Subdivision Staff Report

Transcription

1 Subdivision Staff Report Name: Brownstone Subdivision Date: May 12, 2004 File: SUB Meeting: May 18, 2004 Approval: Preliminary To: City Council Lead Agency: Ada County (04-10-S) From: Richard Beck Comprehensive Plan: Complies Description: This is a proposed single family residential subdivision with 43 lots and 7 common lots on acres. The density of the subdivision is 3.96 lots per acre. The site is zoned RSW (County). Currently the subject parcel is improved with an existing house and accessory structures. There is a companion County rezone application associated with this project with R8 zoning proposed. Location: The site is located on the east side of South Five Mile Road, approximately 1000 feet north of the intersection of West Lake Hazel Road and South Five Mile Road. Contents: Staff Report: Basis for Recommendation Technical Review and Agency Comments Recommended Conditions of Approval Attachments: Vicinity map Preliminary plat Applicant s letter Airport Influence Area map Site Plan / Landscape Plan Zoning Consistency Matrix

2 Page 2 of 20 Basis for Recommendation The plat design and layout is in conformance with the Comprehensive Plan and complies with the basic requirements of the Boise City Subdivision and Zoning Ordinances. Condition 1 Boise City policy requires avigation easements for all subdivisions within the Airport s Area of Influence. Staff Perspective General The recommended conditions of approval are required to bring the proposed preliminary 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. None known. Conditions in Dispute Page 2 of 20

3 Page 3 of 20 Technical Review and Agency Comments Boise City Planning and Development Services: Subdivision Section Richard Beck Landscape Buffering recommended along South Five Mile Road. Comprehensive Planning and Zoning Section Angela Brosious This application has been reviewed for consistency with the goals and policies of the Boise City Comprehensive Plan. The subject property is located in the Southwest planning area. The Land Use Map designation is Planned Community. The proposed rezone to R-8 is acceptable for this area. Chapter 8, Land Use Goal 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 1) The land-use map and attendant policies shall be the official guide for development of the planning area and shall be implemented through zoning and development review. Policy 1) The Land Use/Zoning Consistency Matrix shall identify the zoning districts that are permissible within each land- use designation. Conformance with the Land Use/Zoning Consistency Matrix shall be a necessary finding of approval for all zone changes and conditional uses, unless one or more of the forms of flexibility identified in the policies under Objective 2 are implemented. Analysis The proposed R-8 zone is allowed under the Planned Community land use designation per the Land Use/Zoning Consistency Matrix. Objective 13) Land-use and development policies specific to the Southwest shall include the following: Policy 4) Development in the Southwest Planned Community area shall include the following: In the area generally bounded by Amity Road, Maple Grove, Five Mile and Lake Hazel, dwelling units shall be clustered to preserve open space and provide setbacks from Five Mile and Eight Mile Creeks. Overall density shall not exceed 4 units per gross acre. Page 3 of 20

4 Page 4 of 20 Overall developed densities in the Planned Community area may not exceed five to six units per gross acre. An urban village shall be developed in the general vicinity of Lake Hazel and Five Mile. This shall include a commercial core of neighborhood-serving uses, including grocery and sundries, dining, medical and dental offices, day care, satellite government offices and similar uses. It shall be of a pedestrian oriented design, in accordance with the standards of New Urbanism. Mixed residential/commercial, townhouses and modular-lot residential uses shall be permitted in and around the urban village. Densities as high as 15 to 20 units per acre may be permitted in the urban village, but may drop to four units per gross acre as development moves out from the urban village core area. In the area east of Five Mile Road, a combination of residential products and densities shall be permitted, ranging from 1 to 25 units per acre. Additional neighborhood-serving commercial facilities may be permitted in this area. Analysis The proposed 3.96 units per acre is an acceptable density for this area. Policy 6) Throughout the Southwest area, particular attention shall be paid to new development to ensure compatibility with existing development including street system interconnections. Policy 7) Open fencing, transitional lot sizes and other design features shall be used to the greatest extent feasible to retain the rural atmosphere of the Southwest area. Analysis In keeping with the Southwest Plan, any perimeter fencing should be open vision split rail or a similar design. Chapter 6.1, Streets Goal Maintain the function of the street system for current users, emergency response efforts and for use by future generations. Objective 3) Encourage completion of the existing street system and creation of new links, within reasonable constraints, as the transportation system develops. Policy 5) New developments shall be required to stub access to adjacent undeveloped parcels, where appropriate. Page 4 of 20

5 Page 5 of 20 Policy 6) All new development shall be reviewed for appropriate opportunities to connect to local roads and collectors in adjacent developments. Objective 4) Promote land use policies that limit access as necessary to maintain safe and efficient operation of the existing street system while allowing reasonable access to individual development parcels. Policy 1) Support the access restriction policies of the Ada County Highway District. Policy 4) Limit access to all arterial streets. Analysis This development is taking access from Five Mile Road. A landscape buffer lot will prevent direct lot access to Five Mile Road, which is an arterial. Four street stubs are proposed to the surrounding vacant properties, one to the north, one to the east and two to the south. This will provide for excellent connectivity with future developments. Chapter 7.1, Housing Goal 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 4) Facilitate development and retention of compatible housing for low and moderate-income households throughout the community. Policy 1) Encourage a mix of housing types, densities and price ranges in residential developments. Chapter 7.2, Community Design Goal 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 2) Ensure through urban design the development of new residential structures that are functional and aesthetically pleasing. Policy 4) Require that residential street scenes provide variety and modulation in design and placement of homes. Page 5 of 20

6 Page 6 of 20 Objective 4) Reinforce the development of functional and visually appealing neighborhoods. Policy 1) In order to better connect neighborhoods, require that street configurations involve the interconnection of individual streets. Policy 4) Establish a continuous network of sidewalks, bicycle and/ or pedestrian paths to establish internal and external linkage within the community. Analysis The applicant, as encouraged by staff, is using a combination of alley loaded housing and unique floor plans that locate much of the parking for this development behind the main livable portion of the homes. This is in keeping with the standards of new urbanism that the comprehensive plan calls for in this area. Staff feels strongly that locating garages behind homes not only improves the street scene, but also promotes a sense of community and encourages neighborhood involvement. Twelve of the homes in this development will be alley loaded. The applicant has agreed to the condition that 50% of the front loaded garages will either be detached and located behind the homes or located next to the rear 1/3 of the home. This will be included in the development agreement and CC&R s. Zero lot lines will be approved with this plat so that the developer can choose to build any of the homes and garages as either attached or detached. With the development agreement the applicant has agreed to, staff does not feel it necessary to require the homes be attached. The developer has included other features to enhance this development including detached sidewalks and two landscape medians that will enhance the street scene as well as provide a traffic calming effect. The landscape lot that will serve as a buffer to Five Mile Road will be extended behind lots 4 and 5 of Block 1 to encompass the Hon Lateral, which will remain open. Staff does not feel a pathway along the Hon Lateral is necessary at this time. One could be installed in the future when the neighboring properties develop. A common area lot for a micro-path will connect this development to the future Eight Mile Creek pathway system and the proposed Boise City Park. Staff has recommended that the micro-path lot be increased in size, as it will likely get considerable use in the future and is substandard by our Ordinance standards. The applicant has agreed to decrease lot 6 Block 3 to fifty feet wide and add 5 feet to the micro-path lot. Page 6 of 20

7 Page 7 of 20 Summary of Comprehensive Plan Review Does project comply with Land Use Policies? Yes Does project comply with Pathway Policies? Yes, as conditioned Does project comply with Street Policies? Yes Recommended Conditions of Approval 1. Increase width of micro-path lot by 5 ft. (lot 9 Block 3). 2. Include condition that 50% of all front garage access homes have the garage located at or behind the rear one-third of the home. (See letter from Berry Teppola). 3. Include decorative open vision split rail or similar fencing in the landscape lot along Five Mile Road. Boise City Public Works: Engineering Rob Bousfield No comments. Pressure Irrigation - Kent Johnson Comply with Idaho Code, Section and/or Boise City Code Section K. Sewer - John Johnson Wet line sewers are required (B.C.C D.) Sewer easements required. Sewer assessment required along Five Mile Road. Street Lights - Henry Alarcon 6 street lights required. Boise City street light easement required. Boise City Fire Department - David Miller The Boise Fire Department has reviewed this application and can not approve the Preliminary Plat with the following conditions. Any deviation from this plan is subject to Fire Department approval. Specific Requirement: Fire Department vehicular access shall be provided to within 150' of all portions of the non-sprinklered buildings. This distance 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 Page 7 of 20

8 Page 8 of 20 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). Dead end roads in excess of 700 feet must provide "secondary access" in accordance with one of the options specified in the city Subdivision Ordinance, BCC Title 9. Specific Condition: There is one access into this excessively long dead end road. This project does not satisfy the IFC access requirements and should not be allowed to continue until arrangements have been made for a second access/exit point. Specific 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. Specific Condition: Streets must be marked accordingly. Specific Requirement: Maximum hydrant spacing for this project is 500 feet between hydrants. Specific Condition: Some fire hydrants have been noted. However, it appears that one more new hydrant is needed at Cottage and Five Mile and another at the end of Cottage. 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, 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 Page 8 of 20

9 Page 9 of 20 application. Please feel free to have the applicant contact David S. Miller, Boise City Parks Department - Cheyne Weston (no comments received) Boise Airport - John Anderson This project is located adjacent to Airport Influence Area A, with is affected by average sound levels in the DNL and/or aircraft traffic patterns below 1000 feet. New residential development and new schools are required to provide a sound level reduction of 25 DB. Although we have no regulatory authority over this are, neighbors in this are complain of over flights, which have historically been occurring for 60 years. We graciously request an avigation easement. Ada County Highway District Andrea Tuning (May 11, 2004) B. Findings for Consideration 1. Five Mile Road Right-of-Way District policy requires 70-feet of right-of-way on all 3-lane arterial roadways (Figure 72-F1B). This right-of-way allows for the construction of a 3-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Dedicate 35-feet of right-of-way from the centerline of Five Mile Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #198), if funds are available. Sidewalk District policy requires 5-foot wide (minimum) concrete sidewalk on all collector roadways and arterial roadways. The applicant should construct a 5-foot wide concrete sidewalk along Five Mile Road, located a minimum of 28-feet from the centerline of Five Mile Road. Page 9 of 20

10 Page 10 of Roadway Offsets District policy , requires local roadways to align or offset a minimum of 300-feet from an arterial roadway (measured centerline to centerline). The applicant is proposing to construct Cottage Drive to intersect Five Mile Road approximately 15-feet south of the north property line. This roadway location meets District policy and should be approved with this application. 3. Internal Street Sections District policy states, developments with any buildable lot that is less that 1-acre in size will typically provide streets having a minimum pavement width of 32-feet with curb, gutter and sidewalks. The total street width shall be 36-feet from back-of-curb to back-of-curb. Variations of this width may be allowed, depending on traffic volumes forecast to be generated by the development. Concrete sidewalks shall be a minimum of 5-feet in width unless they are separated from the curb 5-feet or more in which case the sidewalk shall be a minimum of 4-feet in width. The applicant is proposing to construct Manzanita Avenue, Kelso Avenue and Red Crest Avenue as 36-foot street section with curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right-of-way on. The applicant is proposing to construct Cottage Drive as a 36-foot street section with curb, gutter and a 4- foot detached concrete sidewalk within 50-feet of right-of-way. The proposed street sections meet District policy and should be approved with this application. The sidewalk is proposed to be located outside of the right-of-way on Cottage Drive. The applicant should provide the District with an easement for the sidewalk. 4. Stub Streets District policy states that the street design in a proposed development shall cause no undue hardship to adjoining property. An adequate and convenient access to adjoining property for use in future development may be required. If a street ends at the development boundary, it shall meet the requirements of sub section 7205, non-continuous streets. District policy states that stub streets will be required to provide intraneighborhood circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section , and , except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE". In addition, a stub street must meet the following conditions: 1. A stub street shall be designed to slope towards the street intersection and drain surface water toward that intersection, unless a satisfactory storm drain system is installed. Page 10 of 20

11 Page 11 of The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. The applicant is proposing to construct a stub street to the north property line located approximately 435-feet west of the east property line. This stub street will serve the acre parcel that is located directly to the north. Staff is supportive of the applicant s proposal. Due to the fact that this stub street is proposed to be less than 150-feet in length, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway that states, This road will be extended in the future. The applicant is proposing to construct a stub street to the south property line located approximately 395-feet east of Five Mile Road. This stub street will serve the acre parcel that is located directly to the south. Staff is supportive of the applicant s proposal. Due to the fact that this stub street is proposed to be less than 150-feet in length, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway that states, This road will be extended in the future. The applicant is proposing to construct a stub street to the south property line located approximately 115-feet west of the east property line. This stub street will serve the acre parcel that is located directly to the south. Staff is supportive of the applicant s proposal. Due to the fact that this stub street is proposed to be less than 150-feet in length, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway that states, This road will be extended in the future. The applicant is proposing to construct a stub street to the east property line located approximately 150-feet south of the north property line. This stub street will serve the 12.8-acre parcel that is located directly to the east. Staff is supportive of the applicant s proposal. Due to the fact that this stub street is proposed to be less than 150-feet in length, the applicant will not be required to construct a temporary turnaround at the terminus of the roadway. The applicant should install a sign at the terminus of the roadway that states, This road will be extended in the future. 5. Alleys District policy requires the minimum right-of-way width for new alleys to be 16-feet if: the alley is abutted by residential uses and zoning on both sides; and building setbacks required by the land use agency having jurisdiction provide sufficient space for the safe backing of vehicles into the alley. Page 11 of 20

12 Page 12 of 20 District Policy states a minimum of back-of-curb radius of 15-feet is required at all alley intersections. For the reconstruction of existing alleys, the back-of-curb radius may be less than 15-feet when it is impractical to remove existing obstructions. Parking in alley is not allowed (District policy ). Access is allowed to and from a fully improved alley (District policy ). Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. An access to an alley shall be located a minimum of 25-feet from the nearest public street. The applicant is proposing to construct a 20-foot wide alley at the south property line. District staff is supportive of the applicant s proposal. The applicant should construct the alley with 20-feet of pavement and construct the alley intersection with a minimum of back-of-curb radius of 15-feet. If the applicant is proposing to have the residential take access to the alley. Parking shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. Parking in alley is not allowed. 6. Knuckles District policy District policy and and the local Fire District standards require an island within a knuckle to be constructed with the island being a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Development staff. The applicant is proposing to construct one knuckle with a center island within it. Staff is supportive of the location of the location of the proposed knuckle. The island within the knuckle should be constructed a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 29-foot street section. The design should be reviewed and approved by ACHD's Development staff. 7. Islands/Medians District policy and requires any proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The applicant is proposing to construct two islands within the public right-of-way of Cottage Drive. The applicant should construct the islands within Cottage Page 12 of 20

13 Page 13 of 20 Drive to be a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island should maintain a minimum of a 21-foot street section. The design should be reviewed and approved by ACHD's Development staff. All of the proposed landscape islands/medians within the public right-of-way dedicated by this plat should be owned and maintained by a homeowners association. Notes of this should be required on the final plat. 8. Other Access Five Mile Road is a classified roadway. Other than the access point that has specifically been approved with this application, direct lot access to Five Mile Road is prohibited. A note of the access restriction should be placed on the final plat. C. Site Specific Conditions of Approval 1. Dedicate 35-feet of right-of-way from the centerline of Five Mile Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of-way dedication after receipt of all requested material. The owner will be paid the fair market value of the right-of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with the ACHD Ordinance in effect at that time (currently Ordinance #198), if funds are available. 2. Construct a 5-foot wide concrete sidewalk along Five Mile Road, located a minimum of 28-feet from the centerline of Five Mile Road. 3. Construct Cottage Drive to intersect Five Mile Road approximately 15- feet south of the north property line, as proposed. 4. Construct Manzanita Avenue, Kelso Avenue and Red Crest Avenue as 36- foot street sections with curb, gutter and 5-foot attached concrete sidewalks within 50-feet of right-of-way. 5. Construct Cottage Drive as a 36-foot street section with curb, gutter and a 4-foot detached concrete sidewalk within 50-feet of right-of-way, as proposed. Provide the District with an easement for the sidewalk that is located outside of the right-of-way. Page 13 of 20

14 Page 14 of Construct a stub street to the north property line located approximately 435-feet west of the east property line, as proposed. Install a sign at the terminus of the roadway that states, This road will be extended in the future. 7. Construct a stub street to the south property line located approximately 395-feet east of Five Mile Road, as proposed. Install a sign at the terminus of the roadway that states, This road will be extended in the future. 8. Construct a stub street to the south property line located approximately 115-feet west of the east property line, as proposed. Install a sign at the terminus of the roadway that states, This road will be extended in the future. 9. Construct a stub street to the east property line located approximately 150- feet south of the north property line, as proposed. Install a sign at the terminus of the roadway that states, This road will be extended in the future. 10. Construct a 20-foot wide alley at the south property line, as proposed. Construct the alley with 20-feet of pavement and construct the alley intersection with a minimum of back-of-curb radius of 15-feet. Access to the alley shall be designed so the minimum clear distance from the back of the parking stall to the opposite side of the alley is 22-feet for perpendicular parking. Parking in alley is prohibited. 11. Construct one knuckle with a center island within it., as proposed. Construct the island within the knuckle to be a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island shall maintain a minimum of a 29-foot street section. The design shall be reviewed and approved by ACHD's Development staff. 12. Construct two islands within the public right-of-way of Cottage Drive, as proposed. Construct the islands within Cottage Drive to be a minimum of 4-feet wide with a minimum area of 100-square feet and designed to safely channel traffic. The roadway around the traffic island shall maintain a minimum of a 21-foot street section. The design shall be reviewed and approved by ACHD's Development staff. 13. All of the proposed landscape islands/medians within the public right-ofway dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. Page 14 of 20

15 Page 15 of Other than the access point that has specifically been approved with this application, direct lot access to Five Mile Road is prohibited. A note of the access restriction shall be placed on the final plat. 15. Comply with all Standard Conditions of Approval. Page 15 of 20

16 Page 16 of 20 Recommended Conditions of Approval Special Recommendations to Ada County A) It is recommended that Ada County require the width of micro-path lot be increased by 5 ft. (Lot 9 Block 3). B) It is recommended that Ada County place a condition which requires 50% of all front garage access homes have the garage located at or behind the rear one-third of the home. (See letter from Berry Teppola). C) It is recommended that Ada County require decorative open vision split rail or similar fencing in the landscape lot along Five Mile Road. D) It is recommended that Ada County require landscape buffering along South Five Mile Road. Special Conditions 1) Submit a recorded copy of an Avigation Easement over the entire platted area approved by the Boise City Airport Director. The face of the final plat shall show that the subdivision is subject to an avigation easement or easements. a) This project is located adjacent to Airport Influence Area A, with is affected by average sound levels in the DNL and/or aircraft traffic patterns below feet. New residential development and new schools are required to provide a sound level reduction of 25 DB. Covenant Requirements 2) 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. Irrigation Conditions 3) Comply with Boise City Code Section K 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 standards and specifications of Boise City or of the entity Page 16 of 20

17 Page 17 of 20 that will operate and maintain the system, if that entity has published standards. Fees: Developer and/or owner shall pay the current inspection and plan review fees on the proposed subdivision prior to signing of the final plat by the Boise City Engineer (B.C.C A.2). b) Developer may construct prior to final platting or bond in the amount of 110% of the estimated construction costs. c) Prior to either commencing construction or signing of the final plat by the Boise City Engineer, developer shall: i) Submit construction plans and specifications for the pressurized system, stamped by a registered engineer, to the Department of Public Works and acquire approval there from. ii) iii) Provide written assurance that provisions have been made for ownership, operation, and maintenance of the system. Delineate all necessary irrigation easements on the final plat (B.C.C F). d) 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. Sewer Conditions 4) The developer and/or owner shall delineate all necessary Boise City sanitary sewer easements on the final plat and obtain all necessary offsite easements prior to the signing of the final plat by the Boise City Engineer (B.C.C F). 5) Wet line sewers are required (B.C.C D). a) Plans shall be submitted to and approved by the Boise City Public Works Department and the Idaho Division of Environmental Quality prior to commencing with construction. Developer may either construct improvements prior to final platting or execute a performance agreement and provide surety in the amount of 110% of the estimated costs. The developer shall coordinate with the Boise City Public Works Department for construction inspection prior to and during construction. Unless otherwise approved by the Public Works Department, all sewer Page 17 of 20

18 Page 18 of 20 construction shall be completed and accepted within 90 days of plat recordation or within 30 days of issuance of the first building permit within the subdivision, whichever comes first. b) Developer shall pay the current sewer inspection fees for the proposed subdivision prior to signing of the final plat by the Boise City Engineer. c) All lots within this subdivision shall be subject to and restricted by the following recorded subdivision covenants: i) A monthly sewer charge must be paid after connecting to the Boise City public sewer system, according to the ordinances and laws of Boise City. ii) iii) iv) Owner shall submit to inspection by either the Public Works Department or the Building Department whenever a subdivided lot is to be connected to the City's sewage system and a building is constructed or installed on or within the owner's property. The developer/owner of this subdivision or lot or lots therein shall and hereby does vest in Boise City the right and power to bring all actions against the owner of the premises hereby conveyed or any part thereof for the collection of any charges herein required and to enforce the conditions herein stated. This covenant shall run with the land. The recording of this plat by developer/owner shall be deemed and construed as a request for annexation of its property to the corporate limits of Boise City. Such request and consent shall be binding on all subsequent purchasers or owners of developer's property. v) Covenants to be approved by the Boise City Attorney. 6) Developer and/or owner shall pay a sewer assessment along Five Mile Road and/or as may be approved by the Boise City Public Works Commission prior to the signing of the final plat by the Boise City Engineer. Contact the Boise City Public Works Department for specific costs. Street Light Conditions 7) 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). Page 18 of 20

19 Page 19 of 20 8) The developer shall be required to install, at their expense, street lights in accordance with Boise City Public Works specifications and standards at locations designated by the Public Works Department (B.C.C H.1). Plans shall be reviewed and approved by the Boise City Public Works Department prior to commencement of construction, bonding, or payment into trust fund. a) Fees: Developer shall pay the current street light inspection and plan review fees on the proposed subdivision (B.C.C A.2). b) The street lights shall be installed and accepted by the Boise City Public Works Department at the following locations. Unless otherwise noted, street lights shall be installed at a 25-foot minimum mounting height, 100 W.H.P.S. 1. S.E. Corner Lot 5, Block 3 2. N.E. Corner Lot 7, Block 4 3. N.W. Corner Lot 1, Block 4 4. N.E. Corner Lot 4, Block 1 5. S.W. Corner Lot 1, Block 2 30ft. minimum mounting height, W.H.P.S 6. S.W. Corner Lot 1, Block 1 30ft. minimum mounting height, W.H.P.S c) If bonding approval is granted by the Boise City Public Works Department, developer may bond in the amount of 110% of the estimated street light costs. Street lights 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 street light improvements. General Conditions 9) 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, OR b) A non-build agreement has been executed and recorded with a note on the face of the final plat identifying the instrument number. NOTE: Page 19 of 20

20 Page 20 of 20 i) 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. ii) "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. 10) Prior to submitting the final plat for recording, the following endorsement or certification must be executed: Certificate of the City Engineer stating, I, the undersigned Boise City Engineer, hereby state that the recommended conditions of Boise City have been satisfied for Brownstone Subdivision. (I.C. Title 50, Chapter 13). Page 20 of 20

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25 ASH PARK COLE INTERSTATE 84 VICTORY LAKE HAZEL CLOVERDALE OVERLAND AMITY LA GRANGE COLUMBIA FIVE MILE MAPLE GROVE DESERT UMATILLA TARGEE GOWEN CURTIS ORCHARD ROOSEVELT Boise Municipal Airport PLEASANT VALLEY VISTA FEDERAL GOWEN PRODUCTION BROADWAY BO Airport Influence Areas HUBBARD A B B-1 C Roads Boise City Comprehensive Plan Environmental Quality Chapter Three Goal Three TENMILE CREEK a. All new residential development and new schools in Airport Influence Area A, which are affected by average sound levels in the DNL and/or aircraft traffic patterns below 1,000 feet, shall be required to provide a sound level reduction of 25 db. b. All development within Airport Influence Area B is affected by average sound levels in the DNL and/or aircraft traffic patterns below 1,000 feet. Residential development is not allowed. All compatible uses will be required to provide sound insulation in noise sensitive areas of a facility. c. All development within Airport Influence Area B-1 is affected by average sound levels in the DNL and/or aircraft traffic patterns below 1,000 feet. New residential development shall be required to provide a sound level reduction of 30 db. For new residential development, the maximum density is three residential units per acre. No new schools are allowed. Office and commercial use are compatible. All compatible uses shall be required to provide sound insulation in noise sensitive areas of a facility. d. All development within Airport Influence Area C is affected by average sound levels greater than 70 DNL. The approved Airport Noise Compatibility Plan identifies existing residential uses in this area to undergo sound insulation. Residential uses in this area shall be considered non-conforming and no new residential development is allowed. Non-noise sensitive manufacturing, industrial and commercial uses are allowed. All compatible uses shall be required to provide sound insulation in noise sensitive areas of a facility.

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