Subdivision Staff Report

Subdivision Staff Report Subdivision Name Honeymoon Cove Subdivision File Number SUB08-00005 Approval Preliminary/ Final Plat Lead Agency Boise City Annexation Date December 30, 2004 Comp. Plan Complies Public Hearing Date April 7, 2008 Heard by Boise City Planning & Zoning Commission Analyst Joan Johnson Reviewed by David Abo, AICP Description: This is a proposed mixed use subdivision with six buildable lots on 5.0 acres. The subject property is currently zoned R-1C and contains one single family structure which will be removed. This subdivision is subject to approval of two companion applications that include a rezone request (CAR08-00006) from R-1C to N-OD and a Conditional Use Permit application (CUP08-00010) that will also be heard at the April 7, 2008 Planning and Zoning Commission meeting. The proposal also includes a perpetual ingress/egress easement and cross parking easement intended to provide internal driveway access and parking to all of the buildable pad sites. This parcel was previously approved for 24 residential townhouses with Continuum Subdivision (CUP07-00026 and SUB07-00030). The property has changed ownership, resulting in the current mixed use proposal. Location: The site is located on the on the south side of West Overland Road, approximately ¼ mile east of Five Mile Road at 10121 W. Overland Road. Traffic Analysis: This development is estimated by ACHD to generate an additional 379 additional vehicle trips (10 existing) per day. The trip generation for Continuum Subdivision was 338 vehicle trips per day. Impacted Roadways: Roadway Frontage Functional Classification Traffic Count W. Overland 300-Feet Principal Arterial 27,774 east of Five Road Mile Road on 4/13/2006 Level of Service* Better than C Speed Limit 40 MPH

Page 2 of 24 18,767 west of Five Mile Road on 9/20/05 Southerland 50-feet Local Residential N/A Acceptable for local 2,000 ADT 20 MPH *Acceptable level of service for a 5-lane principal arterial roadway is E (37,000 VDT). Contents: Staff Report: Basis for Recommendation Technical Review and Agency Comments Recommended Conditions of Approval Attachments: Vicinity map Preliminary Plat Final Plat Aerial Map

Page 3 of 24 Basis for Recommendation 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 is recommending the following special conditions of approval: Condition 1 Condition 2 Condition 3 This condition requires that the associated Rezone Application (CAR08-00006) be approved by the Boise City Council prior to submittal of the Final Plat. The applicant is required to comply with all of the site specific conditions imposed by CUP08-00010, and a note shall be placed on the Final Plat. This condition addresses requirements for a perpetual ingress/egress access easement and cross parking easement. Condition 4 This condition addresses the removal/demolition of the existing structures located on the subject property. Condition 5 This condition addresses the perpetual ingress/egress turnaround easement for W. Southerland Street. Condition 6 This condition requires compliance with all requirements of the Boise Airport. Staff Perspective General The recommended conditions of approval are required to bring the proposed Preliminary Plat and Final Plat into compliance with Boise City and Idaho State Codes and have been confirmed by the Boise City Planning and Development Services Department. Boise City 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. Street Connectivity The subject property is bordered on the east, west, and south by existing developed single family lots. The applicant is proposing to extend a 26-33 foot wide permanent access easement and service drive with sidewalks from Overland Road that meanders through the property and aligns up with West Southerland Drive. This public street is stubbed into the subject property from the west; however the applicant is not proposing to construct any additional public rights-of-way. As the alternative, this project proposes a circuitous service drive that ultimately connects W. Southerland to Overland Road and discourages cut through traffic.

Page 4 of 24 There is no potential of further development occurring to the east as the adjacent property is developed with single family homes. This development is compatible with the neighborhood and will add additional office space and housing for the elderly within a new complex site of one story construction. The assisted living facility is intended to provide a specific housing type that is increasing in need in the area. The applicant is also proposing a future cross access connection to the office development abutting the site to the west. Each of the previous applications generated a substantial amount of public opposition. The property owners were opposed to the previous applications stating following concerns: the proposed density, cut through traffic, and two story townhouses adjacent to single family homes. Note on Street Connectivity vs. internal service drive associated with CUP08-00010 Southerland Drive is currently stubbed to the southwestern corner of the property. Unlike past requests, the applicant is not proposing to extend this street through the site to Overland Road. Rather, the applicant is proposing a service drive through the site that will connect Southerland to Overland. A service drive would typically still allow vehicular connectivity through the development. However, the applicant has proposed to gate the drive in two locations, essentially prohibiting vehicular circulation through the property. Objective 6.1.3 of the Comprehensive Plan encourages the completion of the existing street system, within reasonable constraints throughout the city. However, Policy 6.1.4.4 strives to limit access to all arterial roadways, and Objective 6.1.4 promotes land use decisions that limit access as necessary to maintain safe and efficient operation of the existing street system while allowing reasonable access to individual development parcels. Staff is supportive of the applicant s proposal to utilize a service drive in lieu of a public street. Objective 6.1.5 promotes safe and comfortable neighborhoods by minimizing speeding and cutthrough traffic. More specifically, Policy 6.1.5.2 encourages traffic calming methods that minimize adverse effects on adjacent streets. As designed, the service drive could provide for vehicular connectivity through the site, if the gates were removed. Staff has included a recommended condition of approval that requires public access be provided through the site, and that gates not be installed. The circuitous design of the service drive should discourage most of the cut through traffic through the site. With modifications to the fencing plan, a safe and secure environment can still be provided for the residents of the assisted living facility. The applicant is also proposing a future cross access connection to the office development west of the site, adjacent to Overland. Along with the service drive connection, a combination of attached and detached sidewalks is proposed within the project, and along Overland Road. Staff finds this to be an appropriate design solution, matching the existing walkways already located along Southerland. However, a detached walkway may be more appropriate along Overland Road. Staff has included a condition of approval requiring a detached sidewalk along this frontage. A walkway system along the face of future office buildings may be appropriate. As a result, staff recommends the final sidewalk design in this location be reviewed in the Design Review submittal. Sidewalk Design The subject property is improved with sidewalks on Overland Road. The applicant is proposing to construct a combination of attached and detached five foot wide sidewalks within the project on

Page 5 of 24 alternating sides of the meandering service drive that provide a safe pedestrian route within the planned unit development and connect with the public sidewalk network. None are known. Conditions in Dispute

Page 6 of 24 Technical Review and Agency Comments Boise City Planning and Development Services: Subdivision Section Joan Johnson, Staff has reviewed the Preliminary Plat and noted the subject site is under review for an N-OD Zoning District designation. There is a request for a Planned Unit Development under case number CUP08-00010. Compliance with the zoning ordinance will be addressed through the Planned Unit Development process with the associated application. The lots are accessed via the service drive that is proposed to meander through the development from Southerland Drive to Overland Road. The location of the proposed use allows for compatible development with the general neighborhood. Comprehensive Planning Section Cody Riddle This project is located in the Southwest Planning Area with the following specific or applicable goals, objectives and policies in the Boise City Comprehensive Plan. Policy 8.13.6 Throughout the Southwest area, particular attention shall be paid to new development to ensure compatibility with existing development including street system interconnections. 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. Policy 6.1.2.1 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. Objective 6.1.3 Encourage completion of the existing street system and creation of new links, within reasonable constraints, as the transportation system develops. Policy 6.1.3.6

Page 7 of 24 All new development shall be reviewed for appropriate opportunities to connect to local roads and collectors in adjacent developments. Objective 6.1.4 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 6.1.4.4 Limit access to all arterial streets. Objective 6.1.5 Maintain safe and comfortable neighborhoods by minimizing speeding and cut-through traffic. Policy 6.1.5.2 Encourage traffic-calming in a way that minimizes adverse effects on adjacent streets. CHAPTER 7 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 diversity in type, density and location of housing with special emphasis on maintaining neighborhood stability. Objective 7.1.1 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 singlefamily attached units and 13,800 multifamily units by the year 2015. Goal 7.2 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 7.2.3 Provide for the protection of character and the enhancement of services in existing residential neighborhoods. Policy 7.2.3.1 Require that all new residential development in existing residential neighborhoods (i.e., infill) be compatible with existing structures, including the following criteria: 1. Use of complimentary setbacks, building heights, grade elevations, orientation, bulk, building materials, colors and forms, while allowing flexibility for distinctive design solutions.

Page 8 of 24 2. Maintenance of privacy. CHAPTER 8 LAND USE Objective 8.1.1 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 8.1.1.1 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. Policy 8.1.1.2 Zone change requests that are consistent with the Land Use/Zoning Consistency Matrix and the policies of the Boise City Comprehensive Plan should be approved by the City pursuant to appropriate findings related to service levels and other requirements of the Boise City Comprehensive Plan. Objective 8.1.3 Achieve a compact city comprised of a central Downtown with surrounding neighborhoods that have a center focus combining residential, commercial, employment, civic, cultural, and recreational uses. Policy 8.1.4.5 Office uses are appropriately located along arterials and collectors and may be used as buffers between intense retail uses and residential uses. CHAPTER 10 GROWTH MANAGEMENT Goal 10.1 Preserve, protect and enhance the overall quality of life in Boise and its Area of Impact by ensuring that growth occurs in an orderly manner and that public services are available along with development. Objective 10.1.1 Ensure that growth is planned and directed in a way that minimizes sprawl and creates a functional and pleasing community. Building Section - Marlene Southard The existing structure is to be demolished or removed prior to the City Engineer signing of the Final Plat. Sediment and Erosion Control Steve Webb

Page 9 of 24 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: Engineering, Drainage/Hillside - Rob Bousfield Comply with standard drainage conditions. Pressure Irrigation - Kent Johnson Comply with Idaho Code, Section 31-3805 and Boise City Code Section 9-20-8.J. Standard Irrigation Conditions. Sewer - John Johnson Sewer easements required. Connection and inspection fees required. Sewer assessment required Standard sewer conditions. Street Lights - Henry Alarcon Street light easements are required. Street light 55544A may require relocation. Boise City Fire Department Mark Senteno, February 27, 2008 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 6308. Code Requirement: Fire Department vehicular access shall be provided to within 150' of all portions of the nonsprinklered 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. Code Requirement:

Page 10 of 24 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 hydrants in commercial areas is dependant on fire flow requirement. Comments: Several proposed fire hydrants have been noted. In the absence of information on existing hydrants it appears that no new hydrant 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. Condition of Approval: Install proposed hydrants. 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. Please feel free to have the applicant contact Mark Senteno, 384-3967. Ada County Street Name Committee The following existing street names shall appear on the plat: W. Southerland Drive W. Overland Road Intermountain Gas Company Michelle Singleton Intermountain Gas Company has received your subdivision application. In order to best serve this development Intermountain Gas does require that a 5 minimum utility easement along the interior lot lines and a 10 minimum utility easement along all right of ways or private drive. The private drive of the development would also be required to include a utility easement for Intermountain Gas to encroach into with the gas lines. If you have any questions please contact Michelle Singleton at 377-6863. Ada County Highway District Coby Harrod, February 18, 2008 Acreage: 5.02

Page 11 of 24 Current Zoning: R-1C/N-OD Proposed Zoning: N-0D Assisted Living: 51 Beds Pre-School: 3,250 sf. Office Buildings: 11,952 sf. A. Findings of Fact Existing Conditions 1. Site Information: The site is currently used as a single family dwelling with a garage and barn. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Commercial C-2D South Residential R-1B East Single Family Residential R-1B West Single Family Residential L-OD 2. Existing Roadway Improvements and Right-of-Way Abutting or Near the Site: West Overland Road is currently improved with 4-traffic lanes, 1 turning lane, 65-feet of pavement with vertical curb, gutter and sidewalk abutting the site. There is 80-feet of rightof-way existing for West Overland Road (40-feet from centerline). Southerland Road is currently improved with 2-traffic lanes, 36-feet of pavement with curb, gutter and sidewalk abutting the site. There is 50-feet of right-of-way existing for Southerland Road (25-feet from centerline). 3. Existing Access: There is one defined access point to West Overland Road and another defined access point to Southerland Road from this property. 4. Site History: ACHD has previously reviewed this site with the development application Honeymoon Cove. Development Impacts 5. Trip Generation: This development is estimated to generate 379 additional vehicle trips per day (10 existing) based on the Institute of Transportation Engineers Trip Generation general office and assisted living land-use designation. 6. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7. Traffic Study: A traffic impact study was not required with this application.

Page 12 of 24 8. Impacted Roadways: Roadway Frontage Functional Classification W. Overland Road Traffic Count 300-Feet Principal Arterial 27,774 east of Five Mile Road on 4/13/2006 Level of Service* Better than C Speed Limit 40 MPH 18,767 west of Five Mile Road on 9/20/05 Southerland 50-feet Local Residential N/A Acceptable 20 MPH planning thresholds for local roadways are 2,000 ADT *Acceptable level of service for a 5-lane principal arterial roadway is E (37,000 VDT). 9. Capital Improvements Plan/Five Year Work Program There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Program. West Overland Road is currently listed in the Capital Improvements Plan for future expansion to a 7-lane roadway from Five Mile Road to Locust Grove between 2018 and 2027. B. Findings for Consideration 1. West Overland Road District Right-of-Way Policy: District policy requires 120-feet of right-of-way on arterial roadways (Figure 72-F1B). This right-of-way allows for the construction of a 7-lane roadway with vertical curb, gutter and 5-foot detached concrete sidewalks. District Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways (7204.7.2). Applicant Proposal: The applicant is proposing to dedicate 20-feet of additional right-ofway (60-feet from centerline. Staff Comment/Recommendation: The applicant s proposal meets District policy and should be approved with this application. 2. Stub Streets District Stub Street Policy: 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 intra-neighborhood circulation or to provide access to adjoining

Page 13 of 24 properties. Stub streets will conform with the requirements described in Section 7204.5, 7204.6 and 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". Applicant Proposal: The applicant is not proposing to continue Southerland Drive as a public street. Rather the applicant is proposing to continue connectivity as a private lane. Staff Comment/Recommendation: The applicant will be required to construct an alternative type hammerhead turnaround within an easement at the terminus of the stub street Southerland Drive. The specific design of the turnaround to be determined by ACHD Development Review. 3. Driveways Access Policy: District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. If the developer can show that the use of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points for proposed developments at intersections should be located as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the District Commission. District Driveway Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. District Driveway Width Policy: District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Applicant Proposal: The applicant has is proposing to construct a 31-foot curb return driveway intersecting W. Overland Road 110-feet west of the east property line (measured property line to near edge), which aligns with the access on the north side of Overland. Staff Comment/Recommendation: The applicant s proposal meets District policy and should be approved with this application. Pave the driveway to its full width and at least 30- feet into the site from the edge of pavement. 4. District Tree Planters: District s Tree Planter Width Policy prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class II tress with the installation of root barriers on both sides of the planter strip or a minimum planter width of 8-feet without the installation

Page 14 of 24 of a root barrier. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet. C. Site Specific Conditions of Approval 1. Dedicate 60-feet of right-of-way from the centerline of Overland Road abutting the parcel. 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 District will purchase the right-of-way which is in addition to existing right-of-way from available Corridor Preservation Funds. 2. Construct an alternative type hammerhead turnaround at the terminus of the stub street Southerland Drive. The applicant may locate the turnaround within an easement. Specific turnaround design to be determined by ACHD Development Review. 3. Construct the driveway intersecting W. Overland Road as proposed. Pave the driveway to its full width and at least 30-feet into the site from the edge of pavement. 4. Comply with all Standard Conditions of Approval. D. Standard Conditions of Approval 1. Any existing irrigation facilities shall be relocated outside of the right-of-way. 2. Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of-way. 3. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. Comply with the District s Tree Planter Width Interim Policy. District s Tree Planter Width Policy prohibits all trees in planters less than 6-feet in width. In addition to prohibiting trees in planters less than 6-feet in width, the policy requires a minimum planter width of 6-feet for class II tress with the installation of root barriers on both sides of the planter strip or a minimum planter width of 8-feet without the installation of a root barrier. The policy also requires Class I and Class III trees to provide a minimum planter width of 10-feet.

Page 15 of 24 6. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District s Utility Coordinator at 387-6258 (with file numbers) for details. 7. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 8. The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 9. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 10. Payment of applicable road impact fees is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 11. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 12. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant s authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 13. Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. E. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development.

Page 16 of 24 Boise Airport Matt Petaja, February 6, 2008 Boise Airport staff has no objections to the project as proposed. This project is located within the Airport Influence Area A, which is affected by average sound levels in the 60-65 DNL, and/or aircraft traffic patterns below 1,000 feet. Standard conditions of approval are contingent upon an avigation easement executed on the entire property. New residential development and new schools located within the overlay area are required to meet the sound attenuation standards of a minimum noise level reduction (NLR) of 25 db. If you have any questions, please call the Airport at 383-3110. Central District Health Department Malcohm McGregor After written approvals from appropriate entities are 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 groundwater 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: 1) State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. 2) Stormwater Best Management Practices Guidebook Prepared by the City of Boise Public Works Department, May 2000. Independent School District of Boise City #1 Sarah Stobaugh, February 6, 2008 At the present time, the Developer and/or Owner have made arrangements to comply with all requirements of the Boise School District. The schools assigned to the proposed project area are: Elementary School: Maple Grove Junior High School: South West effective August 2008 High School: Borah

Page 17 of 24 If you have any further questions, please contact our office at 854-4167. United States Postal Service Dan Frasier, Postmaster 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 (CBUs). 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. Infill 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. 4. Prior to the signing of the Final Plat by the Boise City Engineer, the Developer and/or Owner shall provide a letter from the United States Postal Service stating: the Developer and/or Owner has received approval for location of mailboxes by the United States Postal Service.

Page 18 of 24 Recommended Conditions of Approval Special Conditions and Plat Notes 1. Prior to submittal of the Final Plat the property shall be rezoned to N-OD in compliance with CAR08-00006. 2. The subdivision plat shall comply with the site plan and all conditions of approval for CUP08-00010, 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 CUP08-00010." 3. The Final Plat shall include delineations that describe the boundaries of a perpetual ingress/egress easement for the service drive. A. Design: Where practical the boundary of said easement shall align with the service drive. The developer and/or owner shall also submit a site plan showing: B. Construction: Paving of the service drive within the easement 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. C. Plat Note Requirement: A note on the face of the Final Plat is required: i. Which states, "Vehicular access to all lots, shall be provided from a perpetual ingress/egress easement and not directly from W. Overland Road. and ii. Which set forth the legal description of the easement and conveys to those lot owners taking access from the easement, the perpetual right of ingress and egress over the described easement, and provides that such perpetual easement 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 Final Plat which provides: 1) For the requirement for the maintenance of the common access and improvements within the easement, and 2) That said restrictions shall run with the land, and that said easement and restrictions shall be reviewed and approved by the Boise City Attorney. 4. The existing structures shall be demolished or removed prior to the Boise City Engineer signing the Final Plat. Permits are required and can be obtained by contacting the Planning and Development Services Department Permit Desk at 384-3802.

Page 19 of 24 5. A permanent turnaround with an easement approved by the Boise City Fire Department and ACHD shall be provided on Lot 5 for the terminus of W. Southerland Drive. 6. Prior to the signature of the Boise City Engineer, the applicant/owner shall 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 (B.C.C. 9-20-7.F). Covenant Requirements 7. 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 the perpetual ingress/egress easement, common party walls and any common areas shall be reviewed and approved by the Boise City Attorney. Erosion Control Requirements 8. 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. 9. 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 388-4735 or e-mailed to swebb@cityofboise.org. Drainage Conditions 10. Subdivision drainage shall be in accordance to B.C.C. 9-20-08.E. The developer shall submit a letter from appropriate drainage entity approving the drainage system or accepting the drainage there from; or submit a letter from a registered professional engineer certifying that all drainage shall be retained on-site. A copy of the 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.

Page 20 of 24 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 11. Comply with Idaho Code Section 31-3805 and Boise City Code Section 9-20-8.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 condominium 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; or 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 31-3805(1)(a) regarding transfer of water rights, has been complied with. B. Prior to either commencing construction or signing of the Final Plat by the Boise City Engineer, developer shall: 1) Submit for approval by the Department of Public Works, construction plans and specifications for the pressurized system, stamped by a registered engineer. 2) Provide written assurance that provisions have been made for ownership, operation, and maintenance of the system. 3) Delineate all necessary irrigation easements on the Final Plat (B.C.C. 9-20- 7.F). C. 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. D. Developer may construct prior to Final Platting or bond in the amount of 110% of the estimated construction costs based on the approved plans. E. Fees: 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. 9-20-11).

Page 21 of 24 12. 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. 13. 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. 9-20- 8.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 14. Developer and/or owner unless previously paid shall pay a sewer assessment along Dawn Wetline sewers are required (Boise City Code 9-20-08.D, Improvements; Sanitary Sewers). a. Plans shall be submitted to and approved by the Boise City Department of Public Works prior to commencing with construction. Developer and/or 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 and/or owner shall coordinate with the Department of Public Works 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 1-19, Surety Bonds. b. Developer and/or owner shall pay the current sewer inspection fees for the proposed subdivision prior to signing of the Final Plat by the Boise City Engineer.

Page 22 of 24 c. Developer and/or owner shall be responsible for repairs of any failures that occur within one (1) year of the project acceptance by the appropriate sewer entity (Boise City Code 9-20-08.D.3, Improvements; Sanitary Sewers). 15. 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 (Boise City Code 9-20-07.F, Design Standards; Easements). 16. Developer and/or owner shall make payment, 8 equivalent cost reimbursement, and comply with Boise City Code 8-11, Sewer Ordinance, on that portion of existing sewer line within the proposed subdivision prior to signing of the Final Plat by the Boise City Engineer. Contact the Department of Public Works for specific costs. 17. Unless previously paid, developer and/or owner shall pay a sewer assessment along W. Overland Road 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 18. 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). 19. If existing Idaho Power pole with street light 55544A requires relocation, developer will pay for relocating the existing street light or replacement of the street light. General Conditions 20. No application for a building permit to construct any new structure shall be accepted until the Final Plat has been recorded pursuant to the requirements of the Boise City Subdivision Ordinance, Section 9-20-08.A.2. 21. 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 23 of 24 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. 22. The name, Honeymoon Cove 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 reapproval 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. 23. Correct street names as approved by the Ada County Street Name Committee shall be placed on the plat (I.C. Title 50, Chapter 13). 24. A note on the face of the Final Plat is required stating, Minimum building setback lines shall be in accordance with the Boise City Zoning Ordinance at the time of issuance of the building permit or as approved by CUP07-00104. 25. A letter of acceptance for water service from the utility providing same is required (B.C.C. 9-20-8.C). 26. Developer shall provide utility easements as required by the public utility providing service (B.C.C. 9-20-7.F). 27. Prior to the signing of the Final Plat by the Boise City Engineer, the Developer shall provide a letter from the United States Postal Service stating, "The Developer and/or Owner has received approval for location of mailboxes by the United States Postal Service." Contact: Dan Frasier, Postmaster 770 South 13th Street Boise, ID 83708-0100 Phone No. (208) 433-4300 Fax No. (208) 433-4400