Subdivision Staff Report

Subdivision Staff Report Name: Madronawood Subdivision Date: January 26, 2005 File: SUB05-00005 Meeting: February 1, 2005 Approval: Preliminary To: City Council Lead Agency: Ada County (04-31-S) From: Richard Beck Comprehensive Plan: Complies Description: This is a proposed single family residential subdivision with 27 buildable lots and 3 common lots on 9.23 acres. The density of the subdivision is 2.93 lots per acre. The site is zoned RSW (County). Currently the subject parcel is vacant. There are companion County rezone and development agreement applications associated with this project. R4 zoning is proposed. Location: The site is located on the southeast corner of the intersection of South Lone Tree Way and West Tarp Lane, generally east of South Maple Grove Road and generally south of West Lake Hazel Road. Special Attention: Planning and Development Services Staff recommends denial of this subdivision. Contents: Staff Report: Basis for Denial Technical Review and Agency Comments Attachments: Vicinity map Preliminary plat Aerial photo Airport Influence Area map Fire Department Response Areas map

Page 2 of 23 Basis for Denial 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 following Land Use Chapter policies have applicability to this application: 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. Objective 8) The Planned Community land-use designation shall be used to create cohesive developments that contain a combination of land uses, which protect unique landforms and provide creative designs and built environments. Policy 1) Development under the Planned Community land-use designation shall require submittal of a conceptual master plan for approval by the Planning and Zoning Commission prior to submittal of first entitlement. Policy 2) The master plan for any Planned Community area must depict the general location and distribution of land-uses and public facilities, and must demonstrate compliance and consistency with all requirements of the Comprehensive Plan, including any site-specific requirements. Policy 3) Individual entitlement (i.e., Conditional Use, Plat Map) shall be allowed to more precisely define the location and design of development within the master plan, provided that the general intent of the master plan is adhered to. Page 2 of 23

Page 3 of 23 Policy 5) Existing City zoning districts, the alternative New Urbanism code, or specific plans may be used to implement the Planned Community land-use designation and master plan. 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: 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. Overall developed densities in the Planned Community area may not exceed five to six units per gross acre. Equestrian and pedestrian trails shall be included as an integral part of the Planned Community area, and shall provide connections between the urban village, the golf course to the west and the regional park to the northeast. A master plan for development of the Planned Community area shall be prepared that demonstrates compliance with these principles, prior to first entitlement in the area. Incentives to achieve the New Urbanism designs shall be considered as part of the Master Plan and implementation ordinances. The entire Planned Community area in the Southwest need not be master planned in its entirety at one time, but any master plan must address a minimum of 100 acres. Smaller applications shall also adhere to the land use and design requirements of the Planned Community as identified in this policy, to the extent possible given their size and location. 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. Page 3 of 23

Page 4 of 23 Policy8) Public parks and other open-space areas shall be encouraged for use as community farms and gardens to preserve the rural heritage of the Southwest. (See Recreation and Cultural Facilities chapter) Analysis of Compliance with Land Use Chapter Policies: Because this site is less than one hundred acres in size, a master plan is not required. The development does, however, still need to comply with the policies of the Planned Community area and the area specific policies of the Southwest planning area. In the Planned Community area the Land Use/Zoning Consistency Matrix identifies virtually all zones as having the potential of being acceptable. The appropriate zoning for specific areas needs to be determined by careful analysis of the site and the surrounding area. This subdivision is typical of the developments that are popular in the southwest, 10,000 square foot lots with no diversity of lot sizes. In the Planned Community area the intent of the Comprehensive Plan is to get creative design, with a variety of lot sizes and product types. By default, the area around this site in the far southwest has become an estate density area. All of the lots in Huckleberry Estates, which is located directly across the street from this development, both to the north and to the west, are a minimum of one acre. There is a specific policy regarding compatibility and transitional lot sizing for development in the southwest. The developer does not feel that this development should consider compatibility or transitional lotting with Huckleberry Estates since it is across the street from this development. Staff disagrees. The surrounding developments must be considered to ensure cohesive development. This development is not compatible with the surrounding area. Throughout the Southwest Planning area we have not been able to achieve the creative design and mix of lot sizes that was intended when the area was designated as a Planned Community. Staff sees this as a logical place to recapture some of that mix, with larger estate density lots. Half acre lots would blend nicely with the adjacent one acre lots. Staff intends higher density to be achieved in areas located closer to the urban village and other commercial areas. The following Transportation Chapter policies have applicability to this application: Chapter 6.1, Streets Goal Maintain the function of the street system for current users, emergency response efforts and for use by future generations. Page 4 of 23

Page 5 of 23 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. Policy 2) Allow full access to parcels abutting local streets, except where adequate alley access exists to individual lots, in which case new developments shall be encouraged to utilize the alley for access. Analysis of Compliance with Transportation Chapter Policies: This development is connecting to Tarp Land and Lone Tree Way. A street stub is not being provided to the properties to the south, even though one parcel is approximately five acres in size and the other is approximately 10 acres. Staff does not support this development, but if the County chooses to approve it then a street stub to the south is recommended. The following Community Quality Chapter policies have applicability to this application: 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. 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 23

Page 6 of 23 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 of Compliance with Community Quality Chapter Policies: Because this development does not include a PUD staff is unable to review the design of the homes. The applicant has submitted a letter with this application indicating that the CC&R s for this development will require either side entry garages or garages that are set back from the house. Because these design guidelines have not been required in a development agreement and elevations and details have not been submitted, staff cannot consider this in the review of the development. Staff does, however, strongly encourage creative designs that discourage garage dominated homes and improve the street scene, as these features create a more walkable environment and improve the livability of the neighborhood. Summary of Comprehensive Plan Review Does project comply with Land Use Policies? No Does project comply with Pathway Policies? Yes Does project comply with Street Policies? Yes Staff Recommendation Denial of Rezone and Subdivision Plat Page 6 of 23

Page 7 of 23 Technical Review and Agency Comments Boise City Planning and Development Services: Subdivision Section Richard Beck No special comment. Comprehensive Planning and Zoning Section Angela Brosious (See Basis for Denial on page 2) Boise City Public Works: Engineering Rob Bousfield No comment. Pressure Irrigation - Kent Johnson Comply with Idaho Code, Section 31-3805 and/or Boise City Code Section 9-20-8.K. Sewer - John Johnson Wet line sewers are required (B.C.C. 9-20-8.D.) Sewer easements required. Sewer assessment required. Street Lights - Henry Alarcon 6 street lights required. Boise City street light easement required. Boise City Fire Department - David Miller (no comments received) 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 60-65 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 area, 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 (Staff draft report) B. Findings for Consideration 1. Tarp Lane History Tarp Lane was a private road that was created through a 25-foot easement that was held by the adjoining property owners. The private road did not meet the minimum standards for Ada County's private road requirements and served a number of Page 7 of 23

Page 8 of 23 illegal subdivisions. As a part of Huckleberry Estates Subdivision, Tarp Lane was required to be constructed as a public roadway with 27-feet of pavement and 3-foot gravel shoulders on both sides of the roadway. At the time that Tarp Lane became a public roadway, staff recommended that Tarp Lane be terminate at the intersection of Lone Tree Way due to the length of Tarp Lane (approximately 2,700- feet in length). Staff anticipated that the parcels to the east of Lone Tree Way could be served by Lake Hazel Road and/or other local roadways that had been provided by the adjoining Moonridge Subdivision. The Applicant s Proposal The applicant is proposing to extend Tarp Lane from the west property line to the east property line. Staff s Analysis and Recommendation As a part of the Huckleberry Estates Subdivision, staff recommended that Tarp Lane terminate at the intersection of Lone Tree Way due to the fact that the parcels to the east could be served by Lake Hazel Road and/or other local roadways that had been provided by the adjoining Moonridge Subdivision. At this time, this property does not have any pubic roadway access other than Tarp Lane. In order to provide this parcel with access to the pubic transportation system and be consistent with staff s previous findings of fact and recommendations, staff is recommending that the applicant be allowed to extend Tarp Lane from Lone Tree Way to the intersection of Avore Avenue. Staff is recommending that the remaining 90-feet of the proposed Tarp Lane (proposed as a stub street to the east property line) be removed from this plat. Staff is recommending that the stub street be relocated to the south as opposed to being constructed at the property s north property line. ***See Finding of Fact #5 on page #5 of this report. 2. Lone Tree Lane (proposed to be Lone Tree Way) History Lone Tree Lane is currently a private road at the west property line that currently serves 5-lots. Lone Tree Lane is private property that is owned by the developing property. The Applicant s Proposal The applicant is proposing to dedicate public right-of-way and construct a public road within the area that is currently Lone Tree Lane. Staff s Recommendation Staff is supportive of the applicant s proposal to dedicate and construct a public road within the area that is currently Lone Tree Lane due to the fact that the public roadway will continue to serve the 5-lots that it was previously serving, will provide the surrounding parcels with frontage and access to the public transportation system, and will provide this area with interconnectivity. 3. Roadway Offsets Page 8 of 23

Page 9 of 23 District policy 7204.11.6, requires local roadways to align or offset a minimum of 125-feet from another local roadway (measured centerline to centerline). All of the internal roadways meet the minimum offsets that have been established by District policy. 4. Internal Street Sections West Madronawood Street and Avore Avenue District policy 7204.4.1 states that right-of-way widths for all streets and highways shall not be less than 50-feet wide except in unusual cases. Any request to the District to approve a street with a right-of-way width less than 50 must prove by clear convincing evidence that the facts and circumstances of the development warrant a finding of an exceptional case. The applicant must show that the roadway will be used for residential purposes, there will be no possibility that the street will be extended in the near future and the traffic volumes on the street are not forecast to exceed 200 vehicles per day. District policy7240.4.3 allows a developer to construct a local urban residential street with a reduced width of 29-feet from back-of-curb to back-of-curb with curb, gutter and sidewalk. Policy restricts parking on reduced street sections. The applicant is proposing to construct West Madronawood Street and Avore Avenue as a 29-foot street section with vertical curb, gutter and 5-foot detached sidewalks within 42-feet of right-of-way. This street section meets District policy due to the fact that the roadways will carry residential traffic ONLY and are anticipated to carry less than 200 vehicle trips per day. The District requires the applicant to submit a letter from the appropriate fire district showing the review and approval of all reduced street sections. The District also restricts parking on one side of the roadway. The applicant should submit a signage plan restricting parking on one side of the roadway. Tarp Lane and Lone Tree Way District policy 7203.4.2 states if a proposed development abuts an unpaved street or streets the developer shall construct one-half of the full street improvements, including curb, gutter and concrete sidewalk plus additional pavement widening beyond the centerline established for the street to provide a minimum 24-feet wide paved surface. A 3-foot wide gravel shoulder and a drainage swale sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. This street section shall be constructed within a minimum 40-foot right-ofway. Tarp Lane The applicant is proposing to construct Tarp Lane as 24-feet of pavement with rolled curb, gutter and sidewalk on the south side of the roadway with no gravel shoulder and a barrow ditch on the north side of the roadway. The District does Page 9 of 23

Page 10 of 23 allow for new developments to construct one half of the appropriate street section with a minimum of 24-feet of pavement when the roadway is placed on the property line and the adjacent property is anticipated to redevelop in the future and complete the roadway improvements. This situation is unique in the fact that the north side of Tarp Lane is developed and is not likely to redevelop in the future. Due to the fact that the north side of the newly proposed Tarp Lane is not likely to redevelop in the future, staff is unable to support the one-half of a street section simply based on the fact that the roadway will never be completed in the future. Staff discussed these concerns with the applicant on Wednesday January 19, 2005 and the applicant agreed to construct a full 29-foot street section with vertical curb and gutter on the north side of the proposed Tarp Lane with rolled curb (or vertical curb), gutter and sidewalk on the south side of Tarp Lane. Staff is willing to support the applicant s proposal and recommend a modification of policy to the Commission due to the fact that Tarp Lane is anticipated to serve a minimum amount of lots, Tarp Lane will be a completed street section and pedestrian and bicyclists will have a sidewalk to utilize on the south side of Tarp Lane. Lone Tree Way The applicant is proposing to construct Lone Tree Way as 24-feet of pavement with rolled curb, gutter and sidewalk on the east side of the roadway with no gravel shoulder and a barrow ditch on the west side of the roadway. The District does allow for new developments to construct one-half of the appropriate street section with a minimum of 24-feet of pavement when the roadway is placed on the property line and the adjacent property is anticipated to redevelop in the future and complete the roadway improvements. In this particular instance, the applicant is proposing to construct the roadway on the property line and it is safe to assume that the adjacent property will redevelop in the future and complete the roadway improvements. Due to the fact that the fact that the applicant meets the criteria to construct one-half of the appropriate street section with a minimum of 24-feet of pavement, the applicant should construct Lone Tree Way as one-half of a 36-foot street section with rolled curb, gutter and sidewalk on the east side of the roadway with a 3-foot gravel shoulder and an adequately sized barrow ditch on the west side of the roadway. 5. Stub Streets District policy 7203.5.1 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 7205.5 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 7204.5, 7204.6 and Page 10 of 23

Page 11 of 23 7204.7, 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. 2. 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 east property line and the south property line. Stub Street to the East The applicant is proposing to construct Tarp Lane as a stub street to the east at the north property line. The stub street would serve the 5.0-acre site directly to the east. Due to the fact that staff previously recommended that Tarp Lane not extend to the east beyond Lone Tree Way (due to an extremely long roadway that is fairly straight in nature), staff is recommending that the applicant not construct Tarp Lane as the stub street to the east property. Staff recommends that the applicant relocate the stub street further to south. The applicant may extend Madronawood Street to the east property line or extend a new stub street to the east property line that is centrally located between Tarp Lane and Madronawood Street. By constructing a stub street in a location other than at the north property line, the District can eliminate an elongated roadway that is straight in nature while preserving connectivity within this area, the applicant does not lose a lot and is only required to do minor site modifications and the 5.0-acre parcel to the east will have a future roadway that is more conducive to redevelopment in the future. Due to the fact that the stub street will be less than 150-feet in depth, the applicant will not be required to provide a temporary turnaround at the terminus of the roadway, but the applicant will be required to install a sign at the terminus of the roadway that states, This road will be extended in the future. Stub Street to the South The applicant is proposing to extend Lone Tree Way as a stub street to the south property line. This stub street is anticipated to serve the 3.99-acre site to the south. Staff is supportive of the applicant s proposal. Due to the fact that the proposed stub street is less than 150-feet in depth, the applicant will not be required to provide a temporary turnaround at the terminus of the roadway but will be required to install a sign at the terminus of the roadway that states, This road will be extended in the future. 6. Knuckles District policy District policy 7202.7 and 7207.5 and the local Fire District standards require an island within a knuckle to be constructed with the island Page 11 of 23

Page 12 of 23 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. District policy also 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 design should be reviewed and approved by ACHD's Development staff. The applicant is proposing to construct a knuckle with an island within it in the southeast corner of Madronawood Street and Avore Avenue. Staff is supportive of the location of the proposed knuckle. The applicant should construct the island to be a minimum of 4-feet wide with a minimum area of 100-square feet. The applicant should also maintain a minimum street section of 29-feet on either side of the proposed island. All islands shall be owned and maintained by a homeowners association. Notes of this should be required on the final plat. The design should be reviewed and approved by ACHD's Development staff. C. Site Specific Conditions of Approval 1. Construct West Madronawood Street and Avore Avenue as a 29-foot street section with vertical curb, gutter and 5-foot detached concrete sidewalks within 42-feet of right-of-way as proposed. Submit a letter from the appropriate fire district showing the review and approval of all reduced street sections. Submit a signage plan restricting parking on one side of the roadway. 2. Construct Tarp Lane as a full 29-foot street section with vertical curb and gutter on the north side of the roadway and rolled curb, gutter and sidewalk on the south side of Tarp Lane within the proposed 50-feet of right-of-way, as proposed. 3. Construct Lone Tree Way as one-half of a 36-foot street section with rolled curb, gutter and sidewalk on the east side of the roadway with a minimum of 24-feet of pavement with a 3-foot gravel shoulder and an adequately sized barrow ditch on the west side of the roadway. 4. Relocate the Tarp Lane stub street further to south. Extend Madronawood Street to the east property line or extend a new stub street to the east property line that is centrally located between Tarp Lane and Madronawood Street. Install a sign at the terminus of the roadway that states, This road will be extended in the future. 5. Extend Lone Tree Way as a stub street to the south property line, as proposed. Install a sign at the terminus of the roadway that states, This road will be extended in the future. Page 12 of 23

Page 13 of 23 6. Construct a knuckle with an island within it in the southeast corner of Madronawood Street and Avore Avenue, as proposed. Construct the island to be a minimum of 4-feet wide with a minimum area of 100-square feet. Maintain a minimum street section of 29-feet on either side of the proposed island. All islands shall be owned and maintained by a homeowners association. Notes of this shall be required on the final plat. The design shall be reviewed and approved by ACHD's Development staff. 7. Comply with all Standard Conditions of Approval. Page 13 of 23

Page 14 of 23 Recommendation The City of Boise recommends Ada County deny approval of Madronawood Subdivision based upon the following: 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 following Land Use Chapter policies have applicability to this application: 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. Objective 8) The Planned Community land-use designation shall be used to create cohesive developments that contain a combination of land uses, which protect unique landforms and provide creative designs and built environments. Policy 1) Development under the Planned Community land-use designation shall require submittal of a conceptual master plan for approval by the Planning and Zoning Commission prior to submittal of first entitlement. Policy 2) The master plan for any Planned Community area must depict the general location and distribution of land-uses and public facilities, and must demonstrate compliance and consistency with all requirements of the Comprehensive Plan, including any site-specific requirements. Page 14 of 23

Page 15 of 23 Policy 3) Individual entitlement (i.e., Conditional Use, Plat Map) shall be allowed to more precisely define the location and design of development within the master plan, provided that the general intent of the master plan is adhered to. Policy 5) Existing City zoning districts, the alternative New Urbanism code, or specific plans may be used to implement the Planned Community land-use designation and master plan. 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: 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. Overall developed densities in the Planned Community area may not exceed five to six units per gross acre. Equestrian and pedestrian trails shall be included as an integral part of the Planned Community area, and shall provide connections between the urban village, the golf course to the west and the regional park to the northeast. A master plan for development of the Planned Community area shall be prepared that demonstrates compliance with these principles, prior to first entitlement in the area. Incentives to achieve the New Urbanism designs shall be considered as part of the Master Plan and implementation ordinances. The entire Planned Community area in the Southwest need not be master planned in its entirety at one time, but any master plan must address a minimum of 100 acres. Smaller applications shall also adhere to the land use and design requirements of the Planned Community as identified in this policy, to the extent possible given their size and location. Policy 6) Throughout the Southwest area, particular attention shall be paid to new development to ensure compatibility with existing development including street system interconnections. Page 15 of 23

Page 16 of 23 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. Policy8) Public parks and other open-space areas shall be encouraged for use as community farms and gardens to preserve the rural heritage of the Southwest. (See Recreation and Cultural Facilities chapter) Analysis of Compliance with Land Use Chapter Policies: Because this site is less than one hundred acres in size, a master plan is not required. The development does, however, still need to comply with the policies of the Planned Community area and the area specific policies of the Southwest planning area. In the Planned Community area the Land Use/Zoning Consistency Matrix identifies virtually all zones as having the potential of being acceptable. The appropriate zoning for specific areas needs to be determined by careful analysis of the site and the surrounding area. This subdivision is typical of the developments that are popular in the southwest, 10,000 square foot lots with no diversity of lot sizes. In the Planned Community area the intent of the Comprehensive Plan is to get creative design, with a variety of lot sizes and product types. By default, the area around this site in the far southwest has become an estate density area. All of the lots in Huckleberry Estates, which is located directly across the street from this development, both to the north and to the west, are a minimum of one acre. There is a specific policy regarding compatibility and transitional lot sizing for development in the southwest. The developer does not feel that this development should consider compatibility or transitional lotting with Huckleberry Estates since it is across the street from this development. The City of Boise disagrees. The surrounding developments must be considered to ensure cohesive development. This development is not compatible with the surrounding area. Throughout the Southwest Planning area we have not been able to achieve the creative design and mix of lot sizes that was intended when the area was designated as a Planned Community. The City of Boise sees this as a logical place to recapture some of that mix, with larger estate density lots. Half acre lots would blend nicely with the adjacent one acre lots. The City of Boise intends higher density to be achieved in areas located closer to the urban village and other commercial areas. The following Transportation Chapter policies have applicability to this application: Chapter 6.1, Streets Goal Page 16 of 23

Page 17 of 23 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. Policy 2) Allow full access to parcels abutting local streets, except where adequate alley access exists to individual lots, in which case new developments shall be encouraged to utilize the alley for access. Analysis of Compliance with Transportation Chapter Policies: This development is connecting to Tarp Land and Lone Tree Way. A street stub is not being provided to the properties to the south, even though one parcel is approximately five acres in size and the other is approximately 10 acres. The City of Boise does not support this development, but if the County chooses to approve it then a street stub to the south is recommended. The following Community Quality Chapter policies have applicability to this application: 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. 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. Page 17 of 23

Page 18 of 23 Policy 4) Require that residential street scenes provide variety and modulation in design and placement of homes. 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 of Compliance with Community Quality Chapter Policies: Because this development does not include a PUD The City of Boise is unable to review the design of the homes. The applicant has submitted a letter with this application indicating that the CC&R s for this development will require either side entry garages or garages that are set back from the house. Because these design guidelines have not been required in a development agreement and elevations and details have not been submitted, The City of Boise cannot consider this in the review of the development. The City of Boise does, however, strongly encourage creative designs that discourage garage dominated homes and improve the street scene, as these features create a more walkable environment and improve the livability of the neighborhood. Summary of Comprehensive Plan Review Does project comply with Land Use Policies? No Does project comply with Pathway Policies? Yes Does project comply with Street Policies? Yes Recommended Conditions of Approval Should Ada County decide to approve Madronawood Subdivision, the following are the Recommended Conditions of the City of Boise. Recommendations to Ada County A) It is recommended that Ada County require the applicant to stub Avore Avenue to the south property line. Special Conditions Page 18 of 23

Page 19 of 23 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 60-65 DNL and/or aircraft traffic patterns below 10000 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 9-20-8.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 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. 9-20-11.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) Provide written assurance that provisions have been made for ownership, operation, and maintenance of the system. Page 19 of 23

Page 20 of 23 iii) Delineate all necessary irrigation easements on the final plat (B.C.C. 9-20-7.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 prior to signing of the final plat by the Boise City Engineer (B.C.C. 9-20-7.F). 5) Wet line sewers are required (B.C.C. 9-20-8.D). a) Developer/owner shall contact the Public Works Department regarding the financing and details of extending the sewers to the subject property. Developer shall enter into a sewer reimbursement contract with the City of Boise. b) 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/owner 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 Public Works Department for construction inspection prior to and during construction. Unless otherwise approved by the Public Works Department, all sewer 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. NOTE: All bonding shall conform to Boise City Code, Title 8, Chapter 20. c) Developer/owner shall pay the current sewer inspection fees for the proposed subdivision prior to signing of the final plat by the Boise City Engineer. d) All lots within this subdivision shall be subject to and restricted by the following recorded subdivision covenants: Page 20 of 23

Page 21 of 23 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) 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. iii) iv) 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 construct sewer or pay a sewer assessment along Tarp Lane and Lone Tree Way and/or as may be approved by the Boise City Public Works Commission prior to signing of the final plat by the Boise City Engineer. Contact the Department of Public Works 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. 9-20-7.F). 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. 9-20-08.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. 9-20-11.A.2). Page 21 of 23

Page 22 of 23 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) N.W. Corner Lot 1, Block 1 (2) N.E. Corner Lot 4, Block 1 (3) N.W. Corner Lot 13, Block 2 (4) S.E. Corner Lot 8, Block 1 (5) N.E. Corner Lot 5, Block 2 (6) S.E. Corner Lot 15, Block 1 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: 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. Page 22 of 23

Page 23 of 23 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 Madronawood Subdivision. (I.C. Title 50, Chapter 13). Page 23 of 23

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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 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 60-65 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 65-70 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 65-70 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.