Contents 1. Property Information 2 2. Land Use 2 3. Project Proposal 3 4. Boise Development Code 3 5. Transportation Data 4 7. Recommended Conditions of Approval 7 Exhibits Agency Comments Public Comments

23 1. Property Information PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page 2 Project Data Applicant / Status Architect / Representative Location of Property Size of Property Existing Zoning Comprehensive Plan Designation Planning Area Neighborhood Association / Contact Procedure 2 North Homes, LLC / Developer Michael Jobes 2818 & 2836 W. Madison Avenue ±.28 acres R-2 (Medium Density Residential) Compact North/East Ends Veteran s Park / Devin McGlyn The Planning and Zoning Commission is a recommending body on the subdivision and renders a final decision (absent an appeal) on the Planned Unit Development. Current Land Use The property is currently vacant and is served by an unimproved alley and attached four foot sidewalk. Description of Applicant s Request The applicant is seeking a conditional use permit and preliminary plat for a 4-unit planned residential development. The project includes four single-family homes, and two, four-car garages attached to each other but detached from the homes. Each building will be located on a separate lot. 2. Land Use Description and Character of Surrounding Area The.28 acre site is located on the north side of Madison Avenue approximately 70 east of 29 th Street. There are a variety of housing types present in the neighborhood including an apartment complex. Adjacent Land Uses and Zoning North: Residential development comprised of duplex units / R-2 South: Madison Avenue then residential development comprised of an apartment complex / R-2 East: Single-Family home / R-2 West: Residential development comprised of a duplex unit / R-2

24 PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page 3 Site Characteristics The.21 acre site is relatively flat and is vacant. Madison Avenue is currently improved with four foot attached sidewalk. 3. Project Proposal Setbacks (Perimeter) Yard Required Proposed Front (Madison) Side (east) 5 *4 Side (west) 5 *4 Rear (detached garage on alley) 6 10 *Addressed through conditions of approval. Parking Required Proposed Total 8 Total 8 Compact (allowed) 3 Compact 0 Parking Reduction Requested? No Off-Site Parking Requested? No Structure(s) Design Numbers and Proposed Use of Buildings Four detached single-family homes Building Height 22 (peak) Number of Stories 2 4. Boise Development Code Section Description Specific Procedures - Subdivision Plat Specific Procedures - Planned Unit Development Residential Districts Off-Street Parking and Loading Standards Landscaping, Fences, Walls, and Screening Subdivision Design Standards Required Improvements

25 5. Transportation Data Roadway Frontage PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page 4 Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Madison Avenue 100-feet Local 15 N/A The average daily traffic count for Madison Avenue east of 29 th Street was 384 on October 20, Analysis / Findings ANALYSIS The applicant is requesting approval of a conditional use permit and preliminary plat for a four unit planned residential development. The units are detached single-family residential homes each located on a separate 25 lot. Each new lot is 25 X 120 feet or 3,000 sq. ft. The minimum lot size, without a PUD, in the R-2 zone is 50 of width with a minimum area of 5,000 sq. ft. All of the homes will face to the south and are designed with front porches and detached garages. Each home has a unique front elevation. This provides visual interest and reduces problems associated with a repetitive development pattern. The applicant has chosen to combine the garages into groups of two. The additional room provided by this arrangement allows for interior garage dimensions of 20 x20. The setback shown on the exterior edge of the project is four feet where five is required. There is room inside the site to adjust the placement of the garages to meet the side setback standard. The property lines of the project will have to be slightly adjusted to accommodate the correct garage placement. Connectivity The subject property is bordered on the south by a public street, Madison Avenue. Garages for the proposed homes will be accessed from the alley to the north. The project site is located within an established street grid and there are no further opportunities for connectivity. Streetscape Madison Avenue is improved with four foot wide attached sidewalks. No changes are proposed to the existing sidewalk network by the applicant. The Ada County Highway District is requiring the applicant to reconstruct and replace the existing 4-foot wide sidewalk with a five foot wide attached sidewalk or a five by five concrete turnout area on the eastern property line. The Planning Department prefers replacement of the sidewalk. The landscape plan shows two aspens or birch trees with a caliper of 3 in each front yard with foundation plantings around the front elevation. The shrubs are not yet identified. Since the project is for single-family residences there will be no further review of the landscape plan. The applicant should therefore be required to provide a variety of foundation plantings offering year round color and design interest. The beds visible from Madison Avenue should use bark mulch. The project is within the 30 th Street Master Plan though not in any subdistricts with specific policies regarding streetscape.

26 PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page 5 30 th Street Master Plan Although the project is not within one of the designated sub-districts within the 30 th Street Master Plan there are discussions about housing within the overall area. The plan s general preference for the area around the subject property is for medium density housing at units per acres. The subject property s zoning allowed this type of density prior to adoption of the Master Plan. Additional residential density is seen as an opportunity to make neighborhood commercial more viable. Conclusion and Recommendation There are two applications addressed in this report. The first is a conditional use permit for a four unit planned residential development and the second is for a preliminary plat for a three lot subdivision. After a review of the requested applications against the requirements and policies found in the Boise Development Code and the Comprehensive Plan, the Planning Team finds the applications to be complete and in compliance with the requirements for a conditional use permit and preliminary plat. As such, the Planning Team recommends approval of PUD and SUB with conditions of approval. FINDINGS Section (7) Planned Unit Development Decision The PZC shall approve, approve with modifications, or deny each application pursuant to section and according to the following criteria: (a) The location is compatible to other uses in the general neighborhood; The greater neighborhood includes a variety of residential building types, with commercial and office development nearby. Duplexes are located to the north and west. South of the project across Madison is an apartment complex. A single-family home is located to the east. The proposed single-family homes are similar in character to others in the neighborhood. Each home has a front porch with a walkway leading out to the street and a detached garage with alley access. Each lot has backyard open space ranging from 400 square feet to 514 square feet. All four units are two stories in height and maintain the required five foot setback along the perimeter of the project. (b) The proposed use will not place an undue burden on transportation and other public facilities in the vicinity; Correspondence from commenting agencies confirms the project will not place an undue burden on the transportation system or other public facilities in the vicinity. The Ada County Highway District (ACHD) staff recommended approval of the project in a report received on September 16, The development is estimated to generate 28 additional vehicle trips per day (9 existing), and 3 additional vehicles per hour (1 existing) in the PM peak hour based on the Institute of Transportation Engineers Trip Generation manual. Comments received from other public agencies raised no concerns with the project and included only standard requirements and conditions of approval.

27 PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page 6 (c) The site is large enough to accommodate the proposed use and all yards, open spaces, pathways, walls, fences, parking, loading, landscaping, and such other features as are required by this Code; The density does not exceed the limitations of the underlying zone and all perimeter setbacks can be met through conditions of approval. The garages have been paired to gain room for enclosed parking. The perimeter setback shown on the site plan is only four feet where five is required. The garages can be moved one foot into the interior of the project and meet setbacks. The applicant is requesting a reduction of internal side yard setbacks from the required five feet to three. The Commission may approve waivers to internal setbacks as part of a planned unit development. The building height is proposed at 22 feet to the peak of the roof which is within the 35 allowed in the zone. A planned development on less than one acre is required to provide 100 square feet of private open space per unit. Each home is designed with private back yards well in excess of the minimum 100 square feet. The location of the external mechanical equipment (i.e. HVAC units) is not identified on the site plan. A recommended condition of approval will require these fixtures to be screened from public view with either landscaping or fencing. (d) The proposed use, if it complies with all conditions imposed, will not adversely affect other property in the vicinity; With the attached conditions of approval, the project should not adversely impact other properties in the vicinity. This is a residential project surrounded by residential uses. As a result there is no issue with different operating characteristics, hours of use, etc. All requirements of the Boise City Code have been met. As discussed above, the homes are well designed and will be an enhancement to the neighborhood. The exterior of the site will be landscaped with lawn, shrubs, and trees along Madison Avenue. (e) The proposed use is in compliance with the Comprehensive Plan; The project is consistent with the Comprehensive Plan. Principle NAC3.2 directs infill development and redevelopment to areas identified as suitable for change. The Potential Areas of Change Map delineates this neighborhood as Significant New Development/ Redevelopment Anticipated. Principle GDP-N.3(a) encourages a mix of housing types. This is also echoed in Policy NAC 7.1 that advocates for a mix of housing types and densities. The surrounding area is made up of many different types of housing. There are many detached single-family homes, duplexes, and apartment buildings in the area. The project contributes to the eclectic mix of housing types already present in the neighborhood. Two principles address garage placement and alley access. Principle GDP-N.5(b) encourages garages to be placed along alleys to reduce pedestrian/vehicle conflicts, and Principle IDP-N.3(b) also calls for garage and parking access through an existing alley where possible to avoid the addition of new driveway curb cuts. This project

28 PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page 7 complies with these principles by locating the new detached garages along the existing alley. Policy CC1.1(a) encourages infill development as a means of reducing costly extensions of infrastructure. The project is consistent with this policy as it will place additional residents on improved streets, and in close proximity to the numerous services and amenities already existing in the area. Policy NE-CCN1.6 identifies the need for transitions between non-residential or highintensity residential uses and adjoining neighborhoods. This project accomplishes this by maintaining a five foot side setback along the perimeter of the project. 7. Recommended Conditions of Approval Site Specific 1. Compliance with plans and specifications submitted to and on file in the Planning and Development Services Department dated received October 2, 2014 and the revised site plan submitted on October 13, 2014, except as expressly modified by the following conditions: 2. Planned Unit Development a. Garages shall meet the five foot side setbacks along the perimeter of the project. b. Exterior mechanical equipment (i.e. HVAC units) shall be screened from public view with either landscaping or fencing. c. Foundation plantings visible from Madison Avenue should provide year round color and visual design interest. The beds should use bark mulch. 3. Subdivision a. A note on the face of the Final Plat shall state: The development of this property shall be in compliance with the Boise City Zoning Ordinance or as specifically approved by PUD b. Covenants, homeowners association by-laws or other similar deed restrictions acceptable to the Boise City Attorney, which provide for the use, control and maintenance of all common areas, storage facilities, recreational facilities or open spaces shall be reviewed and approved by the Boise City Attorney.

29 PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page 8 c. Prior to the City Engineer's Certification of the Final Plat and prior to earth disturbing activities, an erosion and sediment control (ESC) permit must be obtained. An ESC plan conforming to the requirements B.C.C. Title 8 Chapter 17, is to be submitted to the Director of Planning and Development Services for review and approval. No grading or earth disturbing activities may start until an approved ESC permit has been issued. d. An individual who has attended the Boise City Responsible Person (RP) certification class, or has obtained Interim Certification for Responsible Person is not identified for this project. A permit will not issue until such time as the name and certification number of the RP has been provided to Boise City. This information can be faxed to or ed to ejenkins@cityofboise.org. e. No Building Permit for the construction of any new structure shall be accepted until the Final Plat has been recorded pursuant to the requirements of Section of the Development Code. f. The developer shall make arrangements to comply with all requirements of the Boise City Fire Department and verify in one of the following ways: i. A letter from the Boise City Fire Department stating that all conditions for water, access, and/or other requirements have been satisfied, OR ii. A non-build agreement has been executed and recorded with a note on the face of the Final Plat identifying the instrument number. g. The name, Newbold Addition Subdivision, is reserved and shall not be changed unless there is a change in ownership, at which time, the new owner(s) shall submit their new name to the Ada County Engineer for review and reservation. Should a change in name occur, applicant shall submit, in writing, from the Ada County Engineer, the new name to the Department of Planning and Development Services and re-approval by the Council of the "revised" Final Plat shall be required. Developer and/or owner shall submit all items including fees, as required by the Planning and Development Services Department, prior to scheduling the "revised" Final Plat for hearing. h. Correct street names as approved by the Ada County Street Name Committee shall be placed on the plat (I.C. Title 50, Chapter 13). i. A letter of acceptance for water service from the utility providing same is required (B.C.C C). j. Developer shall provide utility easements as required by the public utility providing service (B.C.C F).

30 PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page 9 k. Developer shall provide a letter from the United States Postal Service stating, "The Developer and/or Owner has received approval for location of mailboxes by the United States Postal Service." Contact: Dan Frasier, Postmaster 770 S. 13th St. Boise, ID Phone No. (208) FAX No. (208) l. Prior to submitting the Final Plat for recording, the following endorsements or certifications must be executed: Signatures of owners or dedicators, Certificate of the Surveyor, Certificate of the Ada County Surveyor, Certificate of the Central District Health Department, Certificate of the Boise City Engineer, Certificate of the Boise City Clerk, signatures of the Commissioners of the Ada County Highway District and the Ada County Treasurer (I.C. Title 50, Chapter 13). m. Developer shall comply with B.C.C which specifies the limitation on time for filing and obtaining certification. Certification by the Boise City Engineer shall be made within two years from date of approval of the Final Plat by the Boise City Council. i. The developer may submit a request for a time extension, including the appropriate fee, to the Boise City Planning and Development Services Department for processing. Boise City Council may grant time extensions for a period not to exceed one year provided the request is filed, in writing, at least twenty working days prior to the expiration of the first two year period, or expiration date established thereafter. ii. iii. If a time extension is granted, the Boise City Council reserves the right to modify and/or add condition(s) to the original preliminary or Final Plat to conform with adopted policies and/or ordinance changes. The Final Plat shall be recorded with the Ada County Recorder within one year from the date of the Boise City Engineer s signature. If the Final Plat is not recorded within the one-year time frame it shall be deemed null and void. Agency Requirements 4. The applicant shall comply with the requirements of ACHD as per their staff approval report dated October 21, 2014.

31 PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page The applicant shall comply with the requirements of the Boise City Public Works Department (BCPW) for grading & drainage, pressure irrigation, sewer, street lights, and solid waste per Department subdivision comments dated October 3, And the sewer, drainage/storm water, and street light conditions listed in the comments dated October 8, Please contact BCPW at All items required by BCPW shall be included on the plans/specifications that are submitted for a Building Permit. Please note that any changes or modifications by the owner to the approved plans must be submitted to the Public Works Department for approval. Standard Conditions of Approval 6. All landscaping areas shall be provided with an underground irrigation system. Landscaping shall be maintained according to current accepted industry standards to promote good plant health, and any dead or diseased plants shall be replaced. All landscape areas with shrubs shall have approved mulch, such as bark or soil aid. 7. Swales/retention/detention areas shall not be located along the streets, unless it can be shown that landscaped berms/shrubs will screen the swales. 8. In compliance with Title 9, Chapter 16, Boise City Code, anyone planting, pruning, removing or trenching/excavating near any tree(s) on ACHD or State right-of-ways must obtain a permit from Boise City Community Forestry at least one (1) week in advance of such work by calling Species shall be selected from the Boise City Tree Selection Guide. 9. Deciduous trees shall be not less than 2" to 2 1/2" inch caliper size at the time of planting, evergreen trees 5' to 6' in height, and shrubs 1 to 5 gallons, as approved by staff. All plants are to conform to the American Association of Nurseryman Standards in terms of size and quality. 10. Any outside lighting shall be reflected away from adjacent property and streets. The illumination level of all light fixtures shall not exceed two (2) footcandles as measured one (1) foot above the ground at property lines shared with residentially zoned or used parcels. 11. Trash receptacles and on-grade and rooftop mechanical fixtures and equipment shall be concealed from public view by use of an approved sight-obscuring method. All screening materials shall be compatible with the building materials/design. 12. Utility services shall be installed underground. 13. An Occupancy Permit will not be issued by the Planning and Development Services Department until all of these conditions have been met. In the event a condition(s) cannot be met by the desired date of occupancy, the Planning Director will determine whether the condition(s) is bondable or should be completed, and if determined to be bondable, a bond or other surety acceptable to Boise City will be required in the amount of 110% of the value of the condition(s) that is incomplete.

32 PUD & SUB Boise City Planning and Zoning Commission / November 3, 2014 Page No change in the terms and conditions of this approval shall be valid unless in writing and signed by the applicant or his authorized representative and an authorized representative of Boise City. The burden shall be upon the applicant to obtain the written confirmation of any change and not upon Boise City. 15. Any change by the applicant in the planned use of the property, which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant, or successors of interest, advise Boise City of intent to change the planned use of the property described herein, unless a variance in said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 16. This approval shall be valid for a period not to exceed two years from the date of approval by the Planning and Zoning Commission. Within this period, the holder of the permit must commence the use permitted by the permits in accordance with the conditions of approval. 17. Prior to the expiration of this Conditional Use Permit, the Commission may, upon written request by the holder, grant a two year time extension. A maximum of two extensions may be granted. 18. To reduce the noise impact of construction on nearby residential properties, all exterior construction activities shall be limited to the hours between 7:00 am to 7:00 pm Monday through Friday and 8:00 am to 6:00 pm on Saturday and Sunday. Any activity that constitutes excessive noise as defined by Boise City Code must occur in the stated construction hours. Low noise impact activities such as surveying, layout and weather protection may be performed at any time. After each floor of the structure or building is enclosed with exterior walls and windows, interior construction of the enclosed floors can be performed at any time.

33 John S. Franden, President Mitchell A. Jaurena, Vice President Rebecca W. Arnold, Commissioner Sara M. Baker, Commissioner Jim D. Hansen, Commissioner Date: October 21, 2014 To: Subject: Jeanette Newbold & Michael Jobes 2 North Homes, LLC P.O. Box 8362 Boise, ID BPP / SUB / PUD W. Madison Ave. On October 21, 2014 the Ada County Highway District Staff acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at (208) Sincerely, Austin Miller Planner I Development Services Ada County Highway District CC: Project file City of Boise, via JJ Howard LLC (Michelle Foley), via Ada County Highway District 3775 Adams Street Garden City, ID PH FX

34 Development Services Department Project/File: Lead Agency: Site address: Newbold Addition / BPP / SUB / PUD The applicant is requesting subdivision and planned unit development approval for Newbold Addition No.1, a 4-lot residential subdivision. The development is located at 2818 W. Madison Avenue and is currently zoned R-2. City of Boise 2818 W. Madison Ave. Staff Approval: October 21, 2014 Applicant: Jeanette Newbold & Michael Jobes P.O. Box 8362 Boise, ID Representative: Michelle Foley J.J. Howard LLC 5983 W. State St. Ste. D Boise, ID Staff Contact: Austin Miller Phone: amiller@achdidaho.org A. Findings of Fact 1. Description of Application: The applicant is requesting subdivision and planned unit development approval for Newbold Addition No.1, a 4-lot residential subdivision. The development is located at 2818 W. Madison Avenue and is currently zoned R-2. The application is consistent with the City of Boise s comprehensive plan. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Residential District R-2 South Residential District R-3D East Residential District R-2 West Residential District R-2 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: Chisnell Addition No.1, a 2-lot residential subdivision located at the northeast corner of Madison Avenue and 28 th Street, was approved by ACHD in January Newbold Addition / BPP / SUB

35 Chisnell Addition No. 2, a 2-lot subdivision located at the northeast corner of Madison Avenue and 28 th Street was approved by ACHD in June Transit: Transit services are available to serve this site. The nearest bus stop is located at the corner of Main Street and Whitewater Park Boulevard, 0.3 miles from the site. 6. New Center Lane Miles: This development does not create any lane miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 8. Capital Improvements Plan/ Integrated Five Year Work Plan: The 2015 Safe Sidewalk Program is scheduled in the IFYWP to construct/repair sidewalk to improve ADA compliance east of 27 th Street between Main Street and State Street. State Street is listed in the CIP to be widened to 7-lanes from 36 th Street to 27 th Street between 2017 and B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 28 additional vehicle trips per day (9 existing); 3 additional vehicle trips per hour in the PM peak hour (1 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 9 th edition. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Madison Ave. 100-feet Local 15 N/A 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD s most current traffic counts. The average daily traffic count for Madison Avenue east of 29 th Street was 384 on October 20, C. Findings for Consideration 1. Madison Ave. a. Existing Conditions: Madison Avenue is improved with 2-travel lanes, vertical curb, gutter, and 4-foot wide sidewalk. There is 57-feet of right-of-way for Madison Avenue (27-feet from centerline). b. Policy: Local Roadway Policy: District Policy states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy states that right-of-way widths for all local streets shall generally not be less than 50-feet wide and that the standard street section shall be 36-feet (back-of-curb to back-of-curb). The District will consider the utilization of a street width less than 36-feet with written fire department approval. Standard Urban Local Street 36-foot to 33-foot Street Section and Right-of-way Policy: District Policy states that the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This 2 Newbold Addition / BPP / SUB

36 street section shall include curb, gutter, and minimum 5-foot concrete sidewalks on both sides and shall typically be within 50-feet of right-of-way. The District will also consider the utilization of a street width less than 36-feet with written fire department approval. Most often this width is a 33-foot street section (back-of-curb to backof-curb) for developments with any buildable lot that is less than 1 acre in size. Sidewalk Policy: District Policy states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the rightof-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant s Proposal: The applicant is not proposing any improvements to Madison Avenue abutting the site. d. Staff Comments/Recommendations: In compliance with District Policy the applicant should be required to reconstruct all sidewalk along Madison Avenue abutting the site with 5-foot wide concrete sidewalk. OR The applicant should be required to install a 5 X 5 concrete turnout area near the eastern property line on Madison Avenue. The applicant should be required to replace any deteriorated or deficient sidewalk, curb, gutter or pedestrian facilities along Madison Avenue abutting the site, consistent with ACHD s Minor Improvement Policy Alleys a. Existing Conditions: There is 16-feet of right-of-way for the existing alley. The alley is unpaved. b. Policy: New Alley Policy: District Policy requires the minimum right-of-way width for all new residential alleys shall be a minimum of 16-feet or a maximum of 20-feet. If the residential alley is 16-feet in width building setbacks required by the land use agency having jurisdiction shall provide sufficient space for the safe backing of vehicles into the alley (see Section ). The minimum right-of-way width for all new commercial or mixed-use alleys shall be 20-feet. All alleys shall be improved by paving the full width and length of the right-of-way. 3 Newbold Addition / BPP / SUB

37 Dedication of clear title to the right-of-way and the improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards, are required for all alleys contained in a proposed development. Existing Alley Policy: District Policy states that if a proposed development abuts an existing alley, the dedication of additional right-of-way to obtain a minimum width from the centerline of the alley of 8-feet for residential uses and 10-feet for non-residential or commercial uses may be required. Each development will be reviewed by the District on a case-by-case basis. If the proposed development takes access from an alley, the developer will be required to pave the entire width of the right-of-way from the nearest public street to and abutting the development. Alley Length Policy: District Policy states that alleys shall be no longer than 700- feet in length. If the lead land use agency having jurisdiction requires a shorter block length, the alley shall be no longer than the agency s required block length. Alley Parking & Setbacks Policy: District Policy states that parking within the alley right-of-way is prohibited. No Parking signs are required to be installed by the developer. The signs should be located at the alley/street intersections. Parking which is entered from the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 20-feet for all perpendicular parking. Setbacks for structures taking access from the alley should be closely coordinated with the lead land use agency. The setbacks shall either discourage parking within the alley (where it may partially block or occur within the right-of-way) or allow adequate area for one perpendicular parking pad. In order to discourage parking, building setbacks shall be minimal from the alley right-of-way line, while still achieving the required 20-feet of back-up space from a garage or other parking structure to the opposite side of the alley (i.e. 4-foot setback foot alley= 20-feet for back-up space). Alley/Local Street Intersections Policy: District Policy states that alleys may intersect all types of local streets including minor local streets. Alleys shall generally be designed with a curb cut type approach when intersecting a local street. Alleys shall generally intersect streets in the middle of the block equally offsetting the intersecting streets. Alleys shall either align with alley/street intersections or provide a minimum 100-foot offset (measured centerline to centerline) from other local street intersections. For alley intersections with local streets, the District may consider a reduced offset if the lead land use agency s required lot size allows for shorter buildable lots. Vacations of Alleys Policy: District Policy states that vacations of alley right-ofway are discouraged and shall not result in dead-end alleys. c. Applicant Proposal: The applicant is not proposing any improvements to the alley. d. Staff Comments/Recommendations: In accordance with District Policy , the developer should be required to pave the entire width of the alley right-of-way from 29 th Street to and abutting the development. OR The applicant should be required to pave the entire width of the alley right-of-way 30-feet back from the intersection of 29 th Street and the intersection of 28 th Street. 3. Driveways 3.1 Madison Avenue a. Existing Conditions: There is an existing 31-foot wide driveway onto Madison Avenue approximately 162-feet from 29 th Street (measured centerline-to-centerline). b. Policy: 4 Newbold Addition / BPP / SUB

38 Driveway Location Policy: District policy requires driveways located near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest street intersection. Successive Driveways: District Policy states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. Driveway Width Policy: District policy states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, , the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. c. Applicant s Proposal: The applicant is proposing to remove the existing driveway onto Madison Avenue, and replace it with curb and sidewalk. d. Staff Comments/Recommendations: The applicant should be required to remove the existing driveway as proposed and replace with vertical curb (to match the existing), and concrete sidewalk. 4. Tree Planters Tree Planter Policy: Tree Planter Policy: The District s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 5. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. D. Site Specific Conditions of Approval 1. Reconstruct all sidewalk along Madison Avenue abutting the site with 5-foot wide concrete sidewalk. OR Install a 5 X 5 concrete turnout area near the eastern property line on Madison Avenue. 2. Pave the entire width of the alley right-of-way from 29 th Street to and abutting the development. OR Pave the entire width of the alley right-of-way 30-feet back from the intersection of 29 th Street and the intersection of 28 th Street. 3. Remove the existing driveway onto Madison Avenue and replace with vertical curb, and concrete sidewalk. 4. Replace any deteriorated or deficient sidewalk, curb, gutter or pedestrian facilities along Madison Avenue abutting the site. 5. Payment of impacts fees are due prior to issuance of a building permit. 6. Comply with all Standard Conditions of Approval. 5 Newbold Addition / BPP / SUB