Subdivision Staff Report

Transcription

1 Subdivision Staff Report Subdivision Name Watertower Place File Number SUB Subdivision Approval Preliminary/Final Plat Lead Agency Boise City Annexation Date December 31, 1965 Comp. Plan Complies Public Hearing Date July 8, 2008 Heard by Planning and Zoning Commission Planning & Zoning Commission Approval April 14, 2008 Analyst Todd Tucker Description: This is a proposed residential subdivision with 2 buildable lots on.602 acres. The density of the subdivision is 3.32 lots per acre. The subject property is currently zoned R-1B which has a maximum density of 4.8 dwelling units per acre. This subdivision is subject to approval of an associated Hillside Development Permit (CFH ). The subject property is currently improved with a single family residence. Location: The subject property is located on the south side of E. Highland View Drive between N. Tweed Court and N. Selkirk Drive. Traffic: This development is estimated to generate 10 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation Manual. Roadway Frontage Functional Classification Traffic Count Level of Service* E. Highland 45 Major 1,687 east of Braemere Better than View Drive Collector approach on 2/28/07 C *Acceptable level of service for a two-lane collector roadway is D (9,500 VTD). Contents: Basis for Recommendation Vicinity Map Preliminary Plat Final Plat Aerial Map Recommended Conditions of Approval Technical Review and Agency Comments Speed Limit 30 MPH

2 Page 2 of 20 Basis for Recommendation The Boise City Planning and Zoning Commission recommended approval of the Preliminary/Final Plat of the Watertower Place Subdivision on April 14, The Commission also approved CFH on April 14, 2008 and an appeal has been filed on that approval. The appeal of the approval of CFH is schedule for the Boise City Council public hearing on July 8, The plat design and layout is in conformance with the Boise City Comprehensive Plan and complies with the basic requirements of the Boise City Subdivision and Zoning Ordinances. Staff and the Commission are recommending the following special Conditions of Approval: Condition 1 Conditions 2-3 Condition 4-9 Condition 10 Condition 11 Condition 12 This condition requires compliance with the associated Hillside Development Permit (CFH ). These conditions address the landscaping buffer requirements. These conditions address the common driveway requirements. This condition addresses the on-street parking requirements as per the International Fire Code. This condition requires that a fire sprinkler system be installed in the residence to be constructed on the proposed Lot 1. This condition requires that a note be placed on the face of the Final Plat which states Individual lot development shall comply with the Boise Hillside and Foothills Development Ordinance, Chapter 4 of the International Building Code, Appendix Chapter 33 of the Uniform Building Code and the conditions of approval for CFH Staff Perspective General The recommended conditions of approval are required to bring the proposed Preliminary/Final Plat into compliance with City and State Codes and have been confirmed by the Planning and Development Services Department. Staff has reviewed the agency comments and Staff recommends approval based upon Staff's finding that all concerns of the commenting agencies have been addressed. To avoid potential problems the developer is directed to review the concerns identified in the technical reviews to verify that this statement is correct.

3 Page 3 of 20 Street Connectivity: Due to the size, frontage and topographic constraints of the subject property, it is not feasible to extend a stub street. In addition, the applicant is not proposing to dedicate any additional rights-of-way. Sidewalk Design: Currently E. Highland View Drive as it abuts the subject property is not improved with a sidewalk. East Highland View Drive is classified as a major collector street on the Functional Street Classification Map. The frontage on E. Highland View Drive is less than 46 feet. The Commission deleted Staff s condition for a new sidewalk on E. Highland View Drive. None known. Conditions in Dispute

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5 I WATERTOWER PLACE PRELIMINARY PLAT ; f LOCATED WITHIN THE NORTHWEST QUARTER OF SECTION 35, T.4N., RZE., BOISE MERIDIAN, BOISE, ADA COUNTY, IDAHO I j I

6 - - ts,> C5 ' PLAT SHOWING WATERTOWER PLACE SUBDIVISION A PORTION OF LOTS 419 AND 419A OF THE HIGHLANDS - UNlT NO. 10. AND A PORTION OF THE NORTHEAST 114 OF THE NORTHWEST 1M OF SECTION 35. TOWNSHIP 4 NORTH RANGE 2 EAST. BOISE MERIDIAN, CITY OF BOISE. ADA COUNPI, IDAHO 2008 FOX LAND SURVEYS, INC. LO1 421 BLU I LEGEND BOUNDARY LlNE SECONDARY BOUNDARY LINE RECORD LOT LINES 114 SECTION LlNE ---- RIGHT OF WAY LINE --- CENTERLINE N 114 CDRNER SECTION 35 T.4N.. R.2E. 26 CPtF A TIUDETAJL LlNE EASEMENT LlNE 0 FOUND 5RT REBAR WI NO CAP, SET PLASTIC CAP-FLSI PLS1272V 0 FOUND lr REPAR WI NO CAP. SET PMTIC W 'FLSI PLS12W SET 5RT REBAR, PLASTIC CAP TLSI PLS12720' A CALCULATED POINT. NOTHINO FOUND. NOTHING SET FOUND BRASS W MONUMENT 9 FOUND MUMINUM CAP MONUMENT LOT ESTABLISHED BY MIS 0 BLOCK ESWLISHED BY MIS PLAT RECORD DATA IS11 RECORD DATA PER PLAT OF THE HIGHLANDS - UNlT NO. 10 (~1) RECORD OF SURVEY NO INSTRUMENT NO B ~ ~ B S NOT A PART LOT am BLK I THE HIWLANDS UNIT NO. I0 NOTES 1. T ~ P M E RECOGNIZES M SECTION IDAHO CODE (THE RIGHT TO FARM ACT) WlCH STATES IN PART-NO AOREULTURAL OPERATION OR AN APPURTENANCE m IT SHALL BE OR BECOME A NUISANCE. PRIVATE OR PUBLIC. BY ANY CHANGED CONDITIONS IN OR ABOUT THE SURROUNDING NDNAGRICULTURAL ACTIVITIES AFTER ME SAME HAS BEEN IN OPERATION FOR MORE THAN ONE (1) YEAR, WEN ME OPERATION WAS NOTA NUISANCE AT THE TIME THE OPEPATION BEGAN. PROVIDED THAT THE PROVISIONS OF THlS SECTION SHALL NOT APPLY WENMR A NUISANCE RESULTS FROM THE IMPROPER OR NEGLIGENT OPEPATION OF ANY AGRICULTURAL OPERATION OR AN APPURTENANCE TO IT' THE BASIS OF BEARINGS FOR THlS SURVEY WAS ESTABLISHED BY GPS TECHNIQUES. PROJECTED TO M E IDAHO STATE PLANE COORDINATE SYSTEM. NAD 83 DATUM. WESTZONE NL BEARINGS SHOW ARE ON GRIDAZJMUTH AND ALL DISTANCES SHOW ARE AT OROUND ME BEARING FROM THE FOUND ALUMINUM CAP MONUMENT MARKING THE WEST 114 CORNER OF SECTION 35 TO THE FOUND ALUMINUM CAP MONUMENT MARKING THE CENTER 114 CORNER THEREDF IS SBB.5434-E. ATA GROUND DISTANCE OF FEET. - H DIRECTION L1 2YWW N7'52'27W LZ 51 W NZV n'l3-e ' S28. 22' 44W UNPLATTED ALUMlNUM CAP CERTIFICATE NOTE CERTIFICATION AND CERTIFY AS USED HEREIN MEAN TO STATE OR DECLARE A PROFESSIONAL OPINION OF CONDITIONS REGARDING W E FACTS OR FINDINGS. WICH ARE me SUWECT OF THE CERTIFICATION. AND DOES NOT CONSTITUTE A WARRANlY OR GUARANTEE. EITHER EXPRESS OR IMPLIED. -- BASIS OF BEARINGS PREPARCDBI NEP' 54'-34% ' ~2) N B 54' ~ 30'~!+!/4 CORNER 1515 SOUTH SHOSHONE STREET BOISE ID SECIION 32 CENTER 1/4 CORNER FAX N. K2L CPtF RE [ brb' CPbf ~-_ INDW VI'bi 8 -._ J8. FOX LAND SURVEYS, INC. -._. AM m~ FILE FILE SHEET 1 OF 4

7 / ' / \ HIGHLAND VIEW DRIVE I 1- - / / PLAT SHOWING WATERTOWER PLACE SUBDIVISION A PORTION OF LOTS 419 AND 41QA OF THE HIGHLANDS - UNIT NO. 10. AND A PORTION OF THE NORTHEAST 114 OF THE NORTHWEST 114 OF SECTION 35. TOWSH1P 4 NORTH RANGE 2 EAST. BOISE MERIDIAN. CITY OF BOISE. ADA COUNN, IDAHO 2WB FOX LAND SURVEYS, INC. / / LEGm BDUNDARYLINE SECONDARY BOUNDARY LlNE RECORD LOT LINES 114 SECTION LINE ---- RIGHTOFNAY LINE CENTERLINE TIMETAIL LlNE EASEMENT LlNE 0 FWD Snr REBAR WJ NO CI\P. SET PLASTE W TLSI PLS1272[r 0 FOUND 1V REBAR WI NO W. SET PLASTIC W 'FLSI PLS1272r SET ~ ( REBAR. r PLAsnc CAP-FLSI ~ ~ s 1 2 m A CALCUUTED POINT. NOTHING FOUND. NOTHINQ SET 8 FOUND 8- CPP MONUMENT FOUND ALUMINUM CAP MONUMENT a LOT ESTABLISHED BY THlGPLAT EASEMENT DATA 8 SLOPE IDAHO POWER COMPANY EASEMENT INSTRUMENT Vl IDAHO POWER COMPANV EUEMENl INSWUMENT V E% MENT PER PLAT OF THE HIGHLANDS. UN T NO 10 IDAHO POWER COMPANY EASEMEhT PER PdT OF THE HlGrlLANDS. UNIT NO AND 118A OR ANY PORTONS THEREOF INSTRUMENT V THIS MUTbAL ACCESS AGREEMENT REPLACES THE INGRESS EGRESS EASEMENTS RECORDED AS INSTRUMENTS ~ ANDVlO)(l?D?lid \ \ \ \ \ CERTIFICATE : \ \ \ CERTIFICATION AN0 CERTIFY PROFESSIONA FINDINGS. WHI CONSTITLlTE A WARPANTY OF PREPARED BY : j - id HEREIN MEAN TO STATE OR DECLARE A - FOX LAND SURVEYS, INC SOUTH SHOSHONE STREET BOISE ID FAX INDEW AUO rn FILE FILE wn 2 w 4

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9 Page 4 of 20 Recommended Conditions of Approval Special Conditions and Plat Notes 1. The subdivision plat shall comply with the site plan and all conditions of approval for CFH , and a note on the face of the Final Plat is required stating, "The development of this property shall be in compliance with the Boise City Zoning Ordinance or as specifically approved by CFH " 2. Prior to approval of the City Council, the Preliminary and Final Plats shall be revised to show a 20 foot wide landscaping buffer easement along E. Highland View Drive. 3. Prior to signing of the Final Plat by the Boise City Engineer, the plat shall include a landscaping buffer along E. Highland View Drive as specified in section K of the Boise City Subdivision Ordinance. A. Design: A detailed landscape plan that is drawn by a landscape architect and is drawn in conformance with Section I (Landscaping) of the subdivision ordinance, shall be submitted to, reviewed and approved by the Planning Department and Forestry Division, prior to signature of the final plat by the Boise City Engineer. It shall be drawn in compliance with all "Development Standards" listed in the document, "A Guide to Creating Water-Efficient Landscapes," and shall provide all information needed to determine compliance with said ordinance and document. B. Construction: Developer/owner may either construct the landscape area prior to final platting or post bond/agreement in the amount of 110% of the estimated costs with the Planning and Development Services Department prior to signing of the final plat by the Boise City Engineer. Construction of the landscape shall be in conformance with approved design plans. 4. Vehicular access for Lots 1-2 shall be from common driveways. 5. All parking shall be set back a minimum of 20 feet from the edge of the paved common driveways. 6. Duplexes shall be prohibited on Lots 1-2, regardless of the zoning. 7. The common driveways and utilities for Lots 1-2 shall be constructed concurrently with all other public improvements. 8. Comply with all requirements of Section I of the Boise City Zoning Ordinance.

10 Page 5 of The plat shall include delineations that describe the boundaries of the perpetual ingress/egress common driveway easements as indicated on the plat for Lots 1-2. A. Design: Where practical the boundary of said easements shall align with the property line. The developer and/or owner shall also submit a site plan showing: 1) The location of the common driveways, 2) The location(s) of private driveways, 3) The location of typical building foundation layout and orientation for each lot, 4) The location and type of no-parking signs, and 5) Typical building setbacks. This information is necessary in order that the applicant become fully aware of the subsequent design and marketability of lots that are accessed by a common driveway, and to provide evidence to Boise City that the design of the subdivision will benefit from the use of common driveways. B. Construction: Paving of the common driveways and related utilities shall be constructed concurrently with all other required public improvements of this subdivision. Otherwise, the applicant shall bond for 110% of the value and enter into a non-build agreement for the affected lots until such time as the improvements are made. 1) Common driveways shall be installed within 90 days of the issuance of the first building permit in the development, if building permits are obtained prior to completion of common driveway improvements. C. Addressing: Street address numbering shall be in accordance with B.C.C D. The developer and/or owner shall submit evidence that the address numbers posted on the structures on Lots 1-2 will be visible from the street. Otherwise, a signage plan shall be submitted to and approved by the Boise City Fire Department and the Boise City Planning and Development Services Department ensuring compliance with the Boise City Street Name and Addressing Ordinance. Additional signage may be required. 1) Plat Note Requirements: Notes on the face of the Final Plat are required: a) Which state, "Vehicular access to Lots 1-2, shall be provided from common driveways and not from E. Highland View Drive. Setbacks for required parking shall be a minimum of 20-feet from the edge of the built common driveway, or property line, whichever

11 Page 6 of 20 is more restrictive, and parking on the common driveway is prohibited." And b) Which state, Duplex structures may not be constructed on lots that utilize a common driveway, regardless of zoning district," and c) Which set forth the legal description of the driveway(s) and conveys to those lot owners taking access from the driveway(s) and easement(s), the perpetual right of ingress and egress over the described driveway(s), and provides that such perpetual easement(s) shall run with the land. D. Covenant Requirements: A restrictive covenant or other similar deed restriction(s) acceptable to the Boise City Attorney shall be recorded at the time of recording the plat which provides: 1) For the perpetual requirement for the maintenance of the driveway(s) and cross easement, and 2) That said restrictions shall run with the land, and that said easement(s) and restrictions shall be reviewed and approved by the Boise City Attorney. 10. For streets having a width less than 36 feet back of curb to back of curb parking shall be restricted on (1) one side; for streets having a width less than 29 feet back of curb to back of curb parking shall be restricted on both sides; and for standard ACHD cul-de-sacs parking shall be restricted on both sides. A note on the face of the Final Plat is required noting the parking restriction prior to signing of the Final Plat by the Boise City Engineer. 11. An approved National Fire Protection Association 13D automatic sprinkler system shall be installed in the residence constructed on the proposed Lot Place the following note on the face of the Final Plat: Individual lot development shall comply with the Boise Hillside and Foothills Development Ordinance, Chapter 4 of the International Building Code, Appendix Chapter 33 of the Uniform Building Code and the conditions of approval for CFH Covenant Requirements 13. Covenants, homeowners association by-laws or other similar deed restrictions acceptable to the Boise City Attorney, which provide for the use, control and maintenance of all common areas, storage facilities, recreational facilities or open spaces shall be reviewed and approved by the Boise City Attorney. Erosion Control Requirements

12 Page 7 of Prior to the City Engineer's Certification of the Final Plat and prior to earth disturbing activities, an erosion and sediment control (ESC) permit must be obtained. An ESC plan conforming to the requirements B.C.C. Title 8 Chapter 17, is to be submitted to the Director of Planning and Development Services for review and approval. No grading or earth disturbing activities may start until an approved ESC permit has been issued. 15. An individual who has attended the Boise City Responsible Person (RP) certification class, or has obtained Interim Certification for Responsible Person is not identified for this project. A permit will not issue until such time as the name and certification number of the RP has been provided to Boise City. This information can be faxed to or ed to swebb@cityofboise.org. Drainage Conditions 16. Subdivision drainage shall be in accordance to B.C.C E. The developer shall provide written approval from the appropriate drainage entity approving the drainage system, and/or acceptance of the drainage discharge; or submit a letter from a registered professional engineer certifying that all drainage shall be retained on-site. A copy of the approved construction drawing(s) depicting all site drainage improvements shall be submitted with the letter. A. Developer may either construct improvement prior to final platting or post bond in the amount of 110% of the estimated construction costs. Estimated construction costs shall be provided by the developer's engineer. B. For drainage facilities located outside of the public right-of-way, the developer shall dedicate a storm drainage easement. Said easement shall be labeled as either an Ada County Highway District storm drainage easement or a homeowners association storm drainage easement, depending on what entity will assume responsibility for the operation and maintenance of the storm drainage system. C. Should the homeowners association be responsible for the operation and maintenance of the storm drainage facilities, covenants, homeowners association by-laws or other similar deed restrictions acceptable to the Boise City Attorney shall be reviewed and approved by the Boise City Attorney. Irrigation Conditions 17. Comply with Boise City Code Section J concerning pressure irrigation requirements prior to signing of the final plat by the Boise City Engineer. A. The owner or person, firm or corporation filing the subdivision plat shall provide a pressurized irrigation system. The system must conform to the minimum design

13 Page 8 of 20 standards and specifications of Boise City or of the entity that will operate and maintain the system, if that entity has published standards; or B. The owner, person, firm or corporation filing the subdivision plat shall provide written documentation that a valid waiver of the requirement to provide a pressure irrigation system and that Idaho Code (1)(a) regarding transfer of water rights, has been compiled with. 18. Prior to either commencing construction or signing of the Final Plat by the Boise City Engineer, developer shall: A. Submit for approval by the Department of Public Works, construction plans and specifications for the pressurized system, stamped by a registered engineer. B. Provide written assurance that provisions have been made for ownership, operation, and maintenance of the system. C. Delineate all necessary irrigation easements on the Final Plat (B.C.C F). 19. Developer shall provide for an independent inspection of the installation of irrigation facilities and written certification by the design or project engineer that the system was installed according to the approved plans. In addition, the Department of Public Works must be present for the system pressure test and participate in a final inspection. 20. Developer may construct prior to final platting or bond in the amount of 110% of the estimated construction costs based on the approved plans. 21. Developer and/or owner shall pay the current inspection and plan review fees applicable to the proposed subdivision prior to signing of the Final Plat by the Boise City Engineer (B.C.C ). 22. No ditch, pipe or structure for irrigation water or irrigation waste water shall be obstructed, rerouted, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved by a signed and recorded License Agreement. A. Prior to signing of the Final Plat by the Boise City Engineer a recorded License Agreement for the relocation or alteration of any ditch, pipe or structure for irrigation water or irrigation waste water shall be provided to Boise City. The License Agreement shall be signed by the irrigation district, the water users and the applicant and shall contain a legal description and survey of the easement for the relocation of the irrigation facility. The recording number of the License Agreement shall be referenced in a note on the Final Plat and the easement shall be shown on the Final Plat.

14 Page 9 of Fence, cover or tile all irrigation ditches, laterals or canals and drains, exclusive of natural waterways, intersecting, crossing or lying adjacent to the subdivision prior to final platting or post bond in the amount of 110% of the estimated improvement cost with the Boise City Planning and Development Services Department. "Adjacent" is defined by the Boise City Code as "located within less than sixty feet (60') of any lot included in the development." A. Any covering or fencing program involving the distribution of any irrigation district shall have the prior approval of the affected district. B. If the developer requests a water amenity, such request shall comply with B.C.C F.5. C. Fencing shall be installed within 90 days of the issuance of the first building permit in the development, if building permits are obtained prior to completion of fencing improvements. Sewer Conditions 24. Wet line sewers are required (B.C.C D, Improvements; Sanitary Sewers). The developer and/or owner shall provide Boise City Public Works Department with a letter from the public agency responsible for the sewer collection system (Northwest Boise Sewer District) stating that sewer has been installed and has been accepted for service or provide evidence, by way of contract or other means, which assures sewer service will be provided and that the necessary bonding are in place to assure completion of said sewer. Street Light Conditions 25. Developer shall delineate on the face of the final plat a Boise City street light easement, acceptable to the Boise City Department of Public Works, for the purpose of installing and maintaining city-owned street light fixtures, conduit, and wiring lying outside the dedicated public right-of-way (B.C.C F). Hillside Conditions 26. The Final Plat shall contain an easement for the existing seepage bed in favor of the lot to the east. 27. Prior to signature of the Final Plat by the City Engineer, provide an opinion from a geotechnical engineer that the proposed seepage bed will not have an adverse impact on the existing house to the west. General Conditions

15 Page 10 of No building permit for the construction of any new structure upon property within a proposed subdivision plat shall be accepted until the Final Plat has been recorded, pursuant to the requirements of the Boise City Subdivision Ordinance, Section A The developer shall make arrangements to comply with all requirements of the Boise City Fire Department and verify in one of the following ways: A. A letter from the Boise City Fire Department stating that all conditions for water, access, and/or other requirements have been satisfied, B. A non-build agreement has been executed and recorded with a note on the face of the Final Plat identifying the instrument number. OR NOTE: No Parking signs and curb painting shall be required on streets having a width less than 36-feet, back of curb to back of curb. Contact the Boise City Fire Department for sign placement and spacing. Developer may either construct prior to final platting or post bond in the amount of 110% of the estimated costs with the Boise City Planning and Development Services Department. 30. The name, Watertower Place Subdivision, is reserved and shall not be changed unless there is a change in ownership, at which time, the new owner(s) shall submit their new name to the Ada County Surveyor for review and reservation. Should a change in name occur, applicant shall submit, in writing, from the Ada County Surveyor, the new name to the Department of Planning and Development Services and re-approval by the Council of the "revised" Final Plat shall be required. Developer and/or owner shall submit all items including fees, as required by the Planning and Development Services Department, prior to scheduling the "revised" Final Plat for hearing. 31. Correct street names as approved by the Ada County Street Name Committee shall be placed on the plat (I.C. Title 50, Chapter 13). 32. A letter of acceptance for water service from the utility providing same is required (B.C.C C). 33. A letter from the appropriate school district is required stating, "The Developer has made arrangements to comply with all requirements of the School District." 34. Developer shall provide utility easements as required by the public utility providing service (B.C.C F).

16 Page 11 of Developer shall provide a letter from the United States Postal Service stating, "The Developer and/or Owner have received approval for location of mailboxes by the United States Postal Service." Contact: Dan Frasier, Postmaster 770 S. 13th St. Boise, ID Phone No. (208) FAX No. (208) Approval of sewer and water facilities by the Central District Health Department is required (I.C. Title 50, Chapter 13). 37. Developer shall comply with all construction standards of Ada County Highway District including approval of the drainage plan, requirements for installing curb, gutter, sidewalks and paving throughout the subdivision as specified by the Boise City Council. Signature by the Ada County Highway District on the plat is required (I.C. Title 50, Chapter 13). 38. Prior to submitting the Final Plat for recording, the following endorsements or certifications must be executed: Signatures of owners or dedicators, Certificate of the Surveyor, Certificate of the Ada County Surveyor, Certificate of the Central District Health Department, Certificate of the Boise City Engineer, Certificate of the Boise City Clerk, signatures of the Commissioners of the Ada County Highway District and the Ada County Treasurer (I.C. Title 50, Chapter 13). 39. Developer shall comply with B.C.C D.2 which specifies the limitation on time for filing and obtaining certification. Certification by the Boise City Engineer shall be made within two years from date of approval of the Final Plat by the Boise City Council. A. The developer may submit a request for a time extension, including the appropriate fee, to the Boise City Planning and Development Services Department for processing. Boise City Council may grant time extensions for a period not to exceed one year provided the request is filed, in writing, at least twenty working days prior to the expiration of the first two year period, or expiration date established thereafter. B. If a time extension is granted, the Boise City Council reserves the right to modify and/or add condition(s) to the original preliminary or Final Plat to conform with adopted policies and/or ordinance changes. C. The Final Plat shall be recorded with the Ada County Recorder within one year from the date of the Boise City Engineer s signature. If the Final Plat is not recorded within the one-year time frame it shall be deemed null and void.

17 Page 12 of This subdivision is approved for two buildable lots.

18 Page 13 of 20 Technical Review and Agency Comments Boise City Planning and Development Services: Subdivision Section Todd Tucker The subdivision plat must comply with the site plan and all conditions of approval for the associated Hillside Development Permit (CFH ). The subject property abuts E. Highland View Drive which is identified as a major collector street on the Functional Street Classification Map. Section K. of the Subdivision Ordinance requires that a 20 foot wide landscaped buffer area be provided for single family residential lots whose property lines are adjacent and parallel to collector streets. As such, the Final Plat must be revised to show a landscape buffer easement located on the proposed Lot 1 that complies with Section K. of the Subdivision Ordinance. The applicant has indicated that Lots 1 and 2 will be accessed by a common driveway. Compliance with Section I of the Zoning Ordinance is required. Comprehensive Planning and Zoning Section Josh Johnson The proposed use is in compliance with and supports the goals and objectives of the Comprehensive Plan. This project will provide additional housing in an existing neighborhood. The proposed lot sizes conform to the standards of the R-1B zone, which will insure similar height, bulk and massing to existing land uses in the area in conformance with Objective 7.1.1, Objective 7.2.1, Objective 7.2.2, and Policy As a condition of approval the applicant will be required to provide documentation that drainage will remain on site. This condition will reduce adverse impacts created by this development in conformance with Objective In conclusion, this home will be compatible with existing development due to the fact that it will be developed as a residential land use with similar density, height, bulk, and mass as existing residences. This project is located in the Foothills Planning Area of the Boise City Comprehensive Plan. There are no goals, objectives, or policies for this planning area that apply to this application. Additional Boise City Comprehensive Plan Goals, Objectives and Policies CHAPTER 6 TRANSPORTATION Goal 6.1 Maintain the function of the street system for current users, emergency response efforts and for use by future generations. Objective 6.1.2

19 Page 14 of 20 Maintain a land use decision making process that is supportive of the service level standards identified in the most recent Regional Transportation Plan for Ada County of record, and which is protective of living environments along streets. Policy When reviewing land use amendments, zone changes, master plans, conditional uses and other significant entitlement requests, the City shall take into consideration the impact of the project on street levels of service. The City s preferred standards shall be those identified for new streets in ACHD s Development Policy manual, or its successor. Service level impacts shall be minimized through project modifications, traffic management plans, street improvement plans, or other means. Policy Motorized traffic may have to experience some inconvenience in order to preserve neighborhoods. Goal 6.5 Create a transportation system that is visually attractive and conductive to pedestrian travel. Objective Accommodate appropriate landscaping elements within and adjacent to the public street right-of-way. CHAPTER 7.0 COMMUNITY QUALITY Goal 7.1 Provide an adequate supply of safe, sanitary housing at price and rent levels appropriate to the varied financial capabilities of City residents, and provide for a diversity in type, density and location of housing with special emphasis on maintaining neighborhood stability. Objective In order to accommodate the projected Boise Planning Area population of 253,000 by the year 2015, anticipate a need for the production of 19,100 single-family detached units, 11,700 single-family attached units and 13,800 multifamily units by the year Objective Provide residents of Boise City and the City s Area of Impact the opportunity to seek housing in a neighborhood of their choice. Goal 7.2

20 Page 15 of 20 Create a community composed of neighborhoods in which services and amenities are convenient, visually pleasing and properly integrated and designed to encourage walking and cycling. Objective Promote and establish a physical framework of development in the City which encourages the development of form and character of its districts, the preservation of its neighborhoods and the conservation of its historical identity. Objective Ensure through urban design the development of new residential structures that are functional and aesthetically pleasing. Objective Provide for the protection of character and the enhancement of services in existing residential neighborhoods. Policy Require that all new residential development in existing residential neighborhoods (i.e. infill) be compatible with existing structures, including the following criteria: a) Use of complimentary setbacks, building setbacks, building heights, grade elevations, orientation, bulk, building materials, colors and form, while allowing flexibility for distinctive design solutions; b) Maintenance of privacy. Objective Reinforce the development of functional and visually appealing neighborhoods. Policy Establish a continuous network of sidewalks, bicycle and/or pedestrian paths to establish internal and external linkage within the community. CHAPTER 8 LAND USE Goal 8.1 Achieve a city that minimizes suburban sprawl, that provides for a diverse mixture of lifestyles and atmospheres and a sense of place that varies throughout the different areas of the City, and that efficiently provides basic services and facilities in close proximity to where people live. Objective Residential land-uses shall be designated to provide a variety of housing densities, product types and affordable costs, and shall be located and distributed in a manner that is compatible with adjacent uses and promotes transit and pedestrian activity.

21 Page 16 of 20 Objective Compatibility of uses shall be provided through adherence to the landuse map and through special design and review procedures. Policy Special design treatments shall be required to provide compatibility of new development with existing development such as building orientation, increased setbacks, height limitations, size restrictions, design requirements, special fencing, landscaping requirements or other methods to be determined through the development review process. Building Section Marlene Southard No comment. Sediment and Erosion Control Steve Webb An erosion and sediment control plan (ESC) conforming to the requirements B.C.C. Title 8 Chapter 17 is to be submitted to the Director of Planning and Development Services for review. No grading or earth disturbing activities may start until approval of the ESC plan has been received and an ESC permit issued. An individual who has attended the Boise City Responsible Person (RP) certification class, or has obtained Interim Certification for Responsible Person is not identified for this project. A permit will not issue until such time as the name and certification number of the RP has been provided to Boise City. Boise City Public Works: Drainage/Engineering Rob Bousfield Standard drainage conditions. Pressure Irrigation - Kent Johnson Standard irrigation conditions. Sewer - John Johnson Standard sewer conditions. Property is located in the Northwest Boise Sewer District. Street Lights - Henry Alarcon Standard street light conditions. Hillside - Terry Records This application is a proposal to split the existing lot at the above mentioned address into two lots. No grading or infrastructure improvements are proposed other than what is necessary to add an additional five feet to the existing fifteen foot wide driveway. This will require very minimal grading or change to the existing contours and a grading permit should not be required.

22 Page 17 of 20 The plan indicates a seepage bed is proposed to dispose of the runoff from the future house and other new hard surfaced areas. The proposed location of the new seepage bed is above and within 25 feet of an existing house to the west. The geotechnical report included information from a test pit that was dug approximately 90 horizontal feet and 12 vertical feet above and to the southeast of the proposed seepage bed location. This test pit indicated that the material at the bottom of the pit was moderately indurated and cemented. This type of material may prevent adequate infiltration of the runoff. However, the material where the seepage bed will actually be located may be entirely different. Therefore, additional geotechnical information should be presented that indicates the material at the location proposed seepage bed will adequately allow infiltration without adversely impacting the existing house to the west. The seepage bed that currently serves the existing house will be intersected by the proposed new property line. The portion of the bed that is in the new lot on the west must have an easement on the plat in favor of the lot to the east. Due to the limited amount of infrastructure improvements it will not be necessary to impose the standard hillside and drainage conditions for the sub plat. Boise City Fire Department Mark Senteno The Boise Fire Department has reviewed and can approve the application subject to compliance with the following code requirements and conditions of approval. Any deviation from this plan is subject to Fire Department approval. Please note that unless stated otherwise this memo represents requirements of the International Fire Code as adopted and amended by Ordinance Code Requirement: Fire Department vehicular access shall be provided to within 150' of all portions of the non-sprinklered buildings. Dead end roads are prohibited from exceeding 700 feet. These distances can be increased somewhat for sprinklered buildings but exact distances are on a case-by-case basis. All Fire Department access roads, fire lanes, bridges, and gates are to be a minimum of 20' wide with 13' 6" overhead clearance, shall be capable of supporting 70,000 lbs GVW (24,000 lbs per axle), and shall be paved. Fire Department access roads and fire lanes shall have a minimum outside turning radius of 48' with an inside radius of 28'. Any dead-end road in excess of 150' needs a Fire Department approved turnaround. No grade may exceed 10% (please note that fire apparatus are designed for a maximum 6% grade). Width and turning radius measurements specified by this paragraph can include those surfaces vehicles generally drive upon. Specifically, gutter and rolled curb are generally considered useable, while vertical curb or sidewalks are not. Comments: Fire Department vehicular access shall be provided to within 150' of all portions of the non-sprinklered buildings.

23 Page 18 of 20 Condition of Approval: Applicant has agreed to install an approved National Fire Protection Association 13D automatic sprinkler system. Code Requirement: For streets having a width less than 36 feet back of curb to back of curb parking shall be restricted on (1) one side; for streets having a width less than 29 feet back of curb to back of curb parking shall be restricted on both sides; and for standard ACHD cul-de-sacs parking shall be restricted on both sides. A note on the face of the final plat is required noting the parking restriction prior to signing of the final plat by the Boise City Engineer. In addition, No Parking signs shall be installed in accordance with the requirements of the IFC. Code Requirement: Maximum spacing for areas containing one & two family dwellings is 500 feet between hydrants. Comments: No fire hydrants have been noted on site plan. With information on existing hydrants it appears that no new hydrants may/will be needed. However, we reserve the right to modify requirements as more information comes to light. Variables affecting hydrant numbers and location include, but are not limited to, area, construction type, existing hydrants, accuracy of information provided in the application, strategic location for fire fighting forces, and required fire flow. New hydrants must be "non-private" installations. General Requirement: Fire Department required fire hydrants, access, and street identification shall be installed prior to construction or storage of combustible materials on site. Provisions may be made for temporary access and identification measures. Specific building construction requirements of the International Building Code, International Fire Code, and Boise City Code will apply. However, these provisions are best addressed by a licensed Architect at building permit application. Boise City Parks Department Cheyne Weston No comments received. Boise Airport Matt Petaja No comments received. Ada County Highway District Chelsee Kucera This is a staff level approval of a Preliminary Plat for Watertower Place Subdivision. The District has no site specific requirements at this time due to the fact that the proposed application is for a lot split and is on a flag lot with limited frontage.

24 Page 19 of 20 The applicant will be required to pay all applicable platting and review fees prior to final approval. Ada County Street Name Committee The following existing street names shall appear on the plat: E. Highland View Drive Central District Health Department Malcohm McGregor After written approval from appropriate entities is submitted, we can approve this proposal for central sewage and central water. The following plans must be submitted to and approved by the Idaho Department of Health and Welfare, Division of Environmental Quality: A. Central Sewage B. Central Water Street runoff is not to create a mosquito breeding problem. STORMWATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for stormwater disposal and design a stormwater management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: Stormwater Best Management Practices Guidebook Prepared by the Boise City Public Works Department, May State of Idaho Catalog of Stormwateter Best Management Practices for Idaho Cities and Counties Prepared by the Idaho Division of Environmental Quality, July Independent School District of Boise City #1 Sarah Stobaugh No comments received. United States Postal Service Dan Frasier, Postmaster The City of Boise and Ada County have agreed that no Final Plat maps will be approved without the following condition being met. Prior to the signing of the Final Plat by the City Engineer, the Developer and/or Owner shall provide an letter from the United States Postal Service stating, The Developer and/or Owner has received approval fro location of mailboxes by the United States Postal Service.

25 Page 20 of 20 Contact: Dan Frasier, Postmaster 770 S. 13 th Street. Boise, ID Phone: (208) Fax: (208) The following are the basic conditions requested by the Postal Service. 1. In all new residential areas, service will be provided to Cluster Box Units (CBU s). It will be the responsibility of the contractor to pour a cement pad meeting the required specifications in a location(s) approved by the Postal Service. 2. The clustering of all boxes in one approved area is recommended for multi-family dwellings, e.g., condos, duplexes, triplexes, etc. All locations must still be approved. 3. Fill-in development, defined as three or less residential lots, may receive the existing mode of delivery as the rest of the neighborhood. All locations must still be approved.

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27 I WATERTOWER PLACE PRELIMINARY PLAT ; f LOCATED WITHIN THE NORTHWEST QUARTER OF SECTION 35, T.4N., RZE., BOISE MERIDIAN, BOISE, ADA COUNTY, IDAHO I j I

28 - - ts,> C5 ' PLAT SHOWING WATERTOWER PLACE SUBDIVISION A PORTION OF LOTS 419 AND 419A OF THE HIGHLANDS - UNlT NO. 10. AND A PORTION OF THE NORTHEAST 114 OF THE NORTHWEST 1M OF SECTION 35. TOWNSHIP 4 NORTH RANGE 2 EAST. BOISE MERIDIAN, CITY OF BOISE. ADA COUNPI, IDAHO 2008 FOX LAND SURVEYS, INC. LO1 421 BLU I LEGEND BOUNDARY LlNE SECONDARY BOUNDARY LINE RECORD LOT LINES 114 SECTION LlNE ---- RIGHT OF WAY LINE --- CENTERLINE N 114 CDRNER SECTION 35 T.4N.. R.2E. 26 CPtF A TIUDETAJL LlNE EASEMENT LlNE 0 FOUND 5RT REBAR WI NO CAP, SET PLASTIC CAP-FLSI PLS1272V 0 FOUND lr REPAR WI NO CAP. SET PMTIC W 'FLSI PLS12W SET 5RT REBAR, PLASTIC CAP TLSI PLS12720' A CALCULATED POINT. NOTHINO FOUND. NOTHING SET FOUND BRASS W MONUMENT 9 FOUND MUMINUM CAP MONUMENT LOT ESTABLISHED BY MIS 0 BLOCK ESWLISHED BY MIS PLAT RECORD DATA IS11 RECORD DATA PER PLAT OF THE HIGHLANDS - UNlT NO. 10 (~1) RECORD OF SURVEY NO INSTRUMENT NO B ~ ~ B S NOT A PART LOT am BLK I THE HIWLANDS UNIT NO. I0 NOTES 1. T ~ P M E RECOGNIZES M SECTION IDAHO CODE (THE RIGHT TO FARM ACT) WlCH STATES IN PART-NO AOREULTURAL OPERATION OR AN APPURTENANCE m IT SHALL BE OR BECOME A NUISANCE. PRIVATE OR PUBLIC. BY ANY CHANGED CONDITIONS IN OR ABOUT THE SURROUNDING NDNAGRICULTURAL ACTIVITIES AFTER ME SAME HAS BEEN IN OPERATION FOR MORE THAN ONE (1) YEAR, WEN ME OPERATION WAS NOTA NUISANCE AT THE TIME THE OPEPATION BEGAN. PROVIDED THAT THE PROVISIONS OF THlS SECTION SHALL NOT APPLY WENMR A NUISANCE RESULTS FROM THE IMPROPER OR NEGLIGENT OPEPATION OF ANY AGRICULTURAL OPERATION OR AN APPURTENANCE TO IT' THE BASIS OF BEARINGS FOR THlS SURVEY WAS ESTABLISHED BY GPS TECHNIQUES. PROJECTED TO M E IDAHO STATE PLANE COORDINATE SYSTEM. NAD 83 DATUM. WESTZONE NL BEARINGS SHOW ARE ON GRIDAZJMUTH AND ALL DISTANCES SHOW ARE AT OROUND ME BEARING FROM THE FOUND ALUMINUM CAP MONUMENT MARKING THE WEST 114 CORNER OF SECTION 35 TO THE FOUND ALUMINUM CAP MONUMENT MARKING THE CENTER 114 CORNER THEREDF IS SBB.5434-E. ATA GROUND DISTANCE OF FEET. - H DIRECTION L1 2YWW N7'52'27W LZ 51 W NZV n'l3-e ' S28. 22' 44W UNPLATTED ALUMlNUM CAP CERTIFICATE NOTE CERTIFICATION AND CERTIFY AS USED HEREIN MEAN TO STATE OR DECLARE A PROFESSIONAL OPINION OF CONDITIONS REGARDING W E FACTS OR FINDINGS. WICH ARE me SUWECT OF THE CERTIFICATION. AND DOES NOT CONSTITUTE A WARRANlY OR GUARANTEE. EITHER EXPRESS OR IMPLIED. -- BASIS OF BEARINGS PREPARCDBI NEP' 54'-34% ' ~2) N B 54' ~ 30'~!+!/4 CORNER 1515 SOUTH SHOSHONE STREET BOISE ID SECIION 32 CENTER 1/4 CORNER FAX N. K2L CPtF RE [ brb' CPbf ~-_ INDW VI'bi 8 -._ J8. FOX LAND SURVEYS, INC. -._. AM m~ FILE FILE SHEET 1 OF 4

29 / ' / \ HIGHLAND VIEW DRIVE I 1- - / / PLAT SHOWING WATERTOWER PLACE SUBDIVISION A PORTION OF LOTS 419 AND 41QA OF THE HIGHLANDS - UNIT NO. 10. AND A PORTION OF THE NORTHEAST 114 OF THE NORTHWEST 114 OF SECTION 35. TOWSH1P 4 NORTH RANGE 2 EAST. BOISE MERIDIAN. CITY OF BOISE. ADA COUNN, IDAHO 2WB FOX LAND SURVEYS, INC. / / LEGm BDUNDARYLINE SECONDARY BOUNDARY LlNE RECORD LOT LINES 114 SECTION LINE ---- RIGHTOFNAY LINE CENTERLINE TIMETAIL LlNE EASEMENT LlNE 0 FWD Snr REBAR WJ NO CI\P. SET PLASTE W TLSI PLS1272[r 0 FOUND 1V REBAR WI NO W. SET PLASTIC W 'FLSI PLS1272r SET ~ ( REBAR. r PLAsnc CAP-FLSI ~ ~ s 1 2 m A CALCUUTED POINT. NOTHING FOUND. NOTHINQ SET 8 FOUND 8- CPP MONUMENT FOUND ALUMINUM CAP MONUMENT a LOT ESTABLISHED BY THlGPLAT EASEMENT DATA 8 SLOPE IDAHO POWER COMPANY EASEMENT INSTRUMENT Vl IDAHO POWER COMPANV EUEMENl INSWUMENT V E% MENT PER PLAT OF THE HIGHLANDS. UN T NO 10 IDAHO POWER COMPANY EASEMEhT PER PdT OF THE HlGrlLANDS. UNIT NO AND 118A OR ANY PORTONS THEREOF INSTRUMENT V THIS MUTbAL ACCESS AGREEMENT REPLACES THE INGRESS EGRESS EASEMENTS RECORDED AS INSTRUMENTS ~ ANDVlO)(l?D?lid \ \ \ \ \ CERTIFICATE : \ \ \ CERTIFICATION AN0 CERTIFY PROFESSIONA FINDINGS. WHI CONSTITLlTE A WARPANTY OF PREPARED BY : j - id HEREIN MEAN TO STATE OR DECLARE A - FOX LAND SURVEYS, INC SOUTH SHOSHONE STREET BOISE ID FAX INDEW AUO rn FILE FILE wn 2 w 4

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