AGENDA HAILEY PLANNING & ZONING COMMISSION Monday, November 19, 2018 Hailey City Hall 5:30 p.m.

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1 City of Hailey COMMUNITY DEVELOPMENT DEPARTMENT Zoning, Subdivision, Building and Business Permitting and Community Planning Services 115 MAIN STREET SOUTH (208) HAILEY, IDAHO Fax: (208) Call to Order AGENDA HAILEY PLANNING & ZONING COMMISSION Monday, November 19, 2018 Hailey City Hall 5:30 p.m. Public Comment for items not on the agenda Consent Agenda CA 1 CA 2 CA 3 CA 4 Adoption of the Meeting Minutes of November 5th, ACTION ITEM Adoption of the Findings of Fact, Conclusions of Law and Decision of a Conditional Use Application by Four Paws Grooming, for overnight Pet Boarding, to be located at 519 South Main Street (Lots 8, 9, 10, Block 8, 20 of Chestnut Street adjacent to Lot 10, Block 8), which is located in the Business (B) and Townsite Overlay (TO) Zoning Districts. A Conditional Use Permit Application for pet grooming services was approved on September 11, ACTION ITEM Adoption of the Findings of Fact, Conclusions of Law and Decision of a Design Review Application by Sun Valley Car Wash, represented by Errin Bliss, for a new 3,292 square foot Car Wash Tunnel, to be located at 805 and 809 South 3rd Avenue, Hailey (Lots 1-8, Block 135, Hailey Townsite) within the Limited Business (LB) and Townsite Overlay (TO) Zoning Districts. This project consists of three phases. The proposed Car Wash Tunnel, parking and alley improvements, and landscaping will be constructed during the first phase. ACTION ITEM Adoption of the Findings of Fact, Conclusions of Law and Decision of a Preliminary Plat Application for Carbonate View Subdivision, represented by Galena Engineering, on behalf of W. Squared, LLC, where Tax Lot 8364 S. 9 & 16, T2N, R18E, Hailey, is resubdivided into fourteen (14) single-family lots, ranging in size from 7,053 square feet to 9,270 square feet. ACTION ITEM Public Hearings PH 1 Consideration of a Hillside Overlay District Application by Blaine County Recreation District, for a Trail Development Plan consisting of two phases. Phase One of the Trail Plan includes completion of Quigley perimeter trail located within Block 16 of Quigley Farms Large Block Plat and a bike/nordic trail construction located within Block 10 of the Quigley Farms Large Block Plat. Phase Two includes a future Quigley to Keefer Park BLM connector and three downhill flow trails located within Block 10 of the Quigley Farms Large Block Plat. ACTION ITEM

2 Reports and Discussion SR 1 Discussion of current building activity, upcoming projects, and zoning code changes. (no documents) SR 2 Discussion of the next Planning and Zoning meeting: Monday, December 3, (no documents) SR 3 Discussion of interesting mapping projects. (no documents)

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4 MEETING MINUTES HAILEY PLANNING & ZONING COMMISSION Monday, November 5, 2018 Hailey City Hall 5:30 p.m. Commissioners Present: Janet Fugate, Jeff Engelhardt, Owen Scanlon Commissioners Absent: Dan Smith, Richard Pogue Present: Lisa Horowitz, Robyn Davis Call to Order 5:30:01 PM Chair Fugate called the meeting to order. Public Comment for items not on the agenda No public comment for items not on the agenda. Consent Agenda CA 1 Adoption of the Meeting Minutes of October 15th, ACTION ITEM CA 2 Adoption of the Findings of Fact, Conclusions of Law and Decision of a Design Review Application submitted by Steven Thomas, represented by Floyd Town Architect P.A., for a new 3,797 square foot airport hangar, to be located adjacent to an existing hangar at 1310 Airport Circle, in the Airport (A) Zoning District. ACTION ITEM CA 3 Decision upholding an administrative decision of the Planning and Zoning Administrator regarding an appeal by Chauncy Gardner of Planning and Zonings Administrator s Interpretation of Code Memorandum dated August 13, 2018 regarding Sober Living located at 220 S 2 nd Ave (Lots 23 and 24, Block 26, Hailey Townsite). ACTION ITEM 5:31:01 PM Engelhardt motioned to approve the Consent Agenda items. Scanlon seconded and all were in favor. Public Hearings PH 1 Consideration of a Conditional Use Permit Application by Four Paws Grooming, for overnight VIP Pet Boarding, to be located at 519 South Main Street (Lots 8, 9, 10, Block 8, 20 of Chestnut Street adjacent to Lot 10, Block 8), which is located in the Business (B) and Townsite Overlay (TO) Zoning Districts. ACTION ITEM 5:35:15 PM Robyn Davis briefly summarized the project before turning it over to the Applicant Team. Chad Blincoe, Architect for the project, discussed the details of the remodel and how those details mitigate odor and noise level from the pets. Blincoe noted that an employee will be onsite at all times during a reserved overnight boarding. Blincoe addressed concerns of the total number of dogs onsite at one time. Rona Shoolroy, owner of Four Paws Grooming, went in to further detail regarding the total number of dogs onsite at one time. Shoolroy explained that the demand for doggie daycare is low and she would like to extend her services to offer overnight boarding. Shoolroy noted that, due to expenses, she doesn t expect to see more than five dogs (at their busiest time of year) in overnight boarding.

5 5:40:06 PM Scanlon questioned why the change in services from the original Conditional Use Permit Application. Shoolroy noted that there is a higher demand from her clients for overnight boarding. Scanlon also shared concerns of the total number of dogs onsite; however, noted that if the neighbors weren t opposed to the new service, he wasn t either. Shoolroy noted that the maximum number of dogs she could handle at one time is 20 dogs. That said, Shoolroy doesn t expect that many dogs to enroll, as the expenses of overnight boarding are high. Discussion ensued. 5:42:27 PM Chair Fugate inquired about the Motion Language Conditions. Davis clarified that Motion Language should only include Condition (a). 5:45:28 PM Chair Fugate opened and closed the item for public hearing. 5:45:39 PM Scanlon has no concerns with the proposed overnight use. Chair Fugate inquired about Scanlon s thoughts on the maximum number of dogs. Scanlon and Horowitz believe that assigning a maximum number is arbitrary and doesn t believe assigning a number is as important. Engelhardt and Chair Fugate also have no concerns with the proposed use. 5:42:27 PM Engelhardt motioned to approve the Conditional Use Permit Application by Four Paws Grooming for overnight VIP Pet Boarding, to be located at 519 South Main Street (Lots 8, 9, 10, Block 8, 20 of Chestnut Street adjacent to Lot 10, Block 8), finding that the application meets each of the criteria for review cited in the Hailey Municipal Code, that the Conditional Use Permit complies with the Comprehensive Plan, and that condition (a), is met. Scanlon seconded and all were in favor. PH 2 Consideration of Design Review Application by Gina Storey, represented by Errin Bliss, for a new 3292 square foot Car Wash Tunnel, to be located at 805 and 809 S 3 rd Ave, Hailey (Lots 1-8, Block 135, Hailey Townsite) within the Limited Business (LB) and Townsite Overlay (TO) Zoning Districts. ACTION ITEM 5:50:32 PM Davis provided a brief introduction to the project. Davis noted that all concerns and/or questions that were noted in the Report from the Public Works Department, have either been resolved and/or will be addressed in further detail at final design. 5:51:18 PM Errin Bliss, Bliss Architecture, presented the overall design and intent of the proposed project. Bliss discussed details of the design, site plan, circulation and parking. Bliss noted that the project consists of three phases, more specifically addressing Phase I, as it will be completed first. Bliss discussed the snow storage and noted that once Phase II gets underway, the asphalt will be removed and replaced with snowmelt concrete. 5:58:17 PM Bliss went on to discuss the details of the existing utilities in the alley and existing shed. Bliss discussed the layout of the café, car wash tunnel and office/studio space above the car wash tunnel. Bliss noted the indoor/outdoor space of the proposed café and went on to discuss the exterior materials proposed. Bliss noted that a mural will be painted on the west side of the car wash tunnel, closest to the Rodeo Grounds. Discussion ensued. 6:06:37 PM Engelhardt inquired about water recycling and or collection systems. Matthew Smey, owner of the project, noted that the proposed project will utilize a water recycling system, designed to recycling approximately 80 gallons of water. This water would be cleaned appropriately and reused for the next car wash. Smey s goal is to repurpose as much water as possible. Discussion ensued. 6:08:37 PM Engelhardt questioned the need for the 1,000-gallon grease/grit separator if water will be recycled. Smey noted that the separator will mitigate oil and other debris deposits, such as silt, into municipal water/wastewater systems. Engelhardt likes the concept and hopes the project will be successful.

6 6:10:25 PM Scanlon questioned whether or not he would stay in the car when his car goes through the car wash. Smey noted that drive will remain in car while going through the car wash. Scanlon also questioned the details of the hardscape during Phase I. Bliss noted that hardscape would be made up of fescue until Phase II and Phase III are constructed. Lastly, Scanlon suggested that the Architect and Applicant look to replace the wooden beams on the exterior of the buildings with steel beams, noting that steel beams may be better suited to weathering and staining. 6:14:56 PM Chair Fugate questioned, aside from low emissivity glazing, how the project meets the energy standards. Bliss and Smey noted that the water recycling component will contribute to the energy standards, as well as an electric car charging station. Horowitz noted that the project would meet the energy requirements if an electric car charging station was put in. Smey agreed and will consider more (i.e., solar panels), depending on finances. 6:20:00 PM Davis discussed the pathway from the five (5) parking stalls within the City Right-of- Way, noting did not make this sidewalk connectivity a Condition of Approval, as the Applicant Team agreed to add it during construction. Chair Fugate agreed that item did not need to be listed as a Condition now; however, would be revisited once the café came through Design Review. The Commission and agreed to address this in more detail once the café comes through Design Review. 6:21:10 PM Chair Fugate opened the item for public comment. Elizabeth Jeffery likes the project and loves that this car wash will be recycling their water. Jeffrey suggested adding a description or plaque to the outside of building noting its environmentally sustainable practices. 6:22:45 PM Chair Fugate closed the item for public comment. Engelhardt likes the idea of having a mural and suggested opening the piece up to artistic/organized graffiti. Smey would like to see more community involvement and input to the mural piece. Engelhardt is in favor of the project and will be an asset to community. Scanlon is also in favor of the project and believes this area is perfect for a car wash, as all noise projections will be into another car wash or into the Rodeo Grounds. 6:26:36 PM Davis noted that Condition (p), not included in the Report, was added later, and reads: The Applicant shall remove snow from the parking stalls within the City Right-of-way along Third Avenue. 6:26:46 PM Chair Fugate is also in favor of the project, loves the idea of the mural, and appreciates the design and environmentally-friendly components. All agreed. 6:20:00 PM Scanlon motioned to approve the Design Review Application by Sun Valley Car Wash, represented by Errin Bliss, for a new 3,292 square foot Car Wash Tunnel, to be located at 805 and 809 South 3rd Avenue, Hailey (Lots 1-8, Block 135, Hailey Townsite) within the Limited Business (LB) and Townsite Overlay (TO) Zoning Districts, finding that the project does not jeopardize the health, safety or welfare of the public and the project conforms to the applicable specifications outlined in the Design Review Guidelines, applicable requirements of the Zoning Title, and City Standards, provided conditions (a) through (p) are met. Engelhardt seconded and all were in favor. PH 3 Consideration of approval by the Hailey Planning and Zoning Commission of an Annexation Application from 2-IT Ranch, LLC, to annex State Highway 75 (SWNW TL 7137, Sec. 4, T2N, R18E), comprising a total of acres, into Hailey City Limits. Recommended zoning of the property is Limited Residential 2 (LR-2) and Recreational Green Belt (RGB). Included in the annexation request is a Planned Unit Development request and Preliminary Plat. This item will not be heard but is to be continued to the December 3, 2018, public hearing, per Applicant request. ACTION ITEM

7 No discussion ensued, as this item has been rescheduled to the December 3, 2018, public hearing. Reports and Discussion SR 1 Discussion of current building activity, upcoming projects, and zoning code changes. (no documents) SR 2 Discussion of the next Planning and Zoning meeting: Thursday, November 8, (no documents) Adjourn 6:30:18 PM Engelhardt motioned to adjourn. Scanlon seconded and all were in favor.

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9 Four Paws Grooming Conditional Use Permit Lots 8, 9, 10, Block 8; 20 of Chestnut Street (519 South Main Street) Planning and Zoning Commission November 19, 2018 Findings of Fact Page 1 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION On November 5, 2018, the Hailey Planning and Zoning Commission considered a Conditional Use Application by Four Paws Grooming, for overnight Pet Boarding, to be located at 519 South Main Street (Lots 8, 9, 10, Block 8, 20 of Chestnut Street adjacent to Lot 10, Block 8), which is located in the Business (B) and Townsite Overlay (TO) Zoning Districts. A Conditional Use Permit Application for pet grooming services was approved on September 11, FINDINGS OF FACT Notice: Notice for the October 15, 2018, public hearing was published in the Idaho Mountain Express on September 26, 2018 and mailed to property owners within 300 feet on September 26, The item was not heard on October 15, 2018, and was continued on the record to November 5, The notice for the November 5, 2018, public hearing was published in the Idaho Mountain Express on October 17, 2018 and mailed to property owners within 300 feet on October 17, Application: The Applicant is proposing Overnight VIP Pet Boarding. A Conditional Use Permit Application for Pet Grooming Services was approved by the Planning and Zoning Commission on September 11, At that time, the Applicant was uncertain of the demand for Overnight Pet Boarding. A year of operating in its new facility at 519 South Main Street, and the Applicant discovered an unmet need in Hailey: Overnight Pet Boarding for residents and visitors, alike. According to Title 17, Section : District Use Matrix, of the Hailey Municipal Code, veterinarians, pet grooming services, and training with no outdoor kenneling, requires a Conditional Use Permit in the Business (B) Zoning District. Per the North American Industry Classification System (NAICS), Overnight Pet Boarding can be categorized as Pet Care Services or Pet Grooming Services. Though Overnight Pet Boarding is not defined in the Hailey Municipal Code or categorized separately in Title 17: Zoning Regulations, Section : District Use Matrix, as Overnight Pet Boarding, it can be assumed from the NAICS description that Overnight Pet Boarding be included in the same category as veterinarians, pet grooming services, and training with no outdoor kenneling, and permitted as a Conditional Use in the Business (B) Zoning District. Procedural History: The Conditional Use Permit Application was submitted on September 7, 2018 and certified complete on September 10, A public hearing before the Planning and Zoning Commission for approval or denial of the project will be held on October 15, 2018, in the Hailey City Council Chambers.

10 Four Paws Grooming Conditional Use Permit Lots 8, 9, 10, Block 8; 20 of Chestnut Street (519 South Main Street) Planning and Zoning Commission November 19, 2018 Findings of Fact Page 2 General Requirements for all Conditional Use Permits Compliant Standards and Commission Findings Yes No N/A City Code City Standards and Commission Findings Complete Application: The application shall include at least the following information: a. Name, address, and phone number of the applicant. b. Proof of interest in the subject property by the applicant, such as a deed, contract of sale, option to purchase, or lease agreement. c. Legal description of the subject property, including street address. d. Description of existing use. e. Zoning district of subject property. f. Description of proposed conditional use. g. A plan of the proposed site for the conditional use showing the location of all buildings, parking and loading areas, traffic access and traffic circulation, open spaces, easements, existing and proposed grade, energy efficiency considerations, landscaping, exterior lighting plan as required by Article VIIIB of this Ordinance, refuse and service areas, utilities, signs, property lines, north arrow, and rendering of building exteriors, where applicable. h. A narrative statement evaluating the effects on adjoining property, the effect of such elements as noise, glare, odor, fumes, and vibration on adjoining property. i. A narrative statement identifying surrounding land uses and discussing the general compatibility of the proposed use with adjacent and other properties in the district. j. A narrative discussion of the relationship of the proposed use to the Comprehensive Plan. k. A list of the names and addresses of all property owners and residents within three hundred (300) feet of the external boundaries of the land being considered. l. Any other information as requested by the Administrator to determine if the proposed conditional use meets the intent and requirements of this Article. m. A fee established in a separate ordinance approved by the Council. Overnight Pet Boarding is allowed with a Conditional Use Permit under Section of the Hailey Municipal Code. The Applicant is requesting Overnight Pet Boarding in an existing building, located at 519 South Main Street, also known as Four Paws Grooming. All reserved overnight boarding will be accompanied by onsite. Department Engineering: No concerns Life/Safety: No concerns Water and Sewer: No concerns Building: No concerns Streets: No concerns Boards and Committees: No concerns

11 Four Paws Grooming Conditional Use Permit Lots 8, 9, 10, Block 8; 20 of Chestnut Street (519 South Main Street) Planning and Zoning Commission November 19, 2018 Findings of Fact Page A Signs 17.08A Signs: The applicant is hereby advised that a sign permit is required for any signage exceeding four square feet in sign area. Approval of signage areas or signage plan in Design Review does not constitute approval of a sign permit. Commission Findings 17.08C.040 Outdoor Lighting Standards Commission Findings Onsite Parking Req. Commission Findings (B) Commission Findings (C) Commission Findings (D) No new signage is proposed. Existing signage has been approved and complies with this standard C.040 General Standards a. All exterior lighting shall be designed, located and lamped in order to prevent: 1. Overlighting; 2. Energy waste; 3. Glare; 4. Light Trespass; 5. Skyglow. b. All non-essential exterior commercial and residential lighting is encouraged to be turned off after business hours and/or when not in use. Lights on a timer are encouraged. Sensor activated lights are encouraged to replace existing lighting that is desired for security purposes. c. Idaho Power shall not install any luminaires after the effective date hereof that lights the public right of way without first receiving approval for any such application by the lighting administrator. d. All exterior lighting shall be full cutoff luminaires with the light source downcast and fully shielded, unless exceptions are specified in subsection 17.08C , Type of Luminaires, of this Chapter. No new exterior lighting is proposed. All existing lighting complies with the Dark Sky Ordinance. See Section for applicable code. Require 1 space per 1,000 square feet The building square footage is 2,302 square feet, requiring two (2) spaces. Five (5) parking spaces have been provided on site. B. Where alleys exist, access to on-site parking for any non-residential use or for any multifamily dwelling of three or more units shall be from the alley. Parking areas adjacent to alleys may be designed to allow a vehicle to back from the parking area into the alley. N/A, as the parking configuration is existing. Parking can be accessed from Chestnut Street and Main Street. C. If the site is not serviced by an alley, access shall be from a single approach to the street to confine vehicular/pedestrian conflict to limited locations, allow more buffering of the parking area and preserve the street frontage for pedestrian traffic. N/A, as access is existing. Parking access is off of Chestnut Street and Main Street. D. Access for on-site parking areas or loading spaces shall be located in such a way that any vehicle entering or leaving such area shall be clearly visible by a pedestrian or motorist approaching the access or driveway from a public or private street.

12 Commission Findings (E) Four Paws Grooming Conditional Use Permit Lots 8, 9, 10, Block 8; 20 of Chestnut Street (519 South Main Street) Planning and Zoning Commission November 19, 2018 Findings of Fact Page 4 The existing parking locations are clearly visible to both pedestrians and motorists off of Chestnut Street. E. Access for subdivisions shall be provided in accordance with standards set forth in Section 4 of the Subdivision Ordinance. Commission Findings (F) N/A F. Parking areas containing no more than two (2) parking spaces in any zoning district or parking areas within the LR, GR, TN, TI and LI Districts may be designed to allow a vehicle to back from the parking area into the public right-of-way. Commission Findings (G) N/A, as the building is located in the Business (B) Zoning District. G. Parking areas for residential uses only may be designed to allow required parking spaces for one vehicle to deny access to another vehicle, thus stacking the parking area. For non-residential uses, stacked parking may be allowed only for additional spaces that may be provided in excess of the required number of parking spaces. Commission Findings Chapter 17.05: Bulk Requirements Commission Findings N/A, as this is a non-residential use. Existing parking is not stacked. Business (B) District: - Minimum Lot Size: 0 sf - Maximum Lot Width: 0 ft - Maximum Building Height: 35 - Front Setback: 0 ft - Side and Rear Yard Setback: 0 ft The structure and lot are existing. Chapter Criteria for Review of Conditional Use Permits Compliant Standards and Commission Findings Yes No N/A City Code City Standards and Commission Findings Compliance with the Comprehensive Plan : Purpose. The City of Hailey recognizes that certain uses possess unique and special characteristics with respect to their location, design, size, method of operation, circulation, and public facilities. In order to protect the public welfare and promote conformance with the Comprehensive Plan, conditional use permits are required for such uses upon review by the Commission. Commission Findings This Application complies with the following goals and objectives of the Comprehensive Plan: Goal 5.2: Land Use, Population, and Growth Management: Maintain Downtown as the area containing the greatest concentration of commercial, cultural and civic activity and the priority area for encouraging higher density commercial and mixed-use (commercial and

13 Four Paws Grooming Conditional Use Permit Lots 8, 9, 10, Block 8; 20 of Chestnut Street (519 South Main Street) Planning and Zoning Commission November 19, 2018 Findings of Fact Page 5 residential) development. o This project brings civic activity to an existing building in Hailey s Downtown. A larger building could provide the opportunity for the business to grow in size, offering services to meet the needs of Hailey residents and visitors, alike. Goal 6.1: Economic Development: Encourage a diversity of economic development opportunities within Hailey. o The project will bring activity to the downtown area and promote economic growth and downtown diversity (a) The Commission or Hearing Examiner shall review the particular facts and circumstances of each proposed conditional use in terms of the following standards and, if approved, shall find adequate evidence showing that such use at the proposed location: a. Will, in fact, constitute a conditional use as established for the zoning district involved; and Commission Findings According to Chapter of the Hailey Municipal Code, overnight pet boarding requires a Conditional Use Permit in the Business (B) Zoning District (b) b. Will be designed, constructed, operated, and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity, and that such use will not change the essential character of the same area; Commission Findings The property to the north of Four Paws is currently a preschool facility, Little River Preschool. Separation has been enhanced with an improved fence. Main Street is adjacent to the east, and D.L. Evans Bank is located to the south. The property to the west is currently a residential dwelling, and is separated by open space and mature landscaping. Downtown Hailey is comprised of a variety of commercial uses and per the Comprehensive Plan, thrives on diversity (c) c. Will not be hazardous or disturbing to existing or future neighboring uses. Commission Findings The Commission discussed the proposed use, the potential noise level and any odors that may come from overnight boarding. The Applicant noted that the space was renovated in 2017/2018 to accommodate for several animals being onsite. An outdoor space has been designated for animals to move more freely. A sound deadening concrete floor has been incorporated to minimize sound from the building, and additional wall and ceiling insulation has been added to mitigate animal sounds. A new HVAC system with air purification and filtering to reduce the impact of added odor has also been installed. The Applicant also noted that the animals would not be allowed outside before 9:00am each day. This process is to ensure that the noise levels remain low and no additional impact or disruption is caused to the surrounding businesses and area. The Commission found the improvements and restrictions noted above to be adequate for the proposed use.

14 Four Paws Grooming Conditional Use Permit Lots 8, 9, 10, Block 8; 20 of Chestnut Street (519 South Main Street) Planning and Zoning Commission November 19, 2018 Findings of Fact Page (d) d. Will be served adequately by essential public facilities and services such as highways, streets, police and fire protection, and drainage structure. Agencies responsible for the establishment of the proposed use shall be able to provide adequately any such service. Commission Findings It does not appear that this use will impact the ability for public facilities to provide services to this property. The vehicular and pedestrian access to the site will remain as it currently exists (e) e. Will not create excessive additional requirements at public cost for public facilities and services; and Commission Findings At this time, no additional cost will be incurred from any public agencies for this facility to function and operate (f) f. Will not involve uses, activities, processes, materials, equipment, or conditions of operation that will be detrimental to any persons, property, or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare, dust, odors, vibration, water or air pollution, or safety hazards. Commission Findings The Commission discussed the proposed use, the potential noise level and any odors that may come from overnight boarding. The Applicant noted that the space was renovated in 2017/2018 to accommodate for several animals being onsite. An outdoor space has been designated for animals to move more freely. A sound deadening concrete floor has been incorporated to minimize sound from the building, and additional wall and ceiling insulation has been added to mitigate animal sounds. A new HVAC system with air purification and filtering to reduce the impact of added odor has also been installed. The Applicant also noted that the animals would not be allowed outside before 9:00am each day. This process is to ensure that the noise levels remain low and no additional impact or disruption is caused to the surrounding businesses and area. The Commission found the improvements and restrictions noted above to be adequate for the proposed use (g) g. Will have vehicular approaches to the property which shall be designed so as not to create an interference with traffic on surrounding public thoroughfares; Commission Findings The existing building is accessed via Chestnut Street and Main Street for public parking. This traffic pattern is existing, and is not aware of any issues with the current circulation (h) h. Will not result in the destruction, loss or damage of a natural, scenic or historic feature. Commission Findings The addition of Overnight VIP Pet Boarding shall not result in the destruction, loss or damage of natural, historic or scenic features. The space was renovated in 2017/2018 to accommodate for several animals being onsite. An outdoor space has been designated for animals to move more freely. A sound deadening concrete floor has been incorporated to minimize sound from the building, and additional wall and ceiling insulation has been added to mitigate animal sounds. The renovations complement the surrounding buildings on Main Street, retaining

15 Four Paws Grooming Conditional Use Permit Lots 8, 9, 10, Block 8; 20 of Chestnut Street (519 South Main Street) Planning and Zoning Commission November 19, 2018 Findings of Fact Page 7 essential character and charm found in the area Conditions. The Commission or Hearing Examiner may impose any conditions which it deems necessary to secure the purpose of City regulations and give effect to the Comprehensive Plan. Conditions which may be attached include, but are not limited to those which will: (A) Require conformity to approved plans and specifications (B) Require or restrict open spaces, buffer strips, walls, fences, signs, concealing hedges, landscaping and lighting (C) Restrict volume of traffic generated, require off-street parking, and restrict vehicular movements within the site and points of vehicular ingress and egress or other conditions related to traffic (D) Require performance characteristics related to the emission of noise, vibration and other potentially dangerous or objectionable elements (E) Limit time of day for the conduct of specified activities (F) Require guarantees such as performance bonds or other security for compliance with the terms of the approval (G) Require dedications and public improvements on property frontages (H) Require irrigation ditches, laterals, and canals to be covered or fenced (I) Minimize adverse impact on other development (J) Control the sequence, timing and duration of development (K) Assure that development is maintained properly (L) Designate the exact location and nature of development (M) Require the provision for on-site or off-site public services (N) Require more restrictive standards than those generally found in this Ordinance (O) Mitigate foreseeable social, economic, fiscal and environmental effects (P) Set a limit on the duration of the permit when deemed necessary (Q) Allow for subsequent periodic review. Summary Section of the Hailey Zoning Ordinance states that the City of Hailey recognizes that certain uses possess unique and special characteristics with respect to their location, design, size, method of operation, circulation, and public facilities. In order to protect the public welfare and promote conformance with the Comprehensive Plan, conditional use permits are required for such uses upon review by the Commission. Conditional Use Permits are subject to review and revocation pursuant to Section of the Hailey Municipal Code. This statement will be included in the Findings of Fact, Conclusions of Law, and Decision for any Conditional Use Permit approved by the Commission. By ordinance, the Commission is required to decide to approve, conditionally approve, or deny the application within forty-five (45) days after conclusion of the public hearing and issue its decision together with the reasons therefore. The Commission is required to review the application, all supporting documents and plans, and Section of the Zoning Ordinance, in making their decision.

16 Four Paws Grooming Conditional Use Permit Lots 8, 9, 10, Block 8; 20 of Chestnut Street (519 South Main Street) Planning and Zoning Commission November 19, 2018 Findings of Fact Page 8 The Commission should make Findings of Fact related to the criteria of Section 17.11, (a) through (h). Conclusions of Law Based upon the above Findings of Fact, the Commission makes the following Conclusions of Law: 1. Adequate notice, pursuant to Title 17, Section (D), was given. 2. The project is in general conformance with the Hailey Comprehensive Plan. 3. The project does not jeopardize the health, safety, or welfare of the public. 4. Upon compliance with the conditions set forth, the project conforms to the applicable standards of, Chapter 17.11, Conditional Use, and other Chapters of the Zoning Ordinance and City Standards. Decision The Conditional Use Permit Four Paws Grooming, to expand services to VIP Overnight Boarding, at 519 South Main Street (Lots 8, 9, 10, Block 8, 20 of Chestnut Street adjacent to Lot 10, Block 8), which is located in the Business (B) and Townsite Overlay (TO) Zoning Districts, finding that the project does not jeopardize the health, safety or welfare of the public and the project conforms to the applicable specifications outlined in Chapter 17.11, applicable requirements of the Zoning Ordinance, Title 18, and City Standards, provided condition (a) is met. The following conditions are suggested to be placed on any approval of this Application: a) All Fire Department and Building Department requirements shall be met in regard all maintenance, administrative, and other functions of this facility. Signed this day of, Janet Fugate, Planning & Zoning Commission Chair Attest: Jessie Parker, Community Development Assistant

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18 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 1 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION On November 5, 2018, the Hailey Planning and Zoning Commission considered a Design Review Application by Sun Valley Car Wash, represented by Errin Bliss, for a new 3,292 square foot Car Wash Tunnel, to be located at 805 and 809 South 3rd Avenue, Hailey (Lots 1-8, Block 135, Hailey Townsite) within the Limited Business (LB) and Townsite Overlay (TO) Zoning Districts. This project consists of three phases. The proposed Car Wash Tunnel, parking and alley improvements, and landscaping will be constructed during the first phase. FINDINGS OF FACT Notice: Notice for the public hearing was published in the Idaho Mountain Express on October 17, 2018 and mailed to property owners within 300 feet on October 17, Application: The Applicant is proposing a new 3,292 square foot Car Wash Tunnel, which will also include: two new vacuum stations, parking and alley improvements, and landscaping. Access to the building will remain as existing, from Third Avenue and the alley. This project consists of three phases. Subsequent phases will include the construction of the Café and a second Car Wash Tunnel, larger in size to accommodate for larger vehicles, such as: vans, busses, trucks, and more. Procedural History: The Design Review Application was submitted on October 5, 2018 and certified complete on October 15, A public hearing before the Planning and Zoning Commission for approval or denial of the project was held on November 5, 2018, in the Hailey City Council Chambers. General Requirements for all Design Review Applications Compliant Standards and Yes No N/A City Code City Standards and Complete Application Department Engineering: All Drywells located on City property need to comply with City Standards. All Drywells on private property, that serve drainage on public property, will need an Access and Maintenance Easement. Per the Public Works Department, Drywell #2 appears to receive a large amount of onsite flow. Public Works recommends that all onsite flow be intercepted before leaving the site, when the area, such as the proposed area, is significant in size. The Applicant confirmed that all Drywells located in the City Right-of-Way will meet City Standards as drawn on the Permit Drawings. The City Engineer will review and approve/comment prior to issuance of a Building Permit. Public Works Department shared concerns of runoff along Senior Center curb line.

19 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 2 City recommends that runoff in the area be addressed in greater depth. The City Engineer noted that Civil Plans do not address Ribbon Curb Detail, as called for on the Site Plan. City Engineer questions whether curb detail is proud or flush, and if proud, City Engineer believes it will complicate the proposed parking for the Senior Center near the new northern approach. The Applicant confirmed that curb detail is flush and will provide detail in the Permit Drawings. Life/Safety: No comments Water and Sewer: The Public Works Department recommends that the Owner install a 1,000-gallon or larger grease/grit separator. This separator shall be connected to the car wash drains only. The separator will need to be serviced and maintained regularly. All other domestic sewer will need to bypass the separator and deposit directly in to the sewer main. This has been made a Condition of Approval. The Public Works Department also recommends installation of a RPBA Backflow Device on the Domestic Service System going to the proposed Car Wash, as use is categorized as a High Hazard. The proposed Café will also need the same backflow device if coming from a separate connection. Irrigation will need a Double Check, with current standards on how to connect irrigation off of their main water supply. Details to be reviewed at Final Design. Lastly, upon inspection, the Public Works Department noted that the existing water service for 809 South Third Avenue comes off of Third Avenue, not in the alley, as shown on the submitted plans. City suggests that if the Owner would like two water services to the property, they will need to tap the water main and run a new service. All unused water services at the main shall be abandoned. This has been made a Condition of Approval. Building: No comments Streets: The City of Hailey shall not maintain the proposed landscaping within the City Right-of-Way, nor perform snow removal in these areas. Curb lines adjacent and parallel to Third Avenue shall be ramped where a snow plow has the potential to impact them. The Streets Division questions whether a combined curb and gutter section be more appropriate for this area. The Applicant Team is receptive to City feedback and are open to further discussion. The proposed off-site parking spaces on Third Avenue need to connect to the proposed sidewalk that runs parallel with Third Avenue. City recommends that through connectivity be made to ensure pedestrians can safely access Hailey Car Wash and Café without walking over landscaping and/or roadway. The Applicant Team has agreed to provide an access route, if preferred by the City. Hailey Car Wash applied for a Conditional Use Permit (CUP) in The Commission approved the CUP Application in February The Streets Department noted in the Findings of Fact, that the alley behind the subject property is in poor condition and will need to be repaired. believes the use proposed will create additional impact on the alley, such that the alley should be widened to 12- feet for the width and for the length of the subject property. This has been made a Condition of Approval. City further notes that there will be no snow removal by the City in the alley. If performed in the future, City believes the proposed reverse alley crown will be difficult to plow; however, are in favor of not having the

20 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 3 runoff flow over the alley to the west. City questions how the reverse crown would tie into the existing alley paving. All improvements within the City Right-of-Way must comply with City Standards and additional review and comment will be provided at final design A Signs 17.08A Signs: The applicant is hereby advised that a sign permit is required for any signage exceeding four square feet in sign area. Approval of signage areas or signage plan in Design Review does not constitute approval of a sign permit Onsite Parking Requirements Proposed signage is shown on the drawings that were submitted October 9, A Sign Permit Application and review will be required prior to installation. This has been made a Condition of Approval. See Section for applicable code. 1 parking space per 1,000 gross square feet The Hailey Municipal Code requires one (1) parking space per 1,000 gross square feet. The proposed Car Wash Tunnel is 3,292 square feet in size; therefore, three (3) parking spaces are required. The Applicant is proposing three (3) parking spaces, along with one (1) accessible space; a total of four (4) parking spaces altogether. The proposed Café is 2,010 square feet in size; therefore, two (2) parking spaces are required. The Applicant is proposing four (4) parking spaces, along with one (1) accessible space; a total of five (5) parking spaces altogether. A total of five (5) off-site parking spaces are also proposed. Three (3) bike spaces are also required. Two (2) bike posts are proposed. Each post can accommodate two (2) bikes. A total of four (4) bike spaces are proposed C.040 Outdoor Lighting Standards This project meets the total number of parking spaces required by the Hailey Municipal Code C.040 General Standards a. All exterior lighting shall be designed, located and lamped in order to prevent: 1. Overlighting; 2. Energy waste; 3. Glare; 4. Light Trespass; 5. Skyglow. b. All non-essential exterior commercial and residential lighting is encouraged to be turned off after business hours and/or when not in use. Lights on a timer are encouraged. Sensor activated lights are encouraged to replace existing lighting that is desired for security purposes. c. Canopy lights, such as service station lighting shall be fully recessed or fully shielded so as to ensure that no light source is visible from or causes glare on public rights of way or adjacent properties. d. Area lights. All area lights are encouraged to be eighty-five (85) degree full cut-off type luminaires. e. Idaho Power shall not install any luminaires after the effective date of this Article that lights the public right of way without first receiving approval for any such application by the Lighting Administrator.

21 Bulk Requirements Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 4 The Applicant is proposing a variety of light fixtures. Cut sheets and a photometric plan have been submitted. Zone: Limited Business (LB) Maximum Height: 35 Lot Coverage: 70% Proposed Height of Car Wash Tunnel: 27 Proposed Height of Café: 14 Proposed Front Yard Setback: 12-4 Proposed Rear Yard Setback: 18-6 Proposed Side Yard Setbacks: North: 61-9 South: 27-7 Proposed Lot Coverage: 20% (4,962 square feet of building area / 24,071 square feet of lot area = 20%) (A)1 Required Street Improvements Required The proposed Car Wash Tunnel and Café comply with the height, setback requirements and lot coverage of the Hailey Municipal Code. Sidewalks and drainage improvements are required in all zoning districts, except as otherwise provided herein. A new 6-foot wide sidewalk, curb and gutter are proposed at the east property line along Third Avenue. A 5-foot wide sidewalk runs perpendicular to the sidewalk along Third Avenue and will connect pedestrians from Third Avenue west into the site. This sidewalk leads to the front entrance of the proposed Café and to the east side of the Car Wash Tunnel. Another 5-foot wide sidewalk will run parallel with the Car Wash Tunnel, where pedestrians and/or employees can gain access to the south entrance of the Car Wash Tunnel. The proposed off-site parking spaces on Third Avenue need to connect to the proposed sidewalk that runs parallel with Third Avenue. The Commission found that through connectivity be made to ensure pedestrians can safely access Hailey Car Wash and Café without walking over landscaping and/or roadway. The Applicant Team has agreed to provide an access route, which will be addressed in more detail when the proposed Café comes through Design Review (B) Required Water System Improvements All improvements within the City Right-of-Way must comply with City Standards and additional review and comment will be provided at final design. In the Townsite Overlay District, any proposal for new construction or addition of a garage accessing from the alley, where water main lines within the alley are less than six (6) feet deep, the developer shall install insulating material (blue board insulation or similar material) for each and every individual water service and main line between and including the subject property and the nearest public street, as recommended by the City Engineer. This will be made a Condition of Approval.

22 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 5 Design Review Requirements for Non-Residential, Multifamily, and/or Mixed-Use Buildings within the City of Hailey 1. Site Planning: (A) 1, items (a) thru (n) Compliant Standards and Yes No N/A City Code City Standards and (A) 1a (A) 1b a. The location, orientation and surface of buildings shall maximize, to the greatest extent possible sun exposure in exterior spaces to create spaces around buildings that are usable by the residents and allow for safe access to buildings The proposed project follows the grid pattern of downtown Hailey. The proposed Car Wash Tunnel runs parallel with the north and south property lines. The east elevation will include two overhead doors and several storefront windows, to better incorporate natural light and break up the long wall plane of the tunnel. The second floor, a 340 square foot office/studio space, will be accessed from the north, and will also include several windows and a balcony, to create a more welcoming space by its employees. b. All existing plant material shall be inventoried and delineated, to scale, and noted whether it is to be preserved, relocated or removed. Removal of trees larger than 6-inch caliper proposed to be removed require an arborist review. Any tree destroyed or mortally injured after previously being identified to be preserved, or removed without authorization, shall be replaced with a species of tree found in the Tree Guide and shall be a minimum of 4-inch caliper. The Applicant is proposing to add a variety of trees, shrubs and flowers, which will address details of color, texture and form, as well as complement the area and downtown Hailey nicely. The Applicant is proposing to add a total of twenty (20) trees to the site. The following specie types and sizes are proposed: Eleven (11) - 4 caliper trees o Four (4) Deborah Norway Maple Trees o Four (4) Greenspire Linden Trees o Three (3) Japanese Lilac Trees Four (4) 3 caliper trees o Four (4) Columnar Siberian Crab Apple Trees Three (3) 2 ½ caliper trees o Three (3) Vanderwolf s Pyramid Limber Pine + one (1) additional 4 caliper tree The Applicant is proposing to remove the following trees from the site: Three (3) - 16 caliper Crab Apple Trees One (1) - 12 caliper Siberian Elm Tree Three (3) - 6 caliper Siberian Elm Trees One (1) - 48 caliper Cottonwood Tree One (1) - 8 caliper Norway Spruce Tree One (1) - 12 caliper Colorado Spruce Tree One (1) - 6 caliper Arctic Willow Tree The Applicant is also proposing to incorporate raised planter beds along the north and east elevations of the Car Wash Tunnel.

23 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 6 The City Arborist recommends that all landscaping maintenance within the City Right-of-Way be the responsibility of the Owner, as some of the proposed landscaping requires more maintenance than others (Syringa Reticulata). The City Arborist believes structured maintenance of said area is needed to best meet the needs of the landscaping and to comply with City Standards. This has been made a Condition of Approval (A) 1c The City Arborist also recommends that all plants proposed at a size #1 (1-gallon pot size) shall be increased to a minimum of size #5 (5-gallon pot size). The City Arborist believes there is too much space between mature shrubs and perennials, creating unnecessary gaps and giving the appearance of incomplete landscaping. By increasing the size and number of shrubs and perennials per planting bed, said beds will look fuller and more complete, while still allowing enough space as not to overcrowd at maturity. This has been made a Condition of Approval. c. Site circulation shall be designed so pedestrians have safe access to and through the site and to building. A new 6-foot wide sidewalk, curb and gutter are proposed at the east property line along Third Avenue. A 5-foot wide sidewalk runs perpendicular to the sidewalk along Third Avenue and will connect pedestrians from Third Avenue west into the site. This sidewalk leads to the front entrance of the proposed Café and to the east side of the Car Wash Tunnel. Another 5-foot wide sidewalk will run parallel with the Car Wash Tunnel, where pedestrians and/or employees can gain access to the south entrance of the Car Wash Tunnel. The proposed off-site parking spaces on Third Avenue need to connect to the proposed sidewalk that runs parallel with Third Avenue. City recommends that through connectivity be made to ensure pedestrians can safely access Hailey Car Wash and Café without walking over landscaping and/or roadway. The Applicant Team has agreed to provide an access route, if preferred by the City (A) 1d (A) 1e All improvements within the City Right-of-Way must comply with City Standards and additional review and comment will be provided at final design. d. Building services including loading areas, trash storage/pickup areas and utility boxes shall be located at the rear of a building; the side of the building adjacent to an internal lot line may be considered as an alternate location. These areas shall be designed in a manner to minimize conflict among uses and shall not interfere with other uses, such as snow storage. These areas shall be screened with landscaping, enclosures, fencing or by the principal building. The loading/unloading area is proposed to be located on the west side of the Car Wash Tunnel, to be accessed from the alley. The trash enclosure, a new 6- foot high concrete masonry wall, will also be accessed from the alley. The trash enclosure will be screened from view and will complement the proposed design of the Car Wash Tunnel. A letter will be required from Clear Creek Disposal stating that the trash area is accessible. This has been made a Condition of Approval and shall be submitted prior to issuance of a Certificate of Occupancy. e. Where alleys exist, or are planned, they shall be utilized for building services. Employee parking, an accessible parking space and a deliveries/loading and unloading zone will be accessed via the alley.

24 (A) 1f (A) 1g (A) 1h (A) 1i Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 7 Vehicular traffic entering the site from Third Avenue could also exit on to the alley, or if utilizing the Car Wash Tunnel, could exit back on to Third Avenue via the southern entrance/exit. f. Vending machines located on the exterior of a building shall not be visible from any street. None proposed or existing. g. On-site parking areas shall be located at the rear of the building and screened from the street. Parking and access shall not be obstructed by snow accumulation. (NOTE: If project is located in Airport West Subdivision, certain standards may apply that are not listed here. See code for details.) i. Parking areas located within the SCI zoning district may be located at the side or rear of the building. ii. Parking areas may be considered at the side of buildings within the B, LB, TI and LI zoning districts provided a useable prominent entrance is located on the front of the building and the parking area is buffered from the sidewalk adjacent to the street. Onsite parking areas are located cozily in front of the Café and to the east side of the Car Wash Tunnel. A useable, prominent entrance and exit are proposed to be located off of Third Avenue. Onsite parking areas will be buffered by sidewalks, landscaping and a wood slat screen/signage wall. h. Access to on-site parking shall be from the alley or, if the site is not serviced by an alley, from a single approach to the street to confine vehicular/pedestrian conflict to limited locations, allow more buffering of the parking area and preserve the street frontage for pedestrian traffic. Employee parking, an accessible parking space and a deliveries/loading and unloading zone will be accessed via the alley. Vehicular traffic entering the site from Third Avenue could also exit on to the alley, or if utilizing the Car Wash Tunnel, could exit back on to Third Avenue via the southern entrance/exit. All other onsite parking is proposed to be accessed via Third Avenue. i. Snow storage areas shall be provided on-site where practical and sited in a manner that is accessible to all types of snow removal vehicles of a size that can accommodate moderate areas of snow. The site plan proposes 8,082 square feet of hardscape (parking, vehicle and pedestrian areas). 25% of this (2,021 square feet) is required for snow storage. 2,056 square feet of snow storage is proposed. Snow storage areas also appear to be accessible to all types of snow removal vehicles. Phase I of the proposed project complies with the snow storage requirements set forth in the Hailey Municipal Code (A) 1j That said, the proposed project consists of three (3) phases of construction. When Phase II of the project is constructed, the existing asphalt paving will be removed and replaced with concrete paving and a snowmelt system. All other areas will be comprised of fescue until Phase III gets underway. The Commission found the replacement of asphalt paving with concrete paving and a snowmelt system satisfactory for snow storage and removal. j. Snow storage areas shall not be less than 25% of the improved parking and vehicle and pedestrian circulation areas.

25 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 8 The site plan proposes 8,082 square feet of hardscape (parking, vehicle and pedestrian areas). 25% of this (2,021 square feet) is required for snow storage. 2,056 square feet of snow storage is proposed. Phase I of the proposed project complies with the snow storage requirements set forth in the Hailey Municipal Code (A) 1k That said, the proposed project consists of three (3) phases of construction. When Phase II of the project is constructed, the existing asphalt paving will be removed and replaced with concrete paving and a snowmelt system. All other areas will be comprised of fescue until Phase III gets underway. The Commission found the replacement of asphalt paving with concrete paving and a snowmelt system satisfactory for snow storage and removal. k. A designated snow storage area shall not have any dimension less than 10 feet. The site plan proposes 8,082 square feet of hardscape (parking, vehicle and pedestrian areas). 25% of this (2,021 square feet) is required for snow storage. 2,056 square feet of snow storage is proposed. Phase I of the proposed project complies with the snow storage requirements set forth in the Hailey Municipal Code (A) 1l That said, the proposed project consists of three (3) phases of construction. When Phase II of the project is constructed, the existing asphalt paving will be removed and replaced with concrete paving and a snowmelt system. All other areas will be comprised of fescue until Phase III gets underway. The Commission found the replacement of asphalt paving with concrete paving and a snowmelt system satisfactory for snow storage and removal. l. Hauling of snow from downtown areas is permissible where other options are not practical. The site plan proposes 8,082 square feet of hardscape (parking, vehicle and pedestrian areas). 25% of this (2,021 square feet) is required for snow storage. 2,056 square feet of snow storage is proposed. Phase I of the proposed project complies with the snow storage requirements set forth in the Hailey Municipal Code (A) 1m That said, the proposed project consists of three (3) phases of construction. When Phase II of the project is constructed, the existing asphalt paving will be removed and replaced with concrete paving and a snowmelt system. All other areas will be comprised of fescue until Phase III gets underway. The Commission found the replacement of asphalt paving with concrete paving and a snowmelt system satisfactory for snow storage and removal. m. Snow storage areas shall not impede parking spaces, vehicular and pedestrian circulation or line of sight, loading areas, trash storage/pickup areas, service areas or utilities. None of the above appear to be impeded by snow storage.

26 (A) 1n Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 9 n. Snow storage areas shall be landscaped with vegetation that is salt-tolerant and resilient to heavy snow. Snow storage areas appear to be landscaped. 2. Building Design: (A) 2, items (a) thru (m) Compliant Standards and Yes No N/A City Code City Standards and (A) 2a (A) 2b (A) 2c a. The proportion, size, shape and rooflines of new buildings shall be compatible with surrounding buildings. The proportion, size and rooflines of the new buildings are compatible with other businesses in the area. b. Standardized corporate building designs are prohibited. The proposed buildings comply with this standard. No standardized corporate design will be utilized. c. At ground level, building design shall emphasize human scale, be pedestrian oriented and encourage human activity and interaction. Phase I, the construction of the Car Wash Tunnel, will include a variety of exterior materials to enhance and emphasize human scale. The exterior materials proposed are: metal wall panels, in Regal White and Slate Gray, a natural wood siding, concrete masonry in Natural Gray and Black Canyon, and Douglas Fir posts and beams in Cabot New Cedar. Accent colors include Red 3003 and Forsythia (yellow). A variety of storefront windows and doors, and overhead doors will also provide for a more welcoming and safe entrance to the proposed building. Color renderings of the proposed elevations and a Materials Sample Board have been submitted. The Commission discussed the possibility of replacing the Douglas Fir posts and beams with a steel beam, which would be better suited to weathering and staining. The Applicant Team will reconsider the wood posts and beams, and if changes are made, changes will be shown on the Building Permit Plans set (A) 2d (A) 2e The Commission also discussed the proposed art mural on the west side of the Car Wash Tunnel. The Applicant Team noted that they d like the mural to be a collaborative piece, with community input regarding the colors and overall design. The Commission agreed and are supportive of such work. d. The front façade of buildings shall face the street and may include design features such as windows, pedestrian entrances, building off-sets, projections, architectural detailing, courtyards and change in materials or similar features to create human scale and break up large building surfaces and volumes. The front façade of the proposed Car Wash Tunnel will face east, toward Third Avenue. A variety of storefront windows and doors, and overhead doors will provide for a more welcoming and safe entrance to the proposed building. e. Any addition onto or renovation of an existing building shall be designed to create a cohesive whole.

27 (A) 2f Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 10 No addition or renovations to an existing building exist. All new construction is proposed. The proposed project will complement that of the surrounding businesses, in color and in size, to create a cohesive whole. f. All exterior walls of a building shall incorporate the use of varying materials, textures and colors. Phase I, the construction of the Car Wash Tunnel, will include a variety of exterior materials to enhance and emphasize human scale. The exterior materials proposed are: metal wall panels, in Regal White and Slate Gray, a natural wood siding, concrete masonry in Natural Gray and Black Canyon, and Douglas Fir posts and beams in Cabot New Cedar. Accent colors include Red 3003 and Forsythia (yellow). A variety of storefront windows and doors, and overhead doors will also provide for a more welcoming and safe entrance to the proposed building. Color renderings of the proposed elevations and a Materials Sample Board have been submitted. The Commission discussed the possibility of replacing the Douglas Fir posts and beams with a steel beam, which would be better suited to weathering and staining. The Applicant Team will reconsider the wood posts and beams, and if changes are made, changes will be shown on the Building Permit Plans set (A) 2g The Commission also discussed the proposed art mural on the west side of the Car Wash Tunnel. The Applicant Team noted that they d like the mural to be a collaborative piece, with community input regarding the colors and overall design. The Commission agreed and are supportive of such work. g. Exterior buildings colors and materials shall be integrated appropriately into the architecture of the building and be harmonious within the project and with surrounding buildings. Metal wall panels, in Regal White and Slate Gray, a natural wood siding, concrete masonry in Natural Gray and Black Canyon, Douglas Fir posts and beams in Cabot New Cedar, and accent colors of Red 3003 and Forsythia (yellow), will add more color to the area, and integrate nicely with the color scheme and building design of other businesses in downtown Hailey. The Commission discussed the possibility of replacing the Douglas Fir posts and beams with a steel beam, which would be better suited to weathering and staining. The Applicant Team will reconsider the wood posts and beams, and if changes are made, changes will be shown on the Building Permit Plans set (A) 2h (A) 2i The Commission also discussed the proposed art mural on the west side of the Car Wash Tunnel. The Applicant Team noted that they d like the mural to be a collaborative piece, with community input regarding the colors and overall design. The Commission agreed and are supportive of such work. h. Flat-roofed buildings over two stories in height shall incorporate roof elements such as parapets, upper decks, balconies or other design elements. A flat roof is proposed on the Car Wash Tunnel; however, with the exception of the proposed second floor, a 340 square foot office/studio space, the Car Wash Tunnel is only one-story in height. The building design of the second-floor office/studio space incorporates parapets and a balcony with guardrail. i. All buildings shall minimize energy consumption by utilizing alternative energy sources and/or passive solar techniques. At least three (3) of the following techniques, or an approved alternative, shall be used to improve energy cost savings and provide a more comfortable and healthy

28 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 11 living space: i) Solar Orientation. If there is a longer wall plane, it shall be placed on an east-west axis. A building s wall plane shall be oriented within 30 degrees of true south. ii) South facing windows with eave coverage. At least 40% of the building s total glazing surface shall be oriented to the south, with roof overhang or awning coverage at the south. iii) Double glazed windows. iv) Windows with Low Emissivity glazing. v) Earth berming against exterior walls vi) Alternative energy. Solar energy for electricity or water heating, wind energy or another approved alternative shall be installed onsite. vii) Exterior light shelves. All windows on the southernmost facing side of the building shall have external light shelves installed. The longer wall planes of the proposed Car Wash Tunnel are placed on the east-west axis. All storefront windows and doors will be double glazed and have low emissivity glazing. The Applicant Team described the water recycling component of the proposed project. The Team noted that the water from the proposed Car Wash Tunnels would be recycled, by utilizing a water recycling system, that captures and reuses approximately 80-gallons of the 100-gallons needed to wash a standard-sized vehicle. The Applicant Team also noted that an electric car charger would be installed onsite (the first in the Wood River Valley) (A) 2j (A) 2k (A) 2l (A) 2m The Commission found the double/low emissivity glazed windows, proposed water recycling system and installation of the electric car charger to satisfy the energy standards noted above. j. Gabled coverings, appropriate roof pitch, or snow clips and/or gutters and downspouts shall be provided over all walkways and entries to prevent snow from falling directly onto adjacent sidewalks. All sloped roofs shedding snow and rain onto pedestrian and vehicular circulation pathways will incorporate snow clips, gutters and downspouts. k. Downspouts and drains shall be located within landscape areas or other appropriate locations where freezing will not create pedestrian hazards. No downspouts are shown on the plans. Drains are located in the parking lot. l. Vehicle canopies associated with gas stations, convenience stores or drivethrough facilities shall have a minimum roof pitch of 3/12 and be consistent with the colors, material and architectural design used on the principal building(s). The proposed Car Wash Tunnel, a drive-through facility, incorporates a flat-roof design and is 16-8 in height. The proposed colors are consistent with those on the proposed Café and Large Car Wash Tunnel. m. A master plan for signage is required to ensure the design and location of signs is compatible with the building design and compliance with Title 17: Zoning Regulations. Proposed signage is shown on the drawings submitted October 9, A Master Sign Plan, Sign Permit Application and review will be required prior to installation.

29 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 12 This has been made a Condition of Approval. 3. Accessory Structures, Fences and Equipment/Utilities: (A) 3, items (a) thru (i) Compliant Standards and Yes No N/A City Code City Standards and (A) a. Accessory structures shall be designed to be compatible with the principal 3a building(s). An existing shed is located at the southwest corner of the site. The shed will remain. No renovations or change in exterior materials are proposed at this time (A) 3b (A) 3c (A) 3d (A) 3e (A) 3f (A) 3g b. Accessory structures shall be located at the rear of the property. The existing shed is located at the southwest corner of the site, or to the rear of the property. c. Walls and fences shall be constructed of materials compatible with other materials used on the site. An existing 6-foot tall cedar fence along the north property line will remain. Two (2), 3-6 -tall wood slat screens are proposed near the southeast entrance/exit. These screens will be mostly decorative in nature and are compatible with other materials used on the site. d. Walls and fencing shall not dominate the buildings or the landscape. Planting should be integrated with fencing in order to soften the visual impact. An existing 6-foot tall cedar fence along the north property line will remain. Two (2), 3-6 -tall wood slat screens are proposed near the southeast entrance/exit. These screens will be mostly decorative in nature and are compatible with other materials used on the site. e. All roof projections including, roof-mounted mechanical equipment, such as heating and air conditioning units, but excluding solar panels and Wind Energy Systems that have received a Conditional Use Permit, shall be shielded and screened from view from the ground level of on-site parking areas, adjacent public streets and adjacent properties. All roof-mounted mechanical equipment, plumbing and electrical equipment will be screened from view from the ground level of on-site parking areas, adjacent public streets and adjacent properties. f. The hardware associated with alternative energy sources shall be incorporated into the building s design and not detract from the building and its surroundings. N/A g. All ground-mounted mechanical equipment, including heating and air conditioning units, and trash receptacle areas shall be adequately screened from surrounding properties and streets by the use of a wall, fence, or landscaping, or shall be enclosed within a building. All ground-mounted mechanical equipment, plumbing and electrical equipment will be screened from view. Trash receptacle areas will also be adequately screened from surrounding properties and streets, by the use of a 6-foot high concrete masonry wall.

30 (A) 3h (A) 3i Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 13 h. All service lines into the subject property shall be installed underground. All new services and utilities shall be installed underground. i. Additional appurtenances shall not be located on existing utility poles. No appurtenances are proposed on existing utility poles. 4. Landscaping: (A) 4, items (a) thru (n) Compliant Standards and Yes No N/A City Code City Standards and (A) 4a (A) 4b (A) 4c (A) 4d a. Only drought tolerant plant species and/or xeriscape specific plant materials shall be used, as specified by the Hailey Landscaping Manual or an approved alternative. Plant materials will be appropriate for the environment. b. All plant species shall be hardy to the Zone 4 environment. Plant materials will be appropriate for the environment. c. At a minimum, a temporary irrigation system that fully operates for at least two complete growing seasons is required in order to establish drought tolerant plant species and/or xeriscape specific plant materials. Features that minimize water use, such as moisture sensors, are encouraged. All landscaped areas will have an underground sprinkler and/or automatic drip irrigation system on a timer is planned. Planter beds will also have drip irrigation with moisture sensors specified. d. Landscaped areas shall be planned as an integral part of the site with consideration of the urban environment. A combination of trees shrubs, vines, ground covers and ornamental grasses shall be used. New landscaped areas having more than 10 trees, a minimum of 10% of the trees shall be at least 4- inch caliper, 20% shall be at least 3-inch caliper, and 20% shall be at least 2½ inch caliper and a maximum of 20% of any single tree species may be used in any landscape plan (excluding street trees). New planting areas shall be designed to accommodate typical trees at maturity. Buildings within the LI and SCI-I zoning district are excluded from this standard. For newly landscaped areas having more than ten (10) trees onsite, the Hailey Municipal Code requires that 10% shall be of at least 4 caliper, 20 shall be of at least 3 caliper, and 20% shall be of at least 2 ½ caliper. The Applicant is proposing to add a total of twenty (20) trees to the site. The following specie types and sizes are proposed: Eleven (11) - 4 caliper trees o Four (4) Deborah Norway Maple Trees o Four (4) Greenspire Linden Trees o Three (3) Japanese Lilac Trees Four (4) 3 caliper trees o Four (4) Columnar Siberian Crab Apple Trees Three (3) 2 ½ caliper trees o Three (3) Vanderwolf s Pyramid Limber Pine + one (1) additional 4 caliper tree The Applicant is proposing to remove the following trees from the site: Three (3) - 16 caliper Crab Apple Trees

31 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 14 One (1) - 12 caliper Siberian Elm Tree Three (3) - 6 caliper Siberian Elm Trees One (1) - 48 caliper Cottonwood Tree One (1) - 8 caliper Norway Spruce Tree One (1) - 12 caliper Colorado Spruce Tree One (1) - 6 caliper Arctic Willow Tree The Applicant is also proposing to incorporate raised planter beds along the north and east elevations of the Car Wash Tunnel. The City Arborist recommends that all landscaping maintenance within the City Right-of-Way be the responsibility of the Owner, as some of the proposed landscaping requires more maintenance than others (Syringa Reticulata). The City Arborist believes structured maintenance of said area is needed to best meet the needs of the landscaping and to comply with City Standards. This has been made a Condition of Approval (A) 4e (A) 4f The City Arborist also recommends that all plants proposed at a size #1 (1-gallon pot size) shall be increased to a minimum of size #5 (5-gallon pot size). The City Arborist believes there is too much space between mature shrubs and perennials, creating unnecessary gaps and giving the appearance of incomplete landscaping. By increasing the size and number of shrubs and perennials per planting bed, said beds will look fuller and more complete, while still allowing enough space as not to overcrowd at maturity. This has been made a Condition of Approval. e. Seasonal plantings in planter boxes, pots, and/or hanging baskets shall be provided to add color and interest to the outside of buildings in the LI and SCI-I zoning districts. N/A, as the proposed building is located within the Limited Business (LB) Zone District. f. Plantings for pedestrian areas within the B, LB, TN and SCI-O zoning districts shall be designed with attention to the details of color, texture and form. A variety of trees, shrubs, perennials, ground covers and seasonal plantings, with different shapes and distinctive foliage, bark and flowers shall be used in beds, planter boxes, pots, and/or hanging baskets. The Applicant is proposing to add a variety of trees, shrubs and flowers, which will address details of color, texture and form, as well as complement the area and downtown Hailey nicely. The Applicant is proposing to add a total of twenty (20) trees to the site. The following specie types and sizes are proposed: Eleven (11) - 4 caliper trees o Four (4) Deborah Norway Maple Trees o Four (4) Greenspire Linden Trees o Three (3) Japanese Lilac Trees Four (4) 3 caliper trees o Four (4) Columnar Siberian Crab Apple Trees Three (3) 2 ½ caliper trees o Three (3) Vanderwolf s Pyramid Limber Pine + one (1) additional 4 caliper tree The Applicant is also proposing to incorporate raised planter beds along the north and east elevations of the Car Wash Tunnel. The City Arborist recommends that all landscaping maintenance within the City Right-of-Way be the responsibility of the Owner, as some of the proposed

32 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 15 landscaping requires more maintenance than others (Syringa Reticulata). The City Arborist believes structured maintenance of said area is needed to best meet the needs of the landscaping and to comply with City Standards. This has been made a Condition of Approval (A) 4g (A) 4h (A) 4i (A) 4j (A) 4k (A) 4l (A) 4m (A) 4n The City Arborist also recommends that all plants proposed at a size #1 (1-gallon pot size) shall be increased to a minimum of size #5 (5-gallon pot size). The City Arborist believes there is too much space between mature shrubs and perennials, creating unnecessary gaps and giving the appearance of incomplete landscaping. By increasing the size and number of shrubs and perennials per planting bed, said beds will look fuller and more complete, while still allowing enough space as not to overcrowd at maturity. This has been made a Condition of Approval. g. Storm water runoff should be retained on the site wherever possible and used to irrigate plant materials. It appears that storm water runoff is within planting beds. h. A plan for maintenance of the landscaping areas is required to ensure that the project appears in a well-maintained condition (i.e., all weeds and trash removed, dead plant materials removed and replaced). The Applicant will be responsible for maintaining plant material in a healthy condition and ensure that the project appears to be well-maintained. Plants were chosen for their ability to thrive in the conditions onsite. Maintenance notes are provided in the plant schedule for each individual species specified. i. Retaining walls shall be designed to minimize their impact on the site and the appearance of the site. N/A, no retaining walls are proposed. j. Retaining walls shall be constructed of materials that are utilized elsewhere on the site, or of natural or decorative materials. N/A, no retaining walls are proposed. k. Retaining walls, where visible to the public and/or to residents or employees of the project, shall be no higher than four feet or terraced with a three-foot horizontal separation of walls. N/A, no retaining walls are proposed. l. Landscaping should be provided within or in front of extensive retaining walls. N/A, no retaining walls are proposed. m. Retaining walls over 24 high may require railings or planting buffers for safety. N/A, no retaining walls are proposed. n. Low retaining walls may be used for seating if capped with a surface of at least 12 to 16 inches wide. N/A, no retaining walls are proposed Criteria. A. The Commission or Hearing Examiner shall determine the following before approval is given: 1. The project does not jeopardize the health, safety or welfare of the public. 2. The project conforms to the applicable specifications outlined in the

33 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 16 Design Review Guidelines, as set forth herein, applicable requirements of the Zoning Ordinance, and City Standards. B. Conditions. The Commission or Hearing Examiner may impose any condition deemed necessary. The Commission or Hearing Examiner may also condition approval of a project with subsequent review and/or approval by the Administrator or Planning. Conditions which may be attached include, but are not limited to those which will: 1. Ensure compliance with applicable standards and guidelines. 2. Require conformity to approved plans and specifications. 3. Require security for compliance with the terms of the approval. 4. Minimize adverse impact on other development. 5. Control the sequence, timing and duration of development. 6. Assure that development and landscaping are maintained properly. 7. Require more restrictive standards than those generally found in the Zoning Ordinance. C. Security. The applicant may, in lieu of actual construction of any required or approved improvement, provide to the City such security as may be acceptable to the City, in a form and in an amount equal to the cost of the engineering or design, materials and installation of the improvements not previously installed by the applicant, plus fifty percent (50%), which security shall fully secure and guarantee completion of the required improvements within a period of one (1) year from the date the security is provided. 1. If any extension of the one-year period is granted by the City, each additional year, or portion of each additional year, shall require an additional twenty percent (20%) to be added to the amount of the original security initially provided. 2. In the event the improvements are not completely installed within one (1) year, or upon the expiration of any approved extension, the City may, but is not obligated, to apply the security to the completion of the improvements and complete construction of the improvements. CONCLUSIONS OF LAW Based upon the above Findings of Fact, the Commission makes the following Conclusions of Law: 1. Adequate notice, pursuant to Title 17, Section (D), was given. 2. The project is in general conformance with the Hailey Comprehensive Plan. 3. The project does not jeopardize the health, safety, or welfare of the public. 4. Upon compliance with the conditions set forth, the project conforms to the applicable standards of Chapter 17.06, Design Review, other Chapters of the Zoning Ordinance and City Standards.

34 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 17 DECISION The Design Review Application by Sun Valley Car Wash, represented by Errin Bliss, for approval of a new 3,292 square foot Car Wash Tunnel, to be located at 805 and 809 South 3rd Avenue, Hailey (Lots 1-8, Block 135, Hailey Townsite) within the Limited Business (LB) and Townsite Overlay (TO) Zoning Districts, finding that the project does not jeopardize the health, safety or welfare of the public and the project conforms to the applicable specifications outlined in Hailey Municipal Code Section 17.06, Design Review, additional applicable requirements of Title 17, Title 18, and City Standards, provided conditions (a) through (p) are met: a) All applicable Fire Department and Building Department requirements shall be met. b) Any change in use or occupancy type from that approved at time of issuance of Building Permit may require additional improvements and/or approvals. Additional parking may also be required upon subsequent change in use, in conformance with Hailey s Municipal Code at the time of the new use. c) All City infrastructure requirements shall be met. Detailed plans for all infrastructure to be installed or improved at or adjacent to the site shall be submitted for Department Head approval and shall meet City Standards where required. Infrastructure to be completed at the Applicant s sole expense include, but will not be limited to, the following requirements and improvements: i. Where water main lines within the alley are less than six (6) feet deep, the Applicant shall install insulating material (blue board material or similar material) for each and every individual water service line and main line between and including the subject property, and the nearest public street. ii. Where two water services to the property are needed, the Owner shall tap the water main and run a new service. All unused water services at the main shall be abandoned. iii. The Applicant shall install, at minimum, a 1,000-gallon grease/grit separator, to be connected to the car wash drains only. The separator shall be serviced and maintained regularly. All other domestic sewer shall bypass the separator and deposit directly in to the sewer main. iv. The alley adjacent to the subject property shall be repaired and/or repaved for the entire property length, and widened to 12-feet in width. d) The project shall be constructed in accordance with the Application or as modified by these Findings of Fact, Conclusions of Law and Decision. e) All new and existing exterior lighting shall comply with the Outdoor Lighting requirements according to 17.08C. f) Except as otherwise provided, all the required improvements shall be constructed and completed, or sufficient security provided as approved by the City Attorney, before a Certificate of Occupancy can be issued. g) This Design Review approval is for the date the Findings of Fact are signed. The Planning & Zoning Administrator has the authority to approve minor modifications to this project prior to, and for the duration of a valid Building Permit.

35 Hailey Car Wash Design Review Lots 1-8, Block 135, Hailey Townsite (805 and 809 South 3 rd Avenue) Hailey Planning and Zoning Commission November 19, 2018 Findings of Fact Page 18 h) Any new ground-mounted utility equipment shall be located to the rear of the building(s) and screened from view. i) Any new roof-mounted utility equipment shall be shielded and screened from view. j) Construction staging and storage shall not be in the City Right-of-Way. All construction impacts shall occur within property boundary. k) A Lot Line Adjustment Application shall be submitted, reviewed and approved prior to issuance of a Certificate of Occupancy. l) A Sign Permit Application shall be submitted, reviewed and approved prior to installation of any signage. m) A letter from Clear Creek Disposal shall be provided prior to issuance of a Certificate of Occupancy, stating that the location and design of the trash enclosure is adequate for dumpster pickup. n) A Landscape Maintenance Plan shall be provided for all proposed landscaping within the City Right-of-Way. It is the responsibility of the Owner to maintain said landscaping within the City Right-of-Way. o) All shrubs and perennials initially proposed as a size #1 (1-gallon pot size) shall be increased to a minimum of a size #5 (5-gallon pot size), as to provide a more complete look to the proposed landscaping. p) The Applicant shall remove snow from the parking stalls within the City Right-of-Way along Third Avenue. Signed this day of, Janet Fugate, Planning & Zoning Commission Chair Attest: Jessie Parker, Community Development Assistant

36 Return to Agenda

37 FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION On May 21, 2018, July 10, 2018, October 2, 2018 and November 8, 2018, the Hailey Planning and Zoning Commission considered a Preliminary Plat Application for Carbonate View Subdivision, represented by Galena Engineering, on behalf of W. Squared, LLC, where Tax Lot 8364 S. 9 & 16, T2N, R18E, Hailey, is resubdivided into fourteen (14) single-family lots, ranging in size from 7,053 square feet to 9,270 square feet. The Planning and Zoning Commission enters these Findings of Fact, Conclusions of Law and Decision. Background Preliminary Plat Application for Carbonate View Subdivision (represented by Galena Engineering on behalf of W Squared, LLC) regarding standards and specifically regarding the extension of Almond Street. The property, Tax Lot 8364 S. 9 & 16, T2N, R18E, Hailey, is proposed to be resubdivided into fourteen (14) single family lots, ranging in size from 7,053 square feet to 7,423 square feet. All of the lots will have frontage on W. Chestnut Street. The extension of Almond Street is proposed as a 36-foot-wide public utility and public access easement between Lots 11 and 10, extending Almond Street across Carbonate Street and connecting to Parcel A, Sherwood Forest Subdivision and Robin Hood Drive. The project is located in the General Residential (GR) Zoning and Floodplain Overlay Districts. Procedural History The Application was submitted on March 6, 2018 and certified complete on March 14, A public hearing before the Planning and Zoning Commission was held on May 21, The project was continued on the record until July 10, A public hearing before the Planning and Zoning Commission was held on October 2, A public hearing for the reconsideration of the extension of Almond Street was held on November 8, The Commission conducted a public hearing on May 21, 2018 and gave the following comments to the Applicant: Need for a construction traffic plan Review of house design on the lots so that they are not all garage-forward. Discussion of the extension of Almond Street to provide connection to Access Parcel A, Sherwood Forest Subdivision Review of park land dedication and recommendation from Parks and Lands Board The meeting was continued to the July 10, 2018 P & Z meeting. On the July 10 th meeting the park and the road were discussed by Commissioners, and applicant. Wood River Land trust discussed the donation of park space to them, their concerns with the configuration, public access and potential usage. The Hailey Fire Marshall explained the requirements of the International Fire Code and provided a recommendation for the connecting road. Gordon Flade, the applicant, discussed the Parks and Board meeting and their suggestion regarding the park space. Commissioners discussed the open space and road connecting Robin Hood and Sherwood Forest. It was agreed upon that the meeting would be tabled until a traffic study was completed.

38 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 2 A public hearing before the Planning and Zoning Commission was conducted on October 2, A variety of issues were discussed, including public comment, commission discussion, deliberation and decision regarding the extension of Almond Street. Public Works, Fire and Planning staff had unanimously recommended in the October 2, 2018 staff report that the extension of Almond Street should be a 60-foot wide public street for reasons outlined in that report. The applicant proposed a 36- wide access easement with the following plat note: Plat Note #7: Parcel C is reserved for public utilities and public access Plat Note #7 was shown on the screen at the October 2 nd public hearing, and read into the record as noted in the minutes of the hearing. Verbally, staff inadvertently referred to the plat note as Note #4, but correctly read the language as stated above and as shown as Plat Note #7 on the screen in the hearing. Numerous references were made during the public hearing as to the compromise, which staff interpreted as the difference between the staff-recommended 60-wide public road and the applicant proposed 36-wide public utility and public access easement. It was discovered the following week during staff conversation with neighbors in Robin Hood, that the Robin Hood neighborhood had reviewed an earlier version of the plat, in which Plat Note #7 limited the 36-foot access easement to emergency access for fire protection, police, ambulance, and/or flood evacuation. Parcel C is also reserved for public utilities. Therefore, public comment referring to a compromise was in fact directed towards this earlier version of Plat Note #7. This misunderstanding was not determined by staff, Commission, applicant nor the neighbors during the October 2 nd public hearing. Based on this misunderstanding, at the October 15, 2018 Planning and Zoning Public Hearing the Commission voted for reconsideration, in order to renotice the plat specifically with regards to the extension of Almond Street and Plat Note #7. The item was renoticed for a Special Meeting on November 8, The deliberation on November 8, 2018 concentrated on the Standards of review found in , Streets and , Alleys and Easements as these standards relate to the extension of Almond Street. Notice Hearing Date Notice Published in Idaho Mountain Express Notice mailed to property owners within 300 feet and to Public Agencies May 21 st, 2018 May 1 st, 2018 May 1 st, 2018 July 10 th, 2018 June 21 st, 2018 June 21 st, 2018 October 2 nd, 2018 September 12 th, 2018 September 12 th, 2018 November 8 th, 2018 October 24 th, 2018 October 23 rd, 2018

39 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 3 Standards of Evaluation for a Subdivision Compliant Standards and Yes No N/A City Code City Standards and Developmen t Standards Applicability: The configuration and development of proposed subdivisions shall be subject to and meet the provisions and standards found in this Title, the Zoning Title and any other applicable Ordinance or policy of the City of Hailey, and shall be in accordance with general provisions of the Comprehensive Plan. The property is a vacant lot zoned for residential development. While the Comprehensive Plan is not at the level of detail to provide specific guidance on vacant, zoned residential land within City limits, the Commission found that this type of infill development is consistent with the Comprehensive Plan. The plat proposes fourteen (14) lots ranging in size from 7,000 to 7,423 square feet. The minimum lot size in the GR zone district is 6,000 square feet. 7,000 square feet is the minimum lot size for a house with accessory dwelling unit. Lot sizes vary in the neighborhood. The following table shows a breakdown of lots: Block 7, Lots: Squar e Foot of Lot Bloc k 6, Lots: Square Foot of Lot Bloc k 5, Lots: Square Foot of Lot Bloc k 1, Lots: Square Foot of Lot Bloc k 2, Lots: Squar e Foot of Lot b a Averag e Lot size: Block 7: Block 6: Block 5: Block 1: Block 2:

40 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page The Comprehensive Plan calls for strong community design (See Section 11, Community Design). Many of the houses in the neighborhood front the street, or have a front porch entry. The Commission found that conditions of approval regarding house design will help achieve this goal. The Commission found that this standard has been met. Compliant Standards and Yes No N/A City Code City Standards and Streets: Streets shall be provided in all subdivisions where necessary to provide access and shall meet all standards below. The definition of Subdivision is as follows: : Any division of land or real property into two (2) or more parts, or modification of boundaries of a parcel of land that includes a new street. The above definition contemplates that subdivisions include new streets. The standard above stipulates that streets shall be provided in subdivisions where necessary to provide access. The Commission discussed the concept of extending Almond Street at length, and found that street extension met numerous standards herein. : A connecting street is necessary to provide access. A. Development Standards: All streets in the subdivision must be platted and developed with a width, alignment, and improvements such that the street is adequate to safely accommodate existing and anticipated vehicular and pedestrian traffic and meets City standards. Streets shall be aligned in such a manner as to provide through, safe and efficient access from and to adjacent developments and properties and shall provide for the integration of the proposed streets with the existing pattern. A traffic study has been prepared by the applicant, and was attached to the October 2, 2018 staff report. The study summarizes existing peak-period traffic, and identifies trip generation associated with the project. Daily trips are identified as 172, with 16 peak-hour trips (morning and evening). The consultant, Hales Engineering, notes that drivers will tend to select routes believed to be shorter and faster than other routes. He concludes that Elm Street is the most direct route to Main Street for 70-75% of the homes in the China Gardens area. He does not conclude that Almond Street if extended would cause significant cut-through traffic from either neighborhood, less than five (5) trips per day anticipated from the western portions of China Garden cutting south through the extension of Almond Street. All three study intersections are currently operating with excess capacity. A summary of the

41 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 5 traffic report was presented by Galena Engineering at the October 2, 2018 meeting. The applicant is proposing that all lots front on to Chestnut Street. The adjacent plat, Sherwood Forest, contains a 60-foot wide parcel dedicated to the City with a note stating, Parcel A shall be dedicated to the City of Hailey for future access. Minutes from the approval of the Sherwood Forest Subdivision confirm that the intent was to complete this connection once the undeveloped parcel (the parcel now called Carbonate View Subdivision) was planned for development. This connection would be the extension of Almond Street. These minutes reflect the intent of the City to complete the extension of Almond Street. The minutes have been made part of the record. Sherwood Forest (Robin Hood neighborhood) was platted in 1979, and contains 31 lots which access on to Robin Hood Drive, a looped street with one exit. Nottingham subdivision contains seven (7) lots. Of these two subdivisions, 35 access exclusively off of Robin Hood Drive. There are 30 built homes and five (5) remaining vacant lots. A map depicting these lots has been made part of the record. The International Fire Code Appendix D was considered and made part of the record. Appendix D stipulates that developments with 30 or more dwelling units must have two means of separate and approved fire apparatus access roads unless all of the dwelling units are equipped with automatic sprinkler systems. Thus, the Robin Hood neighborhood is close to becoming nonconforming with regards to the Fire Code. Two of the five vacant lots are listed for sale at this time. The Hailey Fire Department has stated that the connection of Almond Street would be highly desirable for emergency service provision, and to ensure that the Robin Hood neighborhood does not become nonconforming. No other neighborhoods exist in Hailey that are nonconforming, or close to becoming nonconforming with regards to the Fire Code Appendix D. Generally speaking, from a community planning perspective, connectivity between neighborhoods is desired. This has also been noted by the Floodplain Manager (see reports and findings in the record). The Carbonate View subdivision proposes a 36 wide public utility and access easement centered over the exiting city water main easement for the benefit of the City of Hailey (Parcel C, and Plat Note #7: Parcel C is reserved for public utilities and public access). read plat note #7 aloud as part of the deliberations and public record at the October 5 and November 8 public hearings. The City minimum standard for a public street right of way is 60 in width. A private street right of way can be as narrow as 36 in width.

42 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 6 Fire, Public Works and Community Development staff were unanimous in their recommendation that a 60 ROW be dedicated as part of this subdivision, providing for a future connection of Almond Street to the Sherwood Forest Subdivision Parcel A through this subdivision. The new road would be an extension of Almond Street. Reasons include: The connection between the China Garden and Sherwood Forest plats has been anticipated for 39 years, as evidenced by the dedication of Parcel A, Sherwood Forest, and the minutes of the proceedings of that plat. The parcel under discussion at this time has not been subdivided until now, so the connection has not been realized. The Robin Hood neighborhood will become nonconforming with regards to the International Fire Code Appendix D if dwelling units are built on one of the undeveloped lots. Efficient access to and from adjacent properties and integration of proposed streets into the existing pattern are planning goals of the Subdivision Code and are consistent with the Comprehensive Plan. A public road is the best way to ensure the dedicated, continuous access needed by the Fire Department. Private streets are not maintained by the city. A public street would be maintained by the city, resulting in the best consistency of maintenance and snow removal. The road would need to be 20 in width, and could be paved, or another allweather surface material. The Fire Department has stated that it is not acceptable for the road to be gated or to have bollards or breakaway bollards. The Floodplain Coordinator has stated that it is possible to build such a road in the floodplain, subject to review of the design pursuant to floodplain standards. If the subdivision is approved with a platted public road, staff recommends that the City commit to building the portion of the road on Parcel A within two budget cycles. The applicant stated in the hearings that they would maintain Parcel C yearround. The Commission found that Parcel C is of adequate width to be considered a private street pursuant to the standards herein. They discussed alignment, and concluded that keeping the centerline of Parcel C aligned with the centerline of Almond street was a good idea, even though Almond street is paved off-center. The Commission found that a through street was needed for access, more than just emergency access, and should be platted and developed with a width, alignment, and improvements such that the street is adequate to safely

43 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 7 accommodate existing and anticipated vehicular and pedestrian traffic and meets City standards. A through-street connecting Parcel C in the subject application with Parcel A of Sherwood Forest Subdivision would provide through, safe and efficient access from and to adjacent developments and properties and will provide for the integration of these street parcels with the existing pattern. The Commission found that this standard has been met. B. Cul-De-Sacs; Dead-End Streets: Cul-de-sacs or dead-end streets shall be allowed only if connectivity is not possible due to surrounding topography or existing platted development. Where allowed, such cul-de-sacs or dead-end streets shall comply with all regulations set forth in the IFC and other applicable codes and ordinances. Street rights-of-way extended into unplatted areas shall not be considered dead end streets. The adjacent plat, Sherwood Forest, creates connectivity in to this subdivision via Parcel A, Sherwood Forest and proposed Parcel C, Carbonate View Subdivision, which would connect to Almond Street. Consistent with this standard, the street right of way in Sherwood Forest (Parcel A) was extended into an unplatted area (the subject property) and was not considered a deadend street. Dead end streets are only permitted if topography or existing platted development does not permit the street to be completed. That is not the case in this application. Both topography and development pattern will allow for the extension of Almond Street. If the remainder of the road is not platted as part of this application, a dead-end street will result in Sherwood Forest. The completion of street parcel created in the Sherwood Forest plat was contemplated with the subdivision of the subject property. The Robin Hood neighborhood will not comply with the IFC Appendix D if additional homesites are built. The Commission found that Parcel C as proposed and Plat Note #7, which allows for public access are appropriate to meet this standard and that this standard has been met. C. Access: More than one access may be required based on the potential for impairment of a single access by vehicle congestion, terrain, climatic conditions or other factors that could limit access. recommended creating a Right of Way connection in to the Sherwood Forest Subdivision, which is the extension of Almond Street. Not creating this right of way as part of this plat would preclude future planning options, and jeopardize the ability of the Robin Hood neighborhood to comply with the International Fire Code Appendix D. The Commission found that Parcel C is of adequate width to be considered a private street pursuant to the standards herein, and will address the potential of impairment of a single access currently used in Robin Hood. The Commission found that a full 60 width was not required given the specific circumstances. The Commission noted that creating an access route for flood conditions in the Robin Hood neighborhood was good planning. The Commission found that this standard has been met. D. Design: Streets shall be laid out so as to intersect as nearly as possible at right angles and no street shall intersect any other street at less than eighty (80) degrees. Where possible, four-way intersections shall be used. A

44 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 8 recommended distance of 500 feet, with a maximum of 750 feet, measured from the center line, shall separate any intersection. Alternatively, traffic calming measures including but not limited to speed humps, speed tables, raised intersections, traffic circles or roundabouts, meanderings, chicanes, chokers, and/or neck-downs shall be a part of the street design. Alternate traffic calming measures may be approved with a recommendation by the City Engineer. Three-way intersections shall only be permitted where most appropriate or where no other configuration is possible. A minimum distance of 150 feet, measured from the center line, shall separate any 2 three-way intersections. The street layout of Chestnut Street is existing. If Almond street is connected in to Sherwood Forest, that extension will be at a right angle. The design of the connecting street, if approved by the City Council, will be discussed in public forums as required by Title 18 and the Floodplain Chapter of Title 17. The Commission found that this standard has been met. E. Centerlines: Street centerlines which deflect more than five (5) degrees shall be connected by a curve. The radius of the curve for the center line shall not be more than 500 feet for an arterial street, 166 feet for a collector street and 89 feet for a residential street. Alternatively, traffic calming measures including but not limited to speed humps, speed tables, raised intersections, traffic circles or roundabouts, meanderings, chicanes, chokers, and/or neckdowns shall be a part of the street design. Alternate traffic calming measures may be approved with a recommendation by the City Engineer. No deflections in horizontal alignment are proposed. The Commission found that this standard has been met. F. Width: Street width is to be measured from property line to property line. The minimum street width, unless specifically approved otherwise by the Council, shall be as specified in City Standards for the type of street. Chestnut Street is an existing 60-foot wide right of way. recommended that the extension of Almond Street be a 60-foot right of way. A private street with a 36 right-of-way width was determined to be acceptable by the Commission due to the fact that the applicant is agreeable to constructing the private street and maintaining it in perpetuity. The applicant stated in the meeting that they were so willing. The Commission found that Parcel C is of adequate width to be considered a private street pursuant to the standards herein, and that minimum street width could be met. G. Roadways: Roadway, for the purpose of this section, shall be defined as the area of asphalt from curb face to curb face or edge to edge. Roadway includes areas for vehicle travel and may include parallel or angle in parking areas. The width of roadways shall be in accordance with the adopted City Standards for road construction. The proposed asphalt pavement on Chestnut Street is in poor condition and may need to be fully replaced depending on the number of street cuts, as identified in Title 12, as determined by the City Engineer at a later date.

45 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 9 The Commission found that Parcel C is of adequate width to be considered a private street pursuant to the standards herein, and that the City Council should determine roadway design within Parcel C pursuant to Title 18. The Commission found that this standard can be met. H. Road Grades: Road Grades shall be at least two percent (2%) and shall not generally exceed six percent (6%). Grade may exceed 6%, where necessary, by 1% (total 7%) for no more than 300 feet or 2% (total 8%) for no more than 150 feet. No excess grade shall be located within 200 feet of any other excess grade nor there any horizontal deflection in the roadway greater than 30 degrees within 300 feet of where the excess grade decreases to a 2% slope. A plan showing drainage patterns has been provided for Chestnut Street, but engineered plans are not yet completed. Parcel C, a private street as the extension of Almond Street would be able to conform to this standard. Final road grade details will be made a condition of approval. The Commission found that Parcel C is of adequate width to be considered a private street pursuant to the standards herein, and that road grades could be met. I. Runoff: The developer shall provide storm sewers and/or drainage areas of adequate size and number to contain any runoff within the streets in the subdivision in conformance with the applicable Federal, State and local regulations. The developer shall provide copies of state permits for shallow injection wells (drywells). Drainage plans shall be reviewed by City and shall meet the approval of the City Engineer. Developer shall provide a copy of EPA s NPDES General Permit for Storm Water Discharge from Construction Activity for all construction activity affecting more than one acre. No drywell calculations have been provided for the proposed Chestnut Street runoff. The number of drywells appears to be adequate. Drywells are proposed to be privately maintained. The applicant shall complete all necessary state permitting for constructed shallow injection wells. Parcel C provides for public access connecting Almond Street, and will be designed to contain runoff and meet all other applicable federal, state and local regulations. The Commission found that this standard has been met. J. Signage: The developer shall provide and install all street and traffic control signs in accordance with City Standards. Street signs are not proposed at this time other than existing. The Commission found that this standard has been met. K. Dedication; Names: All streets and alleys within any subdivision shall be dedicated for public use, except as provided herein. New street names (public and private) shall not be the same or similar to any other street names used in Blaine County.

46 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 10 L. Private Streets: from Fire, Public Works and Community Development recommended that the plat be modified to show the dedication of the extension of Almond Street. The Commission found that Parcel C is of adequate width to be considered a private street pursuant to the standards herein, and that the street name should be determined by the Council. Plat Note #7 stipulates that parcel C is for public utilities and public access. No restrictions are placed on the public access. The Commission found that this standard has been met. advised the Commission that a private street with a 36 right-of-way width is acceptable if the applicant is agreeable to constructing the private street and maintaining it in perpetuity. Parcel C is proposed as 36 in width, and to be maintained in perpetuity by the applicant. The Commission found that Parcel C is of adequate width to be considered a private street pursuant to the standards herein. The Commission found that this standard has been met. L. 1. Private streets may be allowed (a) to serve a maximum of five (5) residential dwelling units, (b) within Planned Unit Developments, or (c) within commercial developments in the Business, Limited Business, Neighborhood Business, Light Industrial, Technological Industry, and Service Commercial Industrial districts. Private streets are allowed at the sole discretion of the Council, except that no Arterial or Major Street, or Collector or Secondary Street may be private. Private streets shall have a minimum total width of 36 feet, shall be constructed to all other applicable City Standards including paving, and shall be maintained by an owner s association. Because all of the lots are served by a public street, Chestnut Street, this standard is not directly applicable. Regarding the extension of Almond Street, the Commission found that a private street with a 36 right-of-way width is acceptable if the applicant is agreeable to constructing the private street and maintaining it in perpetuity. The Commission found that Parcel C is of adequate width to be considered a private street pursuant to the standards herein. The Commission found that this standard has been met. L. 2. Private streets, wherever possible, shall provide interconnection with other public streets and private streets. A private street with a 36 right-of-way width is acceptable if the applicant is agreeable to constructing the private street and maintaining it in perpetuity. If Almond Street were a private street, it would provide interconnection to other public streets (Chestnut Street and Robinhood Drive). The Commission found that this standard has been met. L. 3. The area designated for private streets shall be platted as a separate parcel according to subsection C below. The plat shall clearly indicate that the parcel is unbuildable except for public vehicular and public pedestrian access and ingress/egress, utilities or as otherwise specified on the plat. For Chestnut Street, this standard does not apply. A private street with a 36 right-of-way width can be considered for the extension of Almond Street if the applicant is agreeable to constructing the private street and maintaining it in

47 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 11 perpetuity. The extension of Almond Street is shown as a separate parcel. read aloud the plat note during the proceedings: If so platted, it would be a separate parcel, and would not be dedicated to the City. The Commission found that this standard has been met. L. 4. Private street names shall not end with the word Road, Boulevard, Avenue, Drive or Street. Private streets serving five (5) or fewer dwelling units shall not be named. N/A L. 5. Private streets shall have adequate and unencumbered 10-foot wide snow storage easements on both sides of the street, or an accessible dedicated snow storage easement representing not less than twenty-five percent (25%) of the improved area of the private street. Private street snow storage easements shall not be combined with, or encumber, required on-site snow storage areas. A private street with a 36 right-of-way width meets this standard if the applicant is agreeable to constructing the private street and maintaining it in perpetuity. While the snow storage area would be less than 10 on either side, the applicant has committed to maintaining public access suitable for fire apparatus through Parcel C, including snow removal. The Commission found that this standard has been met. L. 6. Subdivisions with private streets shall provide two (2) additional parking spaces per dwelling unit for guest and/or overflow parking. These spaces may be located (a) within the residential lot (e.g., between the garage and the roadway), (b) as parallel spaces within the street parcel or easement adjacent to the travel lanes, (c) in a designated guest parking area, or (d) as a combination thereof. Guest/overflow parking spaces are in addition to the minimum number of parking spaces required pursuant to chapter of this code. The dimension of guest/overflow parking spaces shall be no less than ten feet by twenty feet (10 x20 ) if angle parking, or ten feet by twenty-four feet (10 x24 ) if parallel. Guest overflow parking spaces shall be improved with asphalt, gravel, pavers, grass block, or another all-weather dustless surface. No part of any required guest/overflow parking spaces shall be utilized for snow storage. A private street with a 36 wide right-of-way width meets this standard for the extension of Almond Street if the applicant is agreeable to constructing the private street and maintaining it in perpetuity. If so, the guest parking requirement is met with parallel parking adjacent to Chestnut Street. The Commission found that this standard has been met. M. Driveways: M. 1. Driveways may provide access to not more than two (2) residential dwelling units. Where a parcel to be subdivided will have one lot fronting on a street, not more than one additional single-family lot accessed by a driveway may be created in the rear of the parcel. In such a subdivision, where feasible (e.g., no driveway already exists), both lots shall share access via a single driveway.

48 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 12 Driveways shall not be named. No proposed driveways are shown at this time. Each lot will have only one driveway. M. 2. Driveways shall be constructed with an all-weather surface and shall have the following minimum roadway widths: a. Accessing one residential unit: twelve feet (12 ) b. Accessing two residential units: sixteen feet (16 ) No portion of the required fire lane width of any driveway may be utilized for parking, above ground utility structures, dumpsters or other service areas, snow storage or any other obstructions. No proposed driveways are shown. M. 3. Driveways longer than 150 feet must have a turnaround area approved by the Fire Department. Fire lane signage must be provided as approved by the Fire Department. N/A M. 4. Driveways accessing more than one residential dwelling unit shall be maintained by an owner s association, or in accordance with a plat note. N/A M. 5. The area designated for a driveway serving more than one dwelling unit shall be platted as a separate unbuildable parcel, or as a dedicated driveway easement. Easements and parcels shall clearly indicate the beneficiary of the easement or parcel and that the property is unbuildable except for ingress/egress, utilities or as otherwise specified on the plat. A building envelope may be required in order to provide for adequate building setback. N/A M. 6. No driveway shall interfere with maintenance of existing infrastructure and shall be located to have the least adverse impact on residential dwelling units, existing or to be constructed, on the lot the easement encumbers and on adjacent lots. Future driveways do not appear to have any impact on existing infrastructure. N. Parking Access Lane: A parking access lane shall not be considered a street, but shall comply with all regulations set forth in the IFC and other applicable codes and ordinances. N/A

49 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 13 O. Fire Lanes: Required fire lanes, whether in private streets, driveways or parking access lanes, shall comply with all regulations set forth in the IFC and other applicable codes and ordinances. The extension of Almond Street would include a required fire lane that would comply with IFC regulations. The Commission found that the private street, functioning also as a fire lane, should not be gated or bollarded. The Commission found that this standard has been met : Sidewalks and Drainage Improvements Compliant Yes N N/ o A City Code Standards and City Standards and A. Sidewalks and drainage improvements are required in all zoning districts and shall be located and constructed according to applicable city standards, except as otherwise provided herein. Sidewalks are not proposed within the subdivision along Chestnut. No sidewalks exist in the neighborhood. An in-lieu sidewalk fee is preferred in this area, and is proposed. The Commission found that the extension of Almond Street include an unpaved nonmotorized connection, and not be included in the in-lieu sidewalk fee calculation. The Commission deferred design details of the extension of Almond Street to the City Council. The Commission found that this standard has been met. B. The length of sidewalks and drainage improvements constructed shall be equal to the length of the subject property line(s) adjacent to any public street or private street. Sidewalks are not proposed along Chestnut Street. An in-lieu sidewalk fee is preferred in this area, and is proposed. The Commission found that the extension of Almond Street should include an unpaved nonmotorized connection, and not be included in the in-lieu sidewalk fee calculation. The Commission deferred design details of the extension of Almond Street to the City Council. The Commission found that this standard has been met. C. New sidewalks shall be planned to provide pedestrian connections to any existing and future sidewalks adjacent to the site. Sidewalks are not proposed along Chestnut Street. An in-lieu sidewalk fee is preferred in this area, and is proposed. The Commission found that the extension of Almond Street should include an unpaved nonmotorized connection. The Commission deferred design details of the extension of Almond Street to the City Council. The Commission found that this standard has been met. D. Sites located adjacent to a public street or private street that are not currently through streets, regardless whether the street may provide a connection to future streets, shall provide sidewalks to facilitate future pedestrian connections.

50 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 14 Sidewalks are not proposed along Chestnut Street. The site is adjacent to a parcel that is not currently a through street (Parcel A, Sherwood Forest Subdivision). The Commission found that a sidewalk is not needed at this time, and that a nonmotorized unpaved path is acceptable to meet this standard. The Commission deferred design details of the extension of Almond Street to the City Council. The Commission found that this standard has been met. E. The requirement for sidewalk and drainage improvements are not required for any lot line adjustment. N/A : Alleys and Easements Compliant Standards and Yes No N/A City Code City Standards and A. Alleys: While this standard is not directly applicable, it was noted in the October 2 nd hearing that the extension of Almond Street could be considered as an alley if desired by the Council. A. 1. Alleys shall be provided in all Business District and Limited Business District developments where feasible. N/A A. 2. The minimum width of an alley shall be twenty-six (26 ) feet. N/A A. 3. All alleys shall be dedicated to the public or provide for public access. N/A A. 4. All infrastructures to be installed underground shall, where possible, be installed in the alleys platted. Proposed water and sewer mains identified on submitted plan are underground; however, no additional utilities are identified. All utilities shall be installed underground. The Commission found that this standard has been met. A. 5. Alleys in commercial areas shall be improved with drainage as appropriate and which the design meets the approval of the City Engineer. The Developer shall provide storm sewers and/or drainage areas of adequate size and number to contain any runoff within the streets in the subdivision upon the property in conformance with the latest applicable Federal, State and local regulations. The developer shall provide copies of state permits for shallow

51 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 15 injection wells (drywells). Drainage plans shall be reviewed by City and shall meet the approval of the City Engineer. N/A A. 6. Dead-end alleys shall not be allowed. N/A A. 7. Where alleys are not provided, easements of not less than ten (10) feet in width may be required on each side of all rear and/or side lot lines (total width = 20 feet) where necessary for wires, conduits, storm or sanitary sewers, gas and water lines. Easements of greater width may be required along lines, across lots, or along boundaries, where necessary for surface drainage or for the extension of utilities. Wires, conduits, and gas lines not shown on proposed plan. Public utility easements are required on side and rear lot lines, and have been added. The Commission found that this standard has been met. B. Easements. Easements, defined as the use of land not having all the rights of ownership and limited to the purposes designated on the plat, shall be placed on the plat as appropriate. Plats shall show the entity to which the easement has been granted. Easements shall be provided for the following purposes: See comments above. B. 1. To provide access through or to any property for the purpose of providing utilities, emergency services, public access, private access, recreation, deliveries or such other purpose. Any subdivision that borders on the Big Wood River shall dedicate a 20-foot wide fisherman s access easement, measured from the Mean High-Water Mark, which shall provide for nonmotorized public access. Additionally, in appropriate areas, an easement providing non-motorized public access through the subdivision to the river shall be required as a sportsman s access. As the extension of Almond Street, the plat is proposing a 36 wide public access and utility easement for the benefit of the City of Hailey centered over the existing water main. The easement is not wide enough to qualify as a public road, and would not be quite wide enough to allow for 10 of snow storage on either site of a 20 emergency fire apparatus road, so does not meet this standard as shown. However, the Parcel C as proposed is wide enough to meet private road standards. The Parcel C would provide emergency service and public access as noted in Plat Note #7, entered in to the record. Property does not border Big Wood River. The Commission found that this standard has been met.

52 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 16 B. 2. To provide protection from or buffering for any natural resource, riparian area, hazardous area, or other limitation or amenity on, under, or over the land. Any subdivision that borders on the Big Wood River shall dedicate a one hundred (100) foot wide riparian setback easement, measured from the Mean High-Water Mark, upon which no permanent structure shall be built, in order to protect the natural vegetation and wildlife along the river bank and to protect structures from damage or loss due to river bank erosion. A twentyfive (25) foot wide riparian setback easement shall be dedicated adjacent to tributaries of the Big Wood River. Removal and maintenance of live or dead vegetation within the riparian setback easement is controlled by the applicable bulk requirement of the Flood Hazard Overlay District. The riparian setback easement shall be fenced off during any construction on the property. Property does not border Big Wood River and does not contain any land within 100 of the Big Wood River. The Commission found that this standard has been met. B. 3. To provide for the storage of snow, drainage areas or the conduct of irrigation waters. Snow storage areas shall be not less than twenty-five percent (25%) of parking, sidewalk and other circulation areas. No dimension of any snow storage area may be less than 10 feet. All snow storage areas shall be accessible and shall not be located over any above ground utilities, such as transformers. Snow storage areas are not yet shown and should be provided. Typically, the extension of Almond Street would be required to be a minimum of 10 on either side for snow storage. However, the applicant has stated that they would maintain the public access in Parcel C in perpetuity, including snow plowing. The Commission found that this standard has been met : Blocks Compliant Standards and Yes No N/A City Code City Standards and Blocks: The length, width and shape of blocks shall be determined with due regard to adequate building sites suitable to the special needs of the type of use contemplated, the zoning requirements as to lot size and dimensions, the need for convenient access and safe circulation and the limitations and opportunities of topography. The proposed subdivision meets this standard : Lots Compliant Standards and Yes No N/A City Code City Standards and Lots: All lots shown on the subdivision plat must conform to the minimum standards for lots in the District in which the subdivision is planned. The City

53 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 17 will generally not approve single-family residential lots larger than one-half (1/2) acre (21,780 square feet). In the event a single-family residential lot greater than one-half (1/2) acre is platted, irrigation shall be restricted to not more than one-half (1/2) acre, pursuant to Idaho Code , and such restriction shall be included as a plat note. District regulations are found in the Zoning Chapter. The lots meet the minimum lot size. has conducted analysis of the lots in the China Gardens neighborhood, and the proposed lots are within the range of existing lots. The adjacent subdivision, Sherwood Forest, is zoned LR-1, and subsequently has larger lots. The LR-1 zone district limits house heights to 30 in height. The applicant has included a plat note limiting house heights to 28 maximum. LR-1 rear yard setbacks are ten (10) feet, which is the same setback in the GR zone district. The applicant has proposed to increase the rear yard setbacks to 20. The Commission found that this additional rear yard setback is not necessary for Lots 11-14, where unbuildable floodplain exists to the rear of the lots. The submitted preliminary plat shows that all proposed lots are less than ½ acre. Lots conform to the minimum standards for lots in the District, and are within the range of lots in the neighborhood. The Commission found that this standard has been met. A. If lots are more than double the minimum size required for the zoning district, the Developer may be required to arrange lots in anticipation of future resubdivision and provide for future streets where necessary to serve potential lots, unless the plat restricts further subdivision. No lots double the minimum size are proposed. B. Double frontage lots shall be prohibited except where unusual topography, a more integrated street plan, or other conditions make it undesirable to meet this requirement. Double frontage lots are those created by either public or private streets, but not by driveways or alleys. Subdivisions providing a platted parcel of 25 feet or more between any street right-of-way and any single row of lots shall not be considered to have platted double frontage lots. The 25-foot wide parcel provided must be landscaped to provide a buffer between the street and the lot(s). No double frontage lots proposed. The Commission found that this standard has been met. C. No unbuildable lots shall be platted. Platted areas that are not buildable shall be noted as such and designated as parcels on the plat. Green Space shall be clearly designated as such on the plat. The area behind lots have been discussed by City Parks and Public Works, and in public testimony from the Wood River Land Trust (WRLT). Both agencies have expressed hesitation in managing a narrow strip of land behind

54 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 18? lots that is difficult to see from a public safety perspective. The access through this area is not needed to reach the Draper Preserve, due to the proximity of a well-signed access approximately 100 to the northwest. The Commission found that this area be designated as unbuildable parcels 14A, 13A, 12A and 11A. This has been shown on the revised plat presented at the hearing. The parcels would be unbuildable due to the floodplain designation. Restrictions are also suggested prohibiting outdoors storage (campers, boats, construction materials, etc.) City and Land Trust staffs had recommended this is as a preferred solution to the management of this strip of land. The Commission concurred. See further discussion herein about parks and open space land and access to open space parcels. The Commission found that this standard has been met. D. A single flag lot may be permitted at the sole discretion of the Hearing Examiner or Commission and Council, in which the flagpole projection is serving as a driveway as provided herein, providing connection to and frontage on a public or a private street. Once established, a flag lot may not be further subdivided, but a lot line adjustment of a flag lot is not considered a further subdivision. The flagpole portion of the lot shall be included in lot area, but shall not be considered in determining minimum lot width. The flagpole shall be of adequate width to accommodate a driveway as required by this ordinance, fire and other applicable codes. Flag lots within the Townsite Overlay District are not allowed, except where parcels do not have street access, such as parcels adjacent to the ITD right-of-way. Lot 1, while unusual in shape, does not appear to staff to be a flag lot. A flag lot may be needed on Lot 14 to accommodate the mini-park idea proposed by staff, and approved by the Commission. The applicant should provide details as to the grading for this driveway at the time of building permit. The Commission found that this standard has been met. E. All lots shall have frontage on a public or private street. No frontage width shall be less than the required width of a driveway as provided under Sections and of this Ordinance. Townhouse Sub-Lots are excluded from this requirement; provided, however, that Townhouse Developments shall have frontage on a street. All lots meet the required lot width for General Residential (GR) zoning of 50. Lot 14 was shown to be reconfigured to allow for the creation of a pocket park where the existing fruit trees are located. The frontage exceeds the required driveway width. Two lots may also form corner lots facing Chestnut and the extension of Almond Street (Parcel C). The Commission found that this standard has been met. F. In the Townsite Overlay District, original Townsite lots shall be subdivided such that the new platted lots are oriented the same as the original lots, i.e. lots shall be subdivided in such a way as to maintain frontage on both the street and alley. Exceptions may be made for corner properties with historic structures. N/A

55 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page : Orderly Development Compliant Standards and Yes No N/A City Code City Standards and A. Phasing Required: Development of subdivisions shall be phased to avoid the extension of City services, roads and utilities through undeveloped land. N/A B. Agreement: Developers requesting phased subdivisions shall enter into a phasing agreement with the City. Any phasing agreement shall be approved and executed by the Council and the Developer on or before the preliminary plat approval by the Council. N/A C. Mitigation of Negative Effects: No subdivision shall be approved which affects the ability of political subdivisions of the state, including school districts, to deliver services without compromising quality of service delivery to current residents or imposing substantial additional public costs upon current residents, unless the Developer provides for the mitigation of the effects of subdivision. Such mitigation may include, but is not limited to the following: 1. Provision of on-site or off-site street or intersection improvements. 2. Provision of other off-site improvements. 3. Dedications and/or public improvements on property frontages. 4. Dedication or provision of parks or green space. 5. Provision of public service facilities. 6. Construction of flood control canals or devices. 7. Provisions for ongoing maintenance. Fire, Public Works and Community Development staffs noted concerns regarding the ability of the Fire Department to effectively deliver services without compromising quality of service to existing residents without the mitigation of the through-road connecting China Gardens with the Robin Hood neighborhood. The adjacent plat, Sherwood Forest, contains a 60-foot wide parcel dedicated to the City with a note stating, Parcel A shall be dedicated to the City of Hailey for future access. Minutes from the approval of the Sherwood Forest Subdivision confirm that the intent was to complete this connection once the undeveloped

56 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 20 parcel (the parcel now called Carbonate View Subdivision) was planned for development. This connection would be the extension of Almond Street. Sherwood Forest (Robin Hood neighborhood) was platted in 1979, and contains 31 lots which access on to Robin Hood Drive, a looped street with one exit. Nottingham subdivision contains seven (7) lots. Of these two subdivisions, 35 access exclusively off of Robin hood Drive. There are 30 built homes and five (5) remaining vacant lots. The International Fire Code Appendix D has been made part of the record. Appendix D stipulates that developments with 30 or more dwelling units must have two means of separate and approved fire apparatus access roads unless all of the dwelling units are equipped with automatic sprinkler systems. Thus, the Robin Hood neighborhood is close to becoming nonconforming with regards to the Fire Code 1. Two of the five vacant lots are listed for sale at this time. The Hailey Fire Department has stated that the connection of Almond Street would be highly desirable for emergency service provision, and to ensure that the Robin Hood neighborhood does not become nonconforming. No other neighborhoods exist in Hailey that are nonconforming, or close to becoming nonconforming with regards to the Fire Code Appendix D. The Carbonate View subdivision proposes a 36 public utility and access easement centered over the exiting city water main easement for the benefit of the City of Hailey. The City minimum standard for a public street right of way is 60 in width. A private street right of way can be as narrow as 36 in width. Consistent with the provisions of this standard, Fire, Public Works and Community Development staffs were unanimous in their recommendation that a 60 right of way be dedicated as part of this subdivision, providing for a future connection of Almond Street to the Sherwood Forest Subdivision Parcel A through this subdivision. The new road would be an extension of Almond Street. Reasons include: The connection between the China Garden and Sherwood Forest plats has been anticipated for 39 years, as evidenced by the dedication of Parcel A, Sherwood Forest, and the minutes of the proceedings of that plat. The parcel under discussion at this time has not been subdivided until now, so the connection has not been realized. The Robin Hood neighborhood will become nonconforming with regards to the International Fire Code Appendix D if dwelling units are built on one of the undeveloped lots. 1 Houses in the neighborhood are not sprinklered

57 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 21 Efficient access to and from adjacent properties and integration of proposed streets into the existing pattern are planning goals of the Subdivision Code and are consistent with the Comprehensive Plan. A public road is the best way to ensure the dedicated, continuous access needed by the Fire Department, and the ability to provide uninterrupted service to existing residents. Private streets are not maintained by the City. A public street would be maintained by the City, resulting in the best consistency of maintenance and snow removal. The Commission found that Parcel C is of adequate width to be considered a private street pursuant to the standards herein. Plat Note #7 stipulates that Parcel C is for public utilities and public access. No restrictions are placed on the public access. The Commission found that this standard has been met. D. When the developer of contiguous parcels proposes to subdivide any portion of the contiguous parcels, an area development plan shall be submitted and approved. The Commission and Council shall evaluate the following basic site criteria and make appropriate findings of fact: 1. Streets, whether public or private, shall provide an interconnected system and shall be adequate to accommodate anticipated vehicular and pedestrian traffic. 2. Non-vehicular circulation routes shall provide safe pedestrian and bicycle ways and provide an interconnected system to streets, parks and green space, public lands, or other destinations. 3. Water main lines and sewer main lines shall be designed in the most effective layout feasible. 4. Other utilities including power, telephone, cable, and gas shall be designed in the most effective layout feasible. 5. Park land shall be most appropriately located on the Contiguous Parcels. 6. Grading and drainage shall be appropriate to the Contiguous Parcels. 7. Development shall avoid easements and hazardous or sensitive natural resource areas. The commission and council may require that any or all contiguous parcels be included in the subdivision. The Sherwood Forest subdivision anticipated the need for a street to provide an interconnected system to accommodate anticipated vehicular and pedestrian traffic. The development of the contiguous parcel was completed, and anticipated a through- street when the subject parcel was platted. Standard D.1 above can be met through an interconnected street system. The Commission found that Parcel C, the extension of Almond Street, is of adequate width to be considered a private street pursuant to the standards herein. Plat Note #7 stipulates that Parcel C is for public utilities and public access. No restrictions are placed on the public access. The Commission found that this standard has been met.

58 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page : Perimeter Walls, Gates and Berms Compliant Standards and Yes No N/A City Code City Standards and The City of Hailey shall not approve any residential subdivision application that includes any type of perimeter wall or gate that restricts access to the subdivision. This regulation does not prohibit fences on or around individual lots. The City shall also not allow any perimeter landscape berm more than 3 higher than the previously existing (original) grade. No perimeter gate or wall is proposed. The Commission found that this standard has been met : Cuts, Fills, Grading and Drainage Compliant Standards and Yes No N/A City Code City Standards and A. Plans Required: Proposed subdivisions shall be carefully planned to be compatible with natural topography, soil conditions, geology and hydrology of the site, as well as to minimize cuts; fills, alterations of topography, streams, drainage channels; and disruption of soils or vegetation. Fill within the floodplain shall comply with the requirements of the Flood Hazard Overlay District of the Zoning Ordinance. Directional grading has been identified on the plat. Site appears to be fairly flat with the exception of Lot 1, which shows a 7 grade change. More detail is needed to show how a driveway can be added while keeping all cuts/fills on the subject property. No unusual hydrologic issues exist. No fill is proposed within the floodplain. A full grading and drainage plan will be required as a condition of approval. The plat contains a portion of the property within the regulatory floodplain. A Flood Hazard Development Permit has been submitted and recommendations by the City s floodplain manager made part of the record. The extension of Almond Street right of way is analyzed conceptually in that report. If the extension of Almond Street is approved by the City as part of this plat, a Flood Hazard Development Permit will be applied for and analyzed pursuant to Titles 17 and 18 for a detailed roadway design. The Commission found that this standard has been met. A. 1. A preliminary soil report prepared by a qualified engineer may be required by the Hearing Examiner or Commission and/or Council as part of the preliminary plat application. A geotechnical report has not been submitted. does not anticipate the need for a geotechnical report. The Commission found that this standard has

59 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 23? been met. A. 2. A preliminary grading plan prepared by a civil engineer may be required by the Hearing Examiner or Commission and/or the Council as part of the preliminary plat application, to contain the following information: a. Proposed contours at a maximum of two (2) foot contour intervals; b. Cut and fill banks in pad elevations; c. Drainage patterns; d. Areas where trees and/or natural vegetation will be preserved; e. Location of all street and utility improvements including driveways to building envelopes; and f. Any other information which may reasonably be required by the Administrator, Hearing Examiner, Commission and/or Council. A directional grading plan has been submitted. requests a road grading plan after preliminary plat to ensure adequate drainage can be accomplished. See earlier comments about the grade change on Lot 1. The Commission found that this standard has been met. B. Design Standards: The proposed subdivision shall conform to the following design standards: B. 1. Grading shall be designed to blend with natural land forms and to minimize the necessity of padding or terracing of building sites, excavation for foundations, and minimize the necessity of cuts and fills for streets and driveways. A directional grading plan submitted. Most of the site appears to be fairly flat, and no terracing identified on preliminary plat. See previous comments regarding Lot 1. The Commission found that this standard has been met. B. 2. Areas within a subdivision which are not well suited for development because of existing soil conditions, steepness of slope, geology or hydrology shall be allocated for Green Space for the benefit of future property owners within the subdivision. The site appears to be fairly flat and does not identify any questionable existing soil conditions, areas of steep slopes, geological or hydrological areas of concern. Most floodplain areas are identified as open space or unbuildable parcels. See analysis of floodplain standards attached to this report. The area is adjacent to the floodplain, and contains pockets of dense vegetation. Surrounding areas containing similar vegetation types have been platted and developed over the years. The Commission found that this standard has been met.

60 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 24 B. 3. Where existing soils and vegetation are disrupted by subdivision development, provision shall be made by the Developer for Revegetation of disturbed areas with perennial vegetation sufficient to stabilize the soil upon completion of the construction, including temporary irrigation for a sufficient period to establish perennial vegetation. Until such time as the vegetation has been installed and established, the Developer shall maintain and protect all disturbed surfaces from erosion. Erosion control and re-vegetation shall be included in final design. Developer shall re-vegetate disturbed area per this standard. The Commission found that this standard has been met. B. 4. Where cuts, fills or other excavation are necessary, the following development standards shall apply: a. Fill areas for structures or roads shall be prepared by removing all organic material detrimental to proper compaction for soil stability. b. Fill for structures or roads shall be compacted to at least 95 percent of maximum density as determined by American Association State Highway Transportation Officials (AASHTO) and American Society of Testing & Materials (ASTM). c. Cut slopes shall be no steeper than two horizontals to one vertical. Subsurface drainage shall be provided as necessary for stability. d. Fill slopes shall be no steeper than three horizontals to one vertical. Neither cut nor fill slopes shall be located on natural slopes of three to one or steeper, or where fill slope toes out within twelve (12) feet horizontally of the top of existing or planned cut slope. e. Tops and toes of cut and fill slopes shall be set back from structures and property lines as necessary to accommodate drainage features and drainage structures. A directional grading plan submitted. Site appears to be fairly flat with minimal site grading. The Commission found that this standard has been met. B. 5. The developer shall provide storm sewers and/or drainage areas of adequate size and number to contain the runoff upon the property in conformance with the applicable Federal, State and local regulations. The developer shall provide copies of state permits for shallow injection wells (drywells). Drainage plans shall be reviewed by planning staff and shall meet the approval of the city engineer. Developer shall provide a copy of EPA s NPDES General Permit for Storm-water Discharge from Construction Activity for all construction activity affecting more than one acre. No drainage calculations provided yet for drywell capacities. Calculations shall

61 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 25 be submitted at final design. A Storm Water Pollution Prevention Plan (SWPPP) will be necessary for any disturbances greater than 1 acre, and should be provided at final design. The Commission found that this standard has been met : Overlay Districts Compliant Standards and Yes No N/A City Code City Standards and A. Flood Hazard Overlay District: A. 1. Subdivisions or portions of subdivision located within the Flood Hazard Overlay District shall comply with all provisions of Section 4.10 of the Zoning Ordinance. The plat contains a portion of the property within the regulatory floodplain. A Flood Hazard Development Permit has been submitted and recommendations by the City s floodplain manager are made part of the record. The extension of Almond Street right of way is analyzed conceptually in that report. If the extension of Almond Street is approved by the City as part of this plat, a Flood Hazard Development Permit will be applied for and analyzed pursuant to Titles 17 and 18 for a detailed roadway design. The area behind lots has been discussed by City Parks and Public Works, and in public testimony from the WRLT. Both agencies have expressed hesitation in managing a narrow strip of land behind lots that is difficult to see from a public safety perspective. The access through this area is not needed to reach the Draper Preserve, due to the proximity of a well-signed access approximately 100 to the northwest. recommended and the Commission found that this area be designated as unbuildable parcels 14A, 13A, 12A and 11A. The parcels would be unbuildable due to the floodplain designation. This has been shown on the revised plat presented in the October 2 nd and November 8 th meetings. Restrictions are also suggested prohibiting outdoors storage (campers, boats, construction materials, etc.) City and Land Trust staffs both think this is a preferred solution to the management of this strip of land. A revised Flood Hazard Development Permit Report was prepared and reviewed by the Commission. The Commission found that this standard has been met. A. 2. Subdivisions located partially in the Flood Hazard Overlay District shall have designated building envelopes outside the Flood Hazard Overlay District to the extent possible. No lots contain floodplain areas, and floodplain areas are designated as unbuildable parcels. The Commission found that this standard has been met. A. 3. Any platted lots adjacent to the Big Wood River or its tributaries shall have

62 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 26 designated building envelopes. N/A B. Hillside Overlay District: N/A B. 1. Subdivisions or portions of subdivisions located within the Hillside Overlay District shall comply with all provisions of Section 4.14, of the Zoning Ordinance. N/A B. 2. Subdivisions located partially in the Hillside Overlay District shall have designated building envelopes outside the Hillside Overlay District. N/A B. 3. All approved subdivisions shall contain a condition that a Site Alteration Permit is required before any development occurs. Developer shall meet this standard. The Commission found that this standard has been met : Parks, Pathways and Other Green Spaces Compliant Standards and Yes No N/A City Code City Standards and A. Parks and Pathways: Unless otherwise provided, every subdivision shall set aside a Park and/or Pathway(s) in accordance with standards set forth herein. At the July 10, 2018 Planning and Zoning Public Hearing, the Applicant proposed to dedicate a 25,626 square foot parcel, Parcel A, to the WRLT. The WRLT expressed concerns regarding the narrow entry and exit of the proposed park, as well as the location of the proposed park, which extends behind Lots (proposed private property). concurred that the previously proposed configuration was awkward in shape, didn t constitute a well-designed open space, and access to the park was confusing. The Applicant has modified the Preliminary Plat and proposed open space, which now includes Parcel A and Parcel B. Parcel A has been reconfigured to 14,787 square feet in size. Access to and from Parcel A will connect from the existing Draper Preserve, will be dedicated as open space, and will be managed by the Wood River Land Trust. Parcel B, a newly created, 2,157 square foot pocket park, will be maintained by the City of Hailey. This proposed park will include an apple orchard, and other park amenities: park benches, trash receptacle, dog station, and other amenities, to be determined at final design.

63 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 27 Access to the proposed pocket park will be off of Chestnut Street. The Commission found this new reconfiguration of Parcel A and Parcel B to better meet the needs of the proposed subdivision, the surrounding neighborhoods and Hailey Community. Parcel B has a more visible entrance, is more inviting to the public and is no longer perceived as private property. Additionally, the configuration is no longer awkward in shape. The long, previously proposed park corridor behind Lots 11-14, have also been reconfigured and are proposed as Lots 11A, 12A, 13A and 14A. This reconfiguration removed public access from behind Lots The Commission found these parcels to be unbuildable, and that no storage is permitted on these parcels, and said parcels shall have wildlife-friendly fencing. This has been made a Condition of Approval. The Commission found that this standard has been met. A. 1. Parks: A. 1. a. The developer of any subdivision, or any part thereof, consisting of three (3) or more residential lots, including residential townhouse sub-lots and residential condominium units, without regard to the number of phases within the subdivision, shall set aside or acquire land area within, adjacent to or in the general vicinity of the subdivision for Parks. Parks shall be developed within the City of Hailey and set aside in accordance with the following formula: P = x multiplied by.0277 P is the Parks contribution in acres x is the number of single-family lots, residential townhouse sub-lots or residential condominium units contained within the plat. Where multi-family lots are being platted with no fixed number of units, x is maximum number of residential lots, sub-lots, and units possible within the subdivision based on current zoning regulations Mathematical calculations of this formula for the Preliminary Plat result in the following requirements: Project Buildout:.0277 x 14 = acres (16,893 square feet) Parcel A dedicated as Open Space: 0.34 acres (17,787 square feet) Parcel B dedicates as a Park:.05 acres (2,157 square feet) Total square footage of Parcel A and Parcel B = 19,944 square feet. The Commission found the proposed Parcel A, to be dedicated as open space to the Wood River Land Trust, and proposed Parcel B, to be dedicated as a park to the City of Hailey, sufficient for the subdivision s park requirements. The Commission found that this standard has been met. A.1.b In the event the subdivision is located in the Business (B), Limited Business

64 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 28 (LB), Neighborhood Business (NB), or Transitional (TN) zoning districts, the area required for a Park shall be reduced by 75%, but in no event shall the area required for a Park/Cultural Space exceed 17.5% of the area of the lot(s) being developed. N/A, the proposed subdivision is located within the General Residential (GR) Zoning District. A. 2. Pathways: The developer of any subdivision, or any part thereof, shall provide pathways for all trails and paths identified in the master plan that are located on the property to be subdivided or on city property adjacent to the property to be subdivided, and sidewalks required by this ordinance. The Commission discussed and agreed that Parcel C, the proposed 36-foot wide private road be created as the extension of Almond Street to connect China Gardens with the Sherwood Forest Subdivision (Robin Hood neighborhood). Road surface and design to be determined at final design. The Commission found that this standard has been met. B. Multiple Ownership: Where a parcel of land is owned or otherwise controlled, in any manner, directly or indirectly: 1. By the same individual(s) or entity(ies), including but not limited to corporation(s), partnership(s), limited liability company(ies) or trust(s), or 2. By different individuals or entities, including but not limited to corporations, partnerships, limited liability companies or trusts where a) such individual(s) or entity(ies) have a controlling ownership or contractual right with the other individual(s) or entity(ies), or b) the same individual(s) or entity(ies) act in any manner as an employee, owner, partner, agent, stockholder, director, member, officer or trustee of the entity(ies), 3. Multiple subdivisions of the parcel that cumulatively result in three (3) or more residential lots, townhouse sub-lots or condominium units, are subject to the provisions of this ordinance, and shall provide the required improvements subject to the required standards at or before the platting or development of the lots, sub-lots or units. 4. Parks and Lands Board: The parks and lands board shall review and make a recommendation to the hearing examiner or commission and council regarding each application subject to the provisions of Section 4.10 of this ordinance. Such recommendation will be based on compliance with the master plan and provisions of this ordinance. N/A; however, if Parcel A were subdivided, it would be subject to this condition. That said, Planning suggests that an additional note be included in the Preliminary Plat Note No. 4 that reads, Parcel A is dedicated as open space to

65 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 29 benefit the development, allow for public access, shall be unbuildable, and shall not be subdivided. This has been made a Condition of Approval. Planning also suggests that an additional note be included in the Preliminary Plat Note No. 4 that reads, Parcel B is dedicated as park space to the City of Hailey, shall allow for public access and shall be unbuildable. The Commission found that this standard has been met. C. Parks and Lands Board: The parks and lands board shall review and make a recommendation to the hearing examiner or commission and council regarding each application subject to the provisions of this section. Such recommendation will be based on compliance with the master plan and provisions of this ordinance. The Parks and Lands Board has made some general recommendations, which are not tied to any specific standard. The Commission found that this standard has been met. D. Minimum Requirements: D. 1. Private Green Space: Use and maintenance of any privately-owned green space shall be controlled by recorded covenants or restrictions which run with the land in favor of the future owners of the property within the tract and which cannot be modified without the consent of the council. The Applicant is proposing that Parcel A be dedicated to the Wood River Land Trust as open space, and Parcel B be dedicated to the City of Hailey, as a small pocket park. The Commission found this new reconfiguration of Parcel A and Parcel B to better meet the needs of the proposed subdivision, the surrounding neighborhoods and Hailey Community. Parcel B has a more visible entrance, is more inviting to the public and is no longer perceived as private property. Additionally, the configuration is no longer awkward in shape. The long, previously proposed park corridor behind Lots 11-14, have also been reconfigured and are proposed as Lots 11A, 12A, 13A and 14A. This reconfiguration removed public access from behind Lots The Commission found these parcels to be unbuildable, and that no storage is permitted on these parcels, and said parcels shall have wildlife-friendly fencing. This has been made a Condition of Approval. The Commission found that this standard has been met. D. 2. Neighborhood Park: A neighborhood park shall include finished grading and ground cover, large grassy areas, trees and shrubs, sheltered picnic table(s), trash container(s), dog station(s), bike racks, park bench(es), parking as required by ordinance, and two or more of the following: play structure, restrooms, an athletic field, trails, hard surface multiple use court (tennis or basketball courts), or gardens that demonstrate conservation principles. Neighborhood Parks shall provide an average of 15 trees per acre, of which at least 15% shall be of 4" caliper or greater. A maximum of 20% of any single tree species may be used. Landscaping and irrigation shall integrate water

66 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 30 conservation. A neighborhood park shall be deeded to the City upon completion, unless otherwise agreed upon by the developer and City. While the proposed subdivision does not meet the size definition for Neighborhood Park (generally 1 acre or larger), no neighborhood park exists in this neighborhood. The Applicant is proposing a small pocket park, Parcel B, to be dedicated to the City of Hailey. Though smaller than 1 acre, the pocket park may include amenities, such as park benches, trash receptacles, dog station, and other amenities, to be determined at final design. The Commission found that this standard has been met. D. 3. Mini Park: A mini park shall include finished grading and ground cover, trees and shrubs, picnic table(s), trash container(s), dog station(s), bike racks and park bench(es). All mini parks shall provide an average of 15 trees per acre, of which at least 15% shall be of 4" caliper or greater. A maximum of 20% of any single tree species may be used. Landscaping and irrigation shall integrate water conservation. The reconfiguration of the proposed open space, Parcel A, and proposed park, Parcel B, does not include any of the amenities noted above. No amenities are proposed at this time. Minimal amenities, such as park benches, picnic tables, dog station and trash receptacle, could be added in Parcel B (apple orchard area) and outside of the floodplain. This will be determined at final design. The Commission found that this standard has been met. D. 4. Park/Cultural Space: A park/cultural space shall include benches, planters, trees, public art, water features and other elements that would create a gathering place. Connective elements, such as parkways or enhanced sidewalks may also qualify where such elements connect two or more parks or park/cultural spaces. The reconfiguration of the proposed Parcel A and Parcel B does not include any of the amenities noted above. No amenities are proposed at this time. The Commission found that this standard has been met. D. 5. Pathway: Pathways shall have a minimum twenty-foot (20 ) right-of-way width and shall be paved or improved as recommended by the Parks and Lands Board. Construction of Pathways shall be undertaken at the same time as other public improvements are installed within the development, unless the Council otherwise allows when deemed beneficial for the project. The Developer shall be entitled to receive a Park dedication credit only if the Developer completes and constructs a Pathway identified in the Master Plan, or completes and constructs a Pathway not identified in the Master Plan where the Pathway connects to existing or proposed trails identified in the Master Plan. The City may permit easements to be granted by Developers for Pathways identified in the Master Plan, thereby allowing the Developer to include the land area in the determination of setbacks and building density on

67 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 31 the site, but in such cases, a Park dedication credit will not be given. A Developer is entitled to receive a credit against any area required for a Park for every square foot of qualified dedicated Pathway right-of-way. A 36-foot wide public access and utility easement is identified on the revised submitted Preliminary Plat. It is contiguous with the water main easement, and connects to Parcel A in Sherwood Forest, a City-owned parcel planned for future access. The Commission agreed that motorized and nonmotorized activities could occur in this Parcel A, which functions as the extension of Almond Street. The Commission agreed that surface materials and design could be determined at final design, as per the City Council. The Commission found that this standard has been met. E. Specific Park Standards: All Parks shall meet the following criteria for development, location and size (unless unusual conditions exist that prohibit meeting one or more of the criteria): At the July 10, 2018 Planning and Zoning Public Hearing, the Applicant proposed to dedicate a 25,626 square foot parcel, Parcel A, to the WRLT. The WRLT expressed concerns regarding the narrow entry and exit of the proposed park, as well as the location of the proposed park, which extends behind Lots (proposed private property). concurred that the previously proposed configuration was awkward in shape, didn t constitute a well-designed open space, and access to the park was confusing. The Applicant modified the Preliminary Plat and proposed open space, which now includes Parcel A and Parcel B. Parcel A has been reconfigured to 14,787 square feet in size. Access to and from Parcel A will connect from the existing Draper Preserve, will be dedicated as open space, and will be managed by the Wood River Land Trust. Parcel B, a newly created, 2,157 square foot pocket park, will be maintained by the City of Hailey. This proposed park will include an apple orchard, and other park amenities: park benches, trash receptacle, dog station, and other amenities, to be determined at final design. Access to the proposed pocket park will be off of Chestnut Street. The Commission found this new reconfiguration of Parcel A and Parcel B to better meet the needs of the proposed subdivision, the surrounding neighborhoods and Hailey Community. Parcel B has a more visible entrance, is more inviting to the public and is no longer perceived as private property. Additionally, the configuration is no longer awkward in shape. The long, previously proposed park corridor behind Lots 11-14, have also been reconfigured and are proposed as Lots 11A, 12A, 13A and 14A. This reconfiguration removed public access from behind Lots The Commission found these parcels to be unbuildable, and that no storage is permitted on these parcels, and said parcels shall have wildlife-friendly fencing. This has been made a Condition of Approval. The Commission found that this standard has been met. E. 1. Shall meet the minimum applicable requirements of Subsection D of this

68 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 32 section. See various comments above. The Commission found that this standard has been met. E. 2. Shall provide safe and convenient access, including ADA standards. The Applicant has modified the Preliminary Plat and proposed open space, which now includes Parcel A and Parcel B. Parcel A has been reconfigured to 14,787 square feet in size. Access to and from Parcel A will connect from the existing Draper Preserve, will be dedicated as open space, and will be managed by the Wood River Land Trust. Parcel B, a newly created, 2,157 square foot pocket park, will be maintained by the City of Hailey. This proposed park will include an apple orchard, and other park amenities: park benches, trash receptacle, dog station, and other amenities, to be determined at final design. Access to the proposed pocket park will be off of Chestnut Street, which shall provide a more visible entrance, is more inviting to the public, and would improve ADA accessibility. Further details to be determined at final design. The Commission found that this standard has been met. E. 3. Shall not be gated so as to restrict access and shall not be configured in such a manner that will create a perception of intruding on private space. If a Park is privately owned and maintained, the use of the park shall not be exclusive to the homeowners, residents or employees of the development. The Applicant has modified the Preliminary Plat and proposed open space, which now includes Parcel A and Parcel B. Parcel A has been reconfigured to 14,787 square feet in size. Access to and from Parcel A will connect from the existing Draper Preserve, will be dedicated as open space, and will be managed by the Wood River Land Trust. Parcel B, a newly created, 2,157 square foot pocket park, will be maintained by the City of Hailey. This proposed park will include an apple orchard, and other park amenities: park benches, trash receptacle, dog station, and other amenities, to be determined at final design. Access to the proposed pocket park will be off of Chestnut Street. The Commission found this new reconfiguration of Parcel A and Parcel B to better meet the needs of the proposed subdivision, the surrounding neighborhoods and Hailey Community. Parcel B has a more visible entrance, is more inviting to the public and is no longer perceived as private property. Additionally, the configuration is no longer awkward in shape. The long, previously proposed park corridor behind Lots 11-14, have also been reconfigured and are proposed as Lots 11A, 12A, 13A and 14A. This reconfiguration removed public access from behind Lots The Commission found these parcels to be unbuildable, and that no storage is permitted on these parcels, and said parcels shall have wildlife-friendly fencing. This has been made a Condition of Approval. The Commission found that this standard has been met. E. 4. Shall be configured in size, shape, topography and improvements to be functional for the intended users. To be eligible for Park dedication, the land

69 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 33 must, at a minimum, be located on slopes less than 25 degrees, and outside of drainways, floodways and wetland areas. Mini Parks shall not be occupied by non-recreational buildings and shall be available for the use of all the residents or employees of the proposed subdivision. The Applicant has modified the Preliminary Plat and proposed open space, which now includes Parcel A and Parcel B. Parcel A has been reconfigured to 14,787 square feet in size. Access to and from Parcel A will connect from the existing Draper Preserve, will be dedicated as open space, and will be managed by the Wood River Land Trust. Parcel B, a newly created, 2,157 square foot pocket park, will be maintained by the City of Hailey. This proposed park will include an apple orchard, and other park amenities: park benches, trash receptacle, dog station, and other amenities, to be determined at final design. Access to the proposed pocket park will be off of Chestnut Street. The Commission found this new reconfiguration of Parcel A and Parcel B to better meet the needs of the proposed subdivision, the surrounding neighborhoods and Hailey Community. Parcel B has a more visible entrance, is more inviting to the public and is no longer perceived as private property. Additionally, the configuration is no longer awkward in shape. The Commission found that this standard has been met. E. 5. Shall not create undue negative impact on adjacent properties and shall be buffered from conflicting land uses. Parcel A, if dedicated and accepted by the WRLT, will become an extension of the Draper Preserve. Access will be managed by the WRLT. Parcel B, if dedicated and accepted by the City, will be accessed from Chestnut Street and maintained by the City. The Commission found this new reconfiguration of Parcel A and Parcel B to better meet the needs of the proposed subdivision, the surrounding neighborhoods and Hailey Community. Parcel B has a more visible entrance, is more inviting to the public and is no longer perceived as private property. Additionally, the configuration is no longer awkward in shape. The Commission found that this standard has been met. E. 6. Shall require low maintenance, or provide for maintenance or maintenance endowment. This will be discussed and finalized at final design. The Commission found that this standard has been met. F. Specific Pathway Standards: All Pathways shall meet the following criteria for development, location and size (unless unusual conditions exist that prohibit meeting one or more of the criteria): F. 1. Shall meet the minimum applicable requirements required by subsection D of this section. See previous comments on the proposed private road which can also be used for

70 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 34 nonmotorized access. The Commission found that this standard has been met. F. 2. Shall be connected in a useful manner to other Parks, Pathways, Green Space and recreation and community assets. The proposed private road would connect two neighborhoods, China Gardens and Robin Hood. The Commission found that this standard has been met. G. Specific Green Space Standards: If green space is required or offered as part of a subdivision, townhouse or condominium development, all green space shall meet the following criteria for development, location and size (unless unusual conditions exist that prohibit meeting one or more of the criteria): G. 1. Shall meet the minimum applicable requirements required by subsection D of this section. See other comments in this section. The Commission found that this standard has been met. G. 2. Public and private green spaces on the same property or adjacent properties shall be complementary to one another. Green space within proposed developments shall be designed to be contiguous and interconnecting with any adjacent Green Space (both existing and potential future space). Parcel A, the proposed open space, would be contiguous to WRLT property. The applicant proposes to dedicate the open space parcel to the WRLT. The proposed reconfiguration and access easements would need to be acceptable to the WRLT. The Commission found that this standard has been met. G. 3. The use of the private green space shall be restricted to Parks, Pathways, trails or other recreational purposes, unless otherwise allowed by the City. This would be made a Condition of Approval. The Commission found that this standard has been met. G. 4. The private ownership and maintenance of green space shall be adequately provided for by written agreement. H. In-Lieu Contributions: No C.C.&Rs have been submitted. Maintenance shall be managed and funded by the subdivision s HOA, if private open space were proposed. The Commission found that this standard has been met. No in-lieu contribution is contemplated at this time. The Commission found that this standard has been met. H. 1. After receiving a recommendation by the Parks and Lands Board, the Council may at their discretion approve and accept voluntary cash contributions in lieu of Park land dedication and Park improvements. No in-lieu contribution is contemplated at this time. The Commission found that this standard has been met. H. 2. The voluntary cash contributions in lieu of Park land shall be equivalent to the area of land (e.g., square footage) required to be dedicated under this ordinance multiplied by the fair market value of the land (e.g., $/square foot)

71 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 35 in the development at the time of preliminary plat approval by the Council. The City shall identify the location of the property to be appraised, using the standards in subsections E.4 and E.5 of this ordinance. The appraisal shall be submitted by a mutually agreed upon appraiser and paid for by the applicant. No in-lieu contribution is contemplated at this time. The Commission found that this standard has been met. H. 3. Except as otherwise provided, the voluntary cash contribution in lieu of Park land shall also include the cost for Park improvements, including all costs of acquisition, construction and all related costs. The cost for such improvements shall be based upon the estimated costs provided by a qualified contractor and/or vendor. In the Business (B), Limited Business (LB), Neighborhood Business (NB) and Transitional (TN) zoning districts, in-lieu contributions will not include the cost for Park improvements. No in-lieu contribution is contemplated at this time. The Commission found that this standard has been met. H. 4. In-lieu contributions must be segregated by the City and not used for any other purpose other than the acquisition of Park land and/or Park improvements, which may include upgrades and replacement of Park improvements. Such funds should be used, whenever feasible or practicable, on improvements within walking distance of the residents of the subdivision. No in-lieu contribution is contemplated at this time. The Commission found that this standard has been met : Improvements Required: Compliant Standards and Yes No N/A City Code City Standards and Minimum Improvements Required: It shall be a requirement of the Developer to construct the minimum infrastructure improvements set forth herein and any required infrastructure improvements for the subdivision, all to City Standards and procedures, set forth in Title 18 of the Hailey Municipal Code and adopted by ordinance in accordance with the notice and hearing procedures provided in Idaho Code Alternatives to the minimum improvement standards may be recommended for approval by the City Engineer and approved by the City Council at its sole discretion only upon showing that the alternative is clearly superior in design and effectiveness and will promote the public health, safety and general welfare. The Applicant intends to construct all necessary infrastructure, if the project is approved. The Commission found, if the extension of Almond Street is approved, that the developer pays for improvements on that portion of the extension located on the subject property. The Commission found that this standard has been met. A. Plans Filed, maintained: Six (6) copies of all improvement plans shall be filed

72 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 36 with the City Engineer and made available to each department head. Upon final approval two (2) sets of revised plans shall be returned to the Developer at the pre-construction conference with the City Engineer s written approval thereon. One set of final plans shall be on-site at all times for inspection purposes and to note all field changes upon. The Applicant shall meet this standard. The Commission found that this standard has been met. B. Preconstruction Meeting: Prior to the start of any construction, it shall be required that a pre-construction meeting be conducted with the Developer or his authorized representative/engineer, the contractor, the City Engineer and appropriate City departments. An approved set of plans shall be provided to the Developer and contractor at or shortly after this meeting. The Applicant shall meet this standard. The Commission found that this standard has been met. C. Term of Guarantee of Improvements: The developer shall guarantee all improvements pursuant to this Section for no less than one year from the date of approval of all improvements as complete and satisfactory by the city engineer, except that parks shall be guaranteed and maintained by the developer for a period of two years. The Applicant shall meet this standard. The Commission found that this standard has been met : Streets, Sidewalks, Lighting, Landscaping Streets, Sidewalks, Lighting, Landscaping: The developer shall construct all streets, alleys, curb and gutter, lighting, sidewalks, street trees and landscaping, and irrigation systems to meet City Standards, the requirements of this ordinance, the approval of the Council, and to the finished grades which have been officially approved by the city engineer as shown upon approved plans and profiles. The developer shall pave all streets and alleys with an asphalt plant-mix, and shall chip-seal streets and alleys within one year of construction. All public infrastructure shall meet the City specifications. No street lights are proposed nor would they be recommended in this location. Sidewalks are proposed to be paid in-lieu. The Commission found, if the extension of Almond Street is approved, that the developer pays for improvements on that portion of the extension located on the subject property. The Commission found that this standard has been met. A. Street Cuts: Street cuts made for the installation of services under any existing improved public street shall be repaired in a manner which shall satisfy the Street Superintendent, shall have been approved by the Hailey City Engineer or his authorized representative, and shall meet City Standards. Repair may include patching, skim coats of asphalt or, if the total area of asphalt removed exceeds 25% of the street area, the complete removal and replacement of all

73 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 37 paving adjacent to the development. Street cut repairs shall also be guaranteed for no less than one year. (Ord. 1191, 2015) It is unknown at this time if Chestnut Street will need to be fully reconstructed due to the number of street cuts required for this project and their impact on the road. The Commission found that this standard has been met. B. Signage: Street name signs and traffic control signs shall be erected by the Developer in accordance with City Standard, and the street name signs and traffic control signs shall thereafter be maintained by the City. This standard shall be met. The Commission found that this standard has been met. C. Streetlights: Street lights in the Recreational Green Belt, Limited Residential, General Residential, and Transitional zoning districts are not required improvements. Where proposed, street lighting in all zoning districts shall meet all requirements of Chapter VIIIB of the Hailey Zoning Ordinance. N/A, as no street lights are proposed : Sewer Connections Sewer Connections: The developer shall construct a municipal sanitary sewer connection for each and every developable lot within the development. The developer shall provide sewer mains of adequate size and configuration in accordance with City standards, and all federal, state, and local regulations. Such mains shall provide wastewater flow throughout the development. All sewer plans shall be submitted to the city engineer for review and approval. At the city engineer s discretion, plans may be required to be submitted to the Idaho Department of Environmental Quality (DEQ) for review and comments. A sewer main line runs down Chestnut Street. Proposed sewer main size and depth are not indicated on plans. The revised plan identifies connecting to the existing sewer main at each lot. related to sewer connections were clarified by the City Engineer. The sewer system connection will be further reviewed at final design. The Commission found that this standard has been met : Water Connections A. Requirements: The developer shall construct a municipal potable water connection, water meter and water meter vault in accordance with City Standards or other equipment as may be approved by the city engineer, for each and every developable lot within the development. The developer shall provide water mains and services of adequate size and configuration in accordance with City Standards, and all federal, state, and local regulations. Such water connection shall provide all necessary appurtenances for fire

74 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 38 protection, including fire hydrants, which shall be located in accordance with the IFC and under the approval of the Hailey Fire Chief. All water plans shall be submitted to the city engineer for review and approval. At the City Engineer s discretion, plans may be required to be submitted to the Idaho Department of Environmental Quality (DEQ) for review and comments. Proposed water main connections are shown. The Commission found that this standard has been met. B. Townsite Overlay: Within the Townsite Overlay District, where water main lines within the alley are less than six (6) feet deep, the developer shall install insulating material (blue board insulation or similar material) for each and every individual water service line and main line between and including the subject property and the nearest public street, as recommended by the City Engineer. N/A, as the proposed project is not located within the Townsite Overlay (TO) Zoning District : Drainage Drainage: The developer shall provide drainage areas of adequate size and number to meet the approval of the street superintendent and the city engineer or his authorized representative. (Ord. 1191, 2015) No drainage calculations have been submitted. Review of drainage calculations will take place during final design. Design appears to be sufficient for anticipated runoff. The Commission found that this standard has been met : Utilities Utilities: The developer shall construct each and every individual service connection and all necessary trunk lines, and/or conduits for those improvements, for natural gas, electricity, telephone, and cable television to the property line before placing base gravel for the street or alley. No dry utilities shown. Additional utility company comment and engineering details will be required at final design : Parks, Green Space All utilities shall be installed underground. This has been made a Condition of Approval. The Commission found that this standard has been met Parks, Green Space: The developer shall improve all parks and green space

75 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 39 areas as presented to and approved by the hearing examiner or commission and council. See Section Improvements to be finalized at final design. The Commission found that this standard has been met : Installation to Specifications; Inspections Installation to Specifications; Inspections: All improvements are to be installed under the specifications and inspection of the city engineer or his authorized representative. The minimum construction requirements shall meet City Standards or the Department of Environmental Quality (DEQ) standards, whichever is the more stringent. An inspection schedule will be established for any/all components at final design. All infrastructure must meet City of Hailey Specifications and will be further evaluated in greater detail at final design. The inspection process of the proposed public improvements shall include materials testing to insure the compliance with City of Hailey code : Completion; Inspections; Acceptance The City will need to select an inspector, to be paid for by the applicant, for all water, sewer, and roadway infrastructure during construction. The Commission found that this standard has been met. A. Installation of all infrastructure improvements must be completed by the developer, and inspected and accepted by the City prior to signature of the plat by City representatives, or according to a phasing agreement. A postconstruction conference shall be requested by the developer and/or contractor and conducted with the developer and/or contractor, the city engineer, and appropriate City departments to determine a punch list of items for final acceptance. All infrastructure must meet City of Hailey Specifications and will be further evaluated in greater detail at final design. The inspection process of the proposed public improvements shall include materials testing to ensure the compliance with City of Hailey code. The City will need to select an inspector, to be paid for by the Applicant, for all water, sewer, and roadway infrastructure during construction. The Commission found that this standard has been met. B. The developer may, in lieu of actual construction, provide to the City security pursuant to Section 3.3.7, for all infrastructure improvements to be completed by developer after the final plat has been signed by City representatives. (Ord. 1191, 2015)

76 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 40 N/A. Completion of all major infrastructure by the Developer is preferred over bonding : As Built Plans and Specifications As Built Plans and Specifications: Prior to the acceptance by the City of any improvements installed by the developer, three (3) sets of as-built plans and specifications certified by the developer s engineer shall be filed with the city engineer. (Ord. 1191, 2015) As-built drawings will be required. The Commission found that this standard has been met : Townhouses: Compliant Standards and Yes No N/A City Code City Standards and Plat Procedure: The developer of the townhouse development shall submit with the preliminary plat application and all other information required herein a copy of the proposed party wall agreement and the proposed document(s) creating an association of owners of the proposed townhouse sublots, which shall adequately provide for the control (including billing, where applicable) and maintenance of all common utilities, commonly held facilities, garages, parking and/or green spaces. Prior to final plat approval, the developer shall submit to the city a final copy of the party wall agreement and any other such documents and shall record the documents prior to or at the same time of the recordation of the plat, which plat shall reflect the recording instrument numbers thereupon. (Ord. 1191, 2015) N/A, no townhouses are proposed Garages: All garages shall be designated on the preliminary and final plats and on all deeds as part of the particular townhouse units. Detached garages may be platted on separate sublots; provided, that the ownership of detached garages is appurtenant to specific townhouse units on the townhouse plat and that the detached garage(s) may not be sold and/or owned separate from any dwelling unit(s) within the townhouse development. (Ord. 1191, 2015) N/A, no townhouses are proposed Storage, Parking Areas: Residential townhouse developments shall provide parking spaces according to the requirements of title 17, chapter of this code. (Ord. 1191, 2015) N/A, no townhouses are proposed.

77 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page Construction Standards: All townhouse development construction shall be in accordance with the IBC, IRC and IFC. Each townhouse unit must have separate water, sewer and utility services, which do not pass through another building or unit. (Ord. 1191, 2015) N/A, no townhouses are proposed General Applicability: All other provisions of this title and all applicable ordinances, rules and regulations of the city and all other governmental entities having jurisdiction shall be complied with by townhouse developments. (Ord. 1191, 2015) N/A, no townhouses are proposed Expiration: Townhouse developments which have received final plat approval shall have a period of three (3) calendar years from the date of final plat approval by the council to obtain a building permit. Developments which have not received a building permit shall be null and void and the plats associated therewith shall be vacated by the council. If a development is to be phased, construction of the second and succeeding phases shall be contingent upon completion of the preceding phase unless the requirement is waived by the council. Further, if construction on any townhouse development or phase of any development ceases or is not diligently pursued for a period of three (3) years without the prior consent of the council, that portion of the plat pertinent to the undeveloped portion of the development shall be vacated. (Ord. 1191, 2015) N/A, no townhouses are proposed Conversion: The conversion by subdivision of existing units into townhouses shall not be subject to section of this title. (Ord. 1191, 2015) N/A, no townhouses are proposed Density: The maximum number of cottage townhouse units on any parcel shall be twelve (12), and not more than two (2) cottage townhouse developments shall be constructed adjacent to each other. (Ord. 1191, 2015) N/A, no townhouses are proposed Exceptions: Whenever the tract to be subdivided is, in the shape or size, or is surrounded by such development or unusual conditions that the strict application of the requirements contained herein would result in real difficulties and substantial hardships or injustices, the council may vary or modify such requirements by making findings for their decision so that the developer is allowed to develop his property in a reasonable manner, while ensuring that the public welfare and interests of the city and surrounding area are protected and the general intent and spirit of this title are preserved. As used in this

78 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 42 section, the phrase real difficulties and substantial hardships or injustices shall apply only to situations where strict application of the requirements of this title will deny to the developer the reasonable and beneficial use of the property in question, and not in situations where the developer establishes only that exceptions will allow more financially feasible or profitable subdivision. (Ord. 1191, 2015). The Commission found that sidewalk in-lieu fees be remitted for sidewalk portions along Chestnut Street, to create a harmonious design within the neighborhood (no sidewalks exist), and that the public welfare would benefit from sidewalks being constructed in more heavily traveled areas nearby. The Commission found that this standard has been met. CONCLUSIONS OF LAW AND DECISION Based upon the above Findings of Fact, the Commission makes the following recommendations: 1. Adequate notice, pursuant to Title 16, section , of the Hailey Subdivision Ordinance, was given for the public hearing. 2. Upon compliance with the conditions noted below, the application substantially meets the standards of approval set forth in the Hailey Subdivision Ordinance. The Preliminary Plat Application for Carbonate View Subdivision, represented by Galena Engineering, on behalf of W. Squared, LLC, (Tax Lot 8364 S. 9 & 16, T2N, R18E, Hailey), meets the standards of approval set forth in the Hailey Municipal Code and is recommended for approval by the Hailey Planning and Zoning Commission, subject to the following conditions: a) All Fire Department and Building Department requirements shall be met. Items to be completed at the Applicant s sole expense include, but will not be limited to: b) All City infrastructure requirements shall be met as outlined in Chapter and of the Subdivision Title. Detailed plans for all infrastructure to be installed or improved at or adjacent to the site shall be submitted for Department approval and shall meet City Standards where required. Infrastructure to be completed at the applicant s sole expense include, but will not be limited to: c) Issuance of permits for the construction of buildings within the proposed subdivision shall be subject to Section of the Subdivision Title and 17.04J of the Zoning Title. d) All improvements and other requirements shall be completed and accepted, or surety provided pursuant to subsections (I) and (B) of the Subdivision Title, prior to recordation of the final plat. e) The Final Plat must be submitted within one (1) calendar year from the date of approval of the Preliminary Plat, unless otherwise allowed for within a phasing agreement.

79 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 43 f) Any subdivision inspection fees due shall be paid prior to recording the Final Plat. g) Any application development impact fees shall be paid prior to recording the Final Plat. h) A Maintenance Agreement shall be developed, acceptable to the City of Hailey, for the maintenance of Parcel C, the access parcel. i) The Applicant shall submit a Grading and Drainage Plan, and a final Erosion Control Plan prior to Final Plat. j) Pursuant to Hailey Municipal Code , the Applicant shall be allowed to pay in-lieu fees for on-site sidewalks (property frontage on Chestnut Street and both sides of the dedicated section of Almond Street extension) prior to City Council review of the Final Plat. If only one estimate is provided, it shall be reviewed by the City Engineer, and additional estimates may be requested. k) Plat note shall be modified stating that Lots 11A, 12A, 13A, and 14A shall be unbuildable parcels, and that no storage of campers, boats, trailers, construction or other equipment is permitted on these parcels. l) The Pocket Park, adjacent to Lot 14, may be dedicated to the City of Hailey, subject to approval of configuration and final design. m) Parcel A shall be dedicated as a permanent open space parcel, and managed as part of the Draper Preserve. A wildlife-friendly fence shall be constructed separating Parcel A from the adjacent private lots as determined by the parties. A plat note shall be added stipulating that Parcel A shall allow for public access, shall be unbuildable, except as needed for management of the Preserve, and shall not be subdivided. Management of access to the parcel shall be determined by the parties. n) A minimum of four lots shall not have the garage facing Chestnut Street. o) The front entry of each house shall be clearly identified so it is visible and inviting from Chestnut Street. p) Garages facing Chestnut Street shall have the garage doors visually subordinate by a minimum of two feet (2 ) to the front wall plane. q) All utilities shall be installed underground. r) Prior to any future development in the SFHA, the property owner shall be required to obtain a Flood Hazard Development Permit from the City of Hailey for the proposed work.

80 Carbonate View Subdivision Preliminary Plat Findings of Fact Hailey Planning and Zoning Commission November 19, 2018 Page 44 Signed this day of, Janet Fugate, Planning & Zoning Commission Chair Attest: Jessie Parker, Community Development Assistant

81 Return to Agenda

82 Blaine County Recreation District Hillside Site Alteration Quigley Farm Block 10 and Block 16 Planning and Zoning Commission November 19, 2018 Report Page 1 DESIGN REVIEW STAFF REPORT TO: FROM: OVERVIEW: Hailey Planning and Zoning Commission Robyn Davis, Community Development City Planner Consideration of a Hillside Site Alteration Permit Application by the Blaine County Recreation District, for a Trail Development Plan consisting of two phases. Phase One of the Trail Plan includes completion of the Quigley Perimeter Trail, located within Block 16 of Quigley Farm Large Block Plat, and bike/nordic Trail construction, located within Block 10 of the Quigley Farm Large Block Plat. Phase Two includes a future Quigley-to-Keefer Park BLM Connector Trail and three downhill Flow Trails located within Block 10 of the Quigley Farm Large Block Plat. HEARING: November 19, 2018 Applicant: Request: Location: Zoning: Blaine County Recreation District Hillside Site Alteration Permit Application Block 10 and Block 16 of the Quigley Farm Large Block Plat Recreational Greenbelt (RGB) Notice: Notice for the November 19, 2018, public hearing was published in the Idaho Mountain Express on October 31, 2018 and mailed to property owners within 300 feet on October 30, Application: The Applicant is proposing a two-phase Trail Development Plan. Phase One will include completion of the Quigley Perimeter Trail, which is approximately 0.57 miles, and is located within Block 16 of Quigley Farm. Phase One will also include construction of the Bike/Nordic Trail system. The Bike/Nordic Trail system will be approximately 1.8 miles in length, of which,.17 miles will require significant trail work and a certified engineer to design said section. Phase Two of the Trail Plan includes completion of the Quigley-to-Keefer Park BLM Connector Trail and construction of three (3) downhill Flow Trails. The Applicant, Blaine County Recreation District (BCRD), is seeking approval for Phase One and the conceptual overview approval of Phase Two. Phase One will be completed by Spring Phase Two will begin in the Summer/Fall Completion date to be determined.

83 Blaine County Recreation District Hillside Site Alteration Quigley Farm Block 10 and Block 16 Planning and Zoning Commission November 19, 2018 Report Page 2 Procedural History: The Hillside Site Alteration Permit Application was submitted on September 23, 2018 and certified complete on October 18, A public hearing before the Planning and Zoning Commission for approval or denial of the project will be held on November 19, 2018, in the Hailey City Council Chambers. General Requirements of the Hillside Overlay District Compliant Standards and Yes No N/A City Code City Standards and 17.04N.050 Complete Application Department 17.04N General Engineering: Trails within or crossing the floodplain will need to apply for a Flood Hazard Development Permit Application and receive approval prior to construction. This has been made a Condition of Approval. Life/Safety: No comments Water and Sewer: No comments Building: No comments Streets: No comments A. Siting New Buildings: The siting of new buildings or structures shall demonstrate through visual simulation graphics or other graphic means that the building or structure does not skyline from any public street or improved public trail. No new buildings are proposed at this time. All development proposed will be trailbased to accommodate recreational users year-round. More specifically, the Applicant is proposing to complete the Quigley Perimeter Trail, approximately.57 miles, and the Bike/Nordic Trail, approximately 1.8 miles, this fall/winter. The Applicant is also seeking approval of Phase II, a conceptual plan of the Quigleyto-Keefer Park BLM Connector Trail and three downhill Flow Trails. Final Design of Phase II shall be reviewed by Administrative prior to construction. This has been made a Condition of Approval. B. Neutral Colors: Buildings shall be designed with neutral colors or with colors naturally found in the surrounding hillsides. N/A, as no buildings are proposed at this time. C. Recreation Uses, Amenities: All recreation uses and amenities shall be appropriate to the terrain, with minimal visual impact. The proposed Trail Development Plan will accommodate a variety of recreationalists, from bikers to hikers, and cross-country skiers to snow biking enthusiasts. These trail systems will actively engage Hailey residents and visitors, alike. The proposed trail systems are designed to serve all populations and age ranges. The terrain will be constructed in such a way to have little to no visual impact on the site. A Trail Dozer will be utilized to cut into the hillside to accommodate for users and their choice of recreation. Partial and Full Bench Cuts will be implemented to a create sustainable trail system, while effectively draining water to mitigate soil and trail erosion. Native plants will be reincorporated on uphill and downhill sides of the trail systems to better blend the trail into the hillside and more efficiently minimize

84 the visual impact. Blaine County Recreation District Hillside Site Alteration Quigley Farm Block 10 and Block 16 Planning and Zoning Commission November 19, 2018 Report Page 3 D. Wildlife Impact: All development shall minimize impact on wildlife migration corridors and wintering grounds. (Ord. 1191, 2015) The proposed Trail Development Plan seeks to serve multiple user groups, while considering environmental and geographical factors. The plan aims to minimize all impact on wildlife migration corridors and wintering grounds. Wildlife Ranges, Wetlands, Deer Migration Points and Elk Wintering Range Points have been identified on the Overall Site and Land Use Map attached. Most trail systems are proposed to be constructed at the floor of the canyon, away from Deer Migration Points and Elk Wintering Range Points. These points were identified in a Wildlife Assessment and Conservation Plan, dated May 18, N Grading That said, limited portions of the winter/summer trails travel through the surrounding Wildlife Range and Wetlands. Trail bridges, for winter and summer trails, will be constructed to avoid damage and other erosion to Wetland areas. A. Unstabilized Cut Slopes: Unstabilized cut slopes shall be designed and constructed according to the recommendations of a qualified engineer, unless a structural alternative such as a retaining wall or other measure acceptable to the city is provided. All Unstabalized Cut Slopes will be designed and constructed according to the recommendations of a qualified engineer. A portion, approximately.17 miles of the proposed Nordic Trail, will be reviewed by and constructed according to City Engineer recommendations. Final Design shall be reviewed by the City Engineer prior to construction. This has been made a Condition of Approval. B. Retaining Walls: Retaining walls may be preferred as a means to break up long, uninterrupted cuts. These retaining walls should be interspersed with other cut slopes if possible, to break up the length. Retaining walls should be no higher than four feet (4') or terraced with a three foot (3') horizontal separation of walls. They should be constructed of materials that are utilized elsewhere on the site, or of natural or decorative materials. Landscaping should be provided within or in front of extensive retaining walls. N/A, as no retaining walls are proposed at this time. C. Cuts and Fills: Cuts and fills shall be shaped, rounded, minimized and nonuniform to simulate natural existing contours. Bench Cut Trails are proposed to be constructed for the bike systems. Full and Partial Bench Cuts will be utilized. Specifically, sections of tread will be cut across the side, or contour, of the hills. The cuts will either be full width or partial width, depending on section of trail. A full bench trail is constructed by cutting the full width of tread into the hillside. The entire tread is dug down to compacted mineral soil, which creates a more consistent and stable tread over time. This method, though initially more effort to construct, lasts indefinitely with very little maintenance and erosion over time. See image below.

85 Blaine County Recreation District Hillside Site Alteration Quigley Farm Block 10 and Block 16 Planning and Zoning Commission November 19, 2018 Report Page 4 A partial bench trail is constructed by cutting away only part of the hill and the soil that has been removed will be placed at the lower edge of the trail, with an attempt to establish the desired tread width. Full and Partial Bench Cuts assist in supporting the surrounding vegetation appropriately, while effectively draining water to mitigate soil and trail erosion. Whether full or partial bench cuts are utilized, all will be rounded and gently blended to simulate natural existing contours. Native plants will also be reincorporated on all sides of the trail systems to better blend the trail into the hillside and more efficiently minimize the visual impact. D. Grading: No grading shall be allowed for purposes other than for the preparation of the ground for structures and for access. Grade Reversals will be incorporated throughout the Trail Development Plan. More specifically, a Grade Reversal is where a climbing trail levels out and then changes direction, dropping subtly for 10 to 50 linear feet before rising again. This change in grade benefits drainage and the life of the trail system. The change in grade forces water to exit the trail at the low point of the Grade Reversal. See image below.

86 Blaine County Recreation District Hillside Site Alteration Quigley Farm Block 10 and Block 16 Planning and Zoning Commission November 19, 2018 Report Page 5 Grade Reversals effectively divide the trail into short, individual watersheds, so the drainage characteristics of one section of trail won t affect any other section of trail. E. Thirty Percent Slopes: All slopes greater than thirty percent (30%) shall remain undisturbed, unless otherwise required by the wildland/urban interface code. If evidence acceptable to the city is provided showing that the strict enforcement of this provision would prohibit access to the lot or that placement of utilities would be impossible, then the applicant may apply for a waiver to this provision. Waivers shall only be considered in situations where strict application of the requirements of this section will deny to the developer the reasonable and beneficial use of the property in question, and not in situations where the developer establishes only that exceptions will allow a more financially feasible project. Slope Grade for the proposed Trail Development Plan is approximately six (6%) percent. All summer and winter trails are expected to be constructed at 6% grade or less. Trail Sections for the BCRD High Trail are attached. Slopes over 30% are not impacted by trail development. F. Building Code Compliance: All retaining walls and grading shall comply with the most currently adopted edition of the international building code. (Ord. 1191, 2015) N/A, as no retaining walls are proposed. All grading shall comply with the 2012 International Building Code, which is the most current adopted edition in the City of Hailey.

87 17.04N Storm Drainage Blaine County Recreation District Hillside Site Alteration Quigley Farm Block 10 and Block 16 Planning and Zoning Commission November 19, 2018 Report Page 6 A. Runoff Discharge: Provisions for runoff discharge shall be designed to safely retain stormwater or adequately carry and discharge accumulated runoff into drainage channels, storm sewers or natural watercourses so it does not cause damage or flooding to neighboring properties. The design standard shall be the 25-year, one-hour rainfall event defined as one inch (1") per hour. N/A. See item (D) for further detail on Grade Reversals, or trail drainage. B. Drainage Improvements: The Commission may require the Applicant to design and construct drywells or other drainage improvements to control and reduce runoff from the site. The design for these facilities, including the soil percolation rate for all dry well locations, shall be submitted for approval as part of the storm drainage plan. (Ord. 1191, 2015) N/A. See item (D) for further detail on Grade Reversals, or trail drainage N Erosion Control A. Stabilization Methods: All areas on the property graded for development, disturbed by construction or altered in any other way which may increase soil loss due to water and wind erosion shall be stabilized by one or more of the following methods: 1. Revegetated with native drought tolerant plant materials, including, but not limited to, flowering plants, low shrubs or native grasses growing in the immediate vicinity; or 2. Stabilized with flexible, biodegradable materials or synthetic soils erosion matting in conjunction with native grasses. Where native grasses are used for erosion control, written specifications shall be submitted to the city indicating the grass mix, preparation of seed bed, method of application and maintenance schedule. See items (C) and (D) for further detail on cuts, fills and drainage. B. Maintenance: Where vegetation is proposed as an erosion control method for disturbed or graded land, the new vegetation shall be adequately maintained to prevent erosion. (Ord. 1191, 2015) Proposed trails will be engineered to minimize erosion and shed water efficiently. On the downhill slopes of the trail, the Applicant Team will work to maintain as much organic material in the disturbed area as possible. Slopes, underneath the actual trail, will see most of this organic material, as to stimulate native revegetation N Public Streets, Private Streets, Driveways and Utilities The Applicant Team also noted that targeted reseeding could take place, if after completion of the trail systems, native vegetation has not adequately filled in the disturbed areas. Public streets, private streets, driveways and utilities shall meet the definitions and design standards of the Hailey subdivision ordinance. A. Natural Contours: Public and private streets, driveways and utilities shall run with the existing natural contours to the maximum extent possible. N/A, as no public streets, private streets, driveways or utilities are proposed at this time. B. Cut, Fill Areas: Cut and/or fill areas for public and private streets and driveways shall not exceed five feet (5') above or below record grade. N/A, as no public streets, private streets, driveways or utilities are proposed at this time.

88 Blaine County Recreation District Hillside Site Alteration Quigley Farm Block 10 and Block 16 Planning and Zoning Commission November 19, 2018 Report Page 7 C. Grades: Grades for public and private streets and driveways shall be constructed in accordance with the Hailey Subdivision Ordinance. Exceptions and additional standards for driveways are noted below: 1. The Commission may approve additional grade up to a maximum slope acceptable to the fire chief, if the commission finds that the proposed grade results in a driveway that better meets the intent and purpose of this HO district; 2. If the driveway is greater than one hundred fifty feet (150') in length, there shall be an approved turnout that meets fire department turnaround criteria and standards; The minimum turning radius for any private driveway shall be in conformance with the standards of the wildland/urban interface code. (Ord. 1191, 2015 N/A, as no public streets, private streets, driveways or utilities are proposed at this time N.90 Conditions. The Commission or Hearing Examiner may impose any conditions which it deems necessary to secure the purpose of City regulations and give effect to the Comprehensive Plan. Conditions which may be attached include, but are not limited to those which will: A. Preserve the environmental, recreational and aesthetic values and other benefits of hillsides, integral to the character of the city; B. Maintain slope and soil stability; C. Prevent cuts and fills, including those for access roads and driveways, that exacerbate the natural hazards, such as erosion and landslide, associated with developing on hillsides; D. Encourage grading that follows natural contours, and encourage native landscaping; E. Require that any grading performed adhere to best practices for engineering and soil conservation to avoid erosion and landslides and to have as minimal effect on the environment as possible; F. Require maintenance for three (3) years, and financial security in an amount required by the commission, of graded areas where vegetation is proposed as erosion control to ensure that such revegetation conforms to the approved erosion control plan; G. Direct development of buildings and other structures to appropriate areas of lowest elevation on hillside properties where such areas are part of the parcel or lot under consideration; H. Ensure safe and reasonable access to and from the properties, including access by emergency services; I. Require conformance with approved plans;

89 Blaine County Recreation District Hillside Site Alteration Quigley Farm Block 10 and Block 16 Planning and Zoning Commission November 19, 2018 Report Page 8 J. Require guarantees such as performance bonds as to compliance with the terms of the approval; K. Control the sequence, timing and nature of development; and L. Require that all development shall conform to any approved grading plan, storm drainage plan and erosion control plan. (Ord. 1191, 2015). Summary: There s more to building a trail than moving rocks and dirt. The proposed Trail Development Plan is part of a larger system, seeking to serve the needs of multiple user groups, and connect these users to world class recreation minutes from downtown Hailey. This plan aims to serve not only recreationalists, but also considers environmental and geographical factors. Well-planned trail systems will minimize visual impacts and environmental damage, while creating valuable experiences for diverse visitors for years to come. The Commission shall make a decision to approve, conditionally approve or disapprove the application within thirty (30) days after conclusion of the public hearing and issue its decision, together with the reasons therefor. The Commission shall review the application, all supporting documents and plans, and recommendations of City in making their decision. (Ord. 1191, 2015). The Commission should make Findings of Fact related to the criteria of Chapter 17.04, noted above. Suggested Conditions: The following conditions are suggested to be placed on approval of this Application: a. Final Design of Phase II shall be reviewed by Administrative prior to construction. b. All Unstabalized Cut Slopes will be designed and constructed according to the recommendations of the City Engineer. Final Design shall be reviewed by the City Engineer prior to construction. c. Trails within or crossing the floodplain shall apply for a Flood Hazard Development Permit Application and receive approval prior to construction. Motion Language Approval: Motion to approve the Hillside Site Alteration Permit Application by the Blaine County Recreation District, for a Trail Development Plan consisting of two phases, and construction of those phases located within Block 10 and Block 16 of Quigley Farm Large Block Plat, finding that the project does not jeopardize the health, safety or welfare of the public and the project conforms to the applicable specifications outlined in the Design Review Guidelines, applicable requirements of the Zoning Title, and City Standards, provided conditions (a) through (c) are met. Denial: Motion to deny the Hillside Site Alteration Permit Application by the Blaine County Recreation District, for a Trail Development Plan consisting of two phases, and construction of those phases located within Block 10 and Block 16 of Quigley Farm Large Block Plat, finding that [the Commission should cite which standards are not met and provide the reason why each identified standard is not met].

90 Blaine County Recreation District Hillside Site Alteration Quigley Farm Block 10 and Block 16 Planning and Zoning Commission November 19, 2018 Report Page 9 Continuation: Motion to continue the public hearing to [the Commission should specify a date].

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96 0.52% % STA = ELEV = % EVCS: EVCE: BVCS: BVCE: PVI STA: PVI ELEV: K: LVC: 78.61' EG: FG: EG: FG: 6.15% PVI STA: PVI ELEV: K: LVC: 82.08' EVCS: EVCE: BVCS: BVCE: % 5.51% 1.08% 5.44% PVI STA: PVI ELEV: K: LVC: ' PVI STA: PVI ELEV: K: LVC: 64.34' 3.80% STA = ELEV = BVCS: BVCE: EVCS: EVCE: BVCS: BVCE: EVCS: EVCE: PVI STA: PVI ELEV: K: LVC: ' EVCS: EVCE: EVCS: EVCE: BVCS: BVCE: PVI STA: PVI ELEV: K: 2.49 LVC: 13.99' BVCS: BVCE: EVCS: EVCE: BVCS: BVCE: PVI STA: PVI ELEV: K: 4.44 LVC: 21.34' PVI STA: PVI ELEV: K: LVC: ' BCRD HIGH TRAIL SCALE: 1" = 40' H, 1" = 4' V EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: BVCS: BVCE: EG: FG: EG: FG: EG: FG: EVCS: EVCE: EG: FG: EG: FG: NO DATE BY REVISIONS GALENA ENGINEERING, INC. PRELIMINARY TRAIL PLAN AND PROFILE FOR Civil Engineers & Land Surveyors REUSE OF DRAWINGS SMF/FRM 317 N. River Street These drawings, or any portion thereof, DESIGNED BY Hailey, Idaho shall not be used on any Project or (208) FRM LOCATED WITHIN SECTION 15, T.2 N., R.18 E., B.M., CITY OF HAILEY, BLAINE COUNTY, IDAHO extensions of this Project except by DRAWN BY (208) fax agreement in writing with Galena PREPARED FOR BCRD galena@galena-engineering.com SMF Engineering, Inc.. PROJECT INFORMATION CHECKED BY P:\sdskproj\958-53\dwg\Construction\ Civil_Quigley Nordic.dwg 10/31/18 8:59:33 AM NATIVE SLOPE VARIES 20' TRAIL WIDTH (TYP.) EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: EG: FG: GRAPHIC SCALE inch = 40 ft. Contour Interval = 5ft EXISTING GRADE AT CENTERLINE PROPOSED GRADE AT CENTERLINE C L C1 (DAYLIGHT) 2:1 SLOPE 2% SLOPE 4:1 SLOPE COMPACTED SUBGRADE (DAYLIGHT) 2:1 SLOPE TYPICAL TRAIL SECTION N.T.S. NATIVE SLOPE VARIES

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