Subdivision Staff Report

Transcription

1 Subdivision Staff Report Subdivision Name Villa Veneto Subdivision File Number SUB Approval Preliminary Plat Lead Agency Boise City Annexation Date Pending (CAR /DA) Comp. Plan Does Not Comply Public Hearing Date November 18, 2008 Heard by Boise City Council Planning and Zoning Commission Denial August 11, 2008 Analyst Joan Johnson Description: This is a proposed single family residential subdivision with 10 buildable lots on 7.72 acres. The density of the subdivision is 2.3 buildable lots per acre. The subject property is currently vacant. The subject property has an Ada County zoning designation of R-1 (Estate Residential). This subdivision is subject to approval of six companion applications: annexation with a rezone and development agreement to R-1A/DA (CAR /DA), comprehensive plan amendment (CAR ), Boise River System (CFH ), Hillside permit (CFH ), Conditional Use Permit for a 10 unit planned residential development (CUP ) and Variance to reduce the 200 bald eagle setback (CVA ). The subject property is located on the south side of the Boise River, just east of the Boise Avenue and Eckert Road intersection. Location: The subject property is located on the south side of the Boise River, northeast of the intersection of Boise Avenue and Eckert Road. Traffic: This development is estimated by ACHD to generate 100 additional vehicle trips per day. Impacted Roadways: Roadway Frontage Functional Classification Traffic Count Healey/ Eckert 1122 Minor Arterial 5,906 south of Boise Road Avenue on 6/21/2007 4,253 north of Boise Avenue on 12/31/2006 Level Speed Limit Service* Better 35 MPH than C

2 Page 2 of 18 Roadway Frontage Functional Classification Traffic Count Boise Avenue 0 Minor Arterial 8,015 east of Holcomb Road on 5/15/2007 Level Service* Better than C Speed Limit 30 MPH Amity Road 0 Minor Arterial 5,896 east of Holcom 4/19/2007 Better than C 40 MPH Federal Way 0 Principal Arterial 15,727 south of Amity Road on 7/25/ ,607 north of Gowen Road on 4/11/2007 Better than C 45 MPH Warm Springs 0 Minor Arterial 3,954 west of Council Better Avenue Spring on 10/5/2006 than C 3,408 east of Council Spring on 10/5/2006 *Acceptable level of service for a two-lane minor arterial roadway is D (14,000 VTD) *Acceptable level of service for a five-lane principal arterial roadway is E (37,000 VTD) Contents: Basis for Recommendation Vicinity Map Preliminary Plat Aerial Map Technical Review and Agency Comments 35 MPH

3 Page 3 of 18 Basis for Denial This application has been reviewed for consistency with the design standards, goals and policies of the Boise City Subdivision Ordinance and Comprehensive Plan. Standards of Review Section DESIGN STANDARDS The following standards shall be complied with, in all subdividing within the scope of these regulations. A. GENERAL In order that the subdivision of land within the jurisdiction of the City will contribute to the development of safe, convenient and attractive residential, commercial and other area and advance the public welfare, the Commission and Council in reviewing and action upon any subdivision plat shall insure that full consideration and weight is given to the following: 1. The intent and design of the proposed plat shall be in accordance with the provisions of the Boise City Comprehensive Plan. Planning and Zoning Commission Recommendation The Commission recommends denial of the subdivision. Reasons for the Decision Recommendation is based on the Boise City Planning and Zoning Commission s recommendation of denial of Villa Veneto Subdivision (SUB ), and denial of the Boise River System and Hillside permits, Variance and Conditional Use Permit (CUP , CFH , CFH and CVA ). Planning and Zoning Staff noted that these applications are not in compliance with the Boise River System Ordinance and are in direct conflict with goals, objectives and policies of the Boise City Comprehensive Plan. The Commission recommended approval of the associated Annexation / Rezone to A-1 with Development Agreement (CAR /DA) and Comprehensive Plan Amendment (CAR ). Conditions in Dispute Applicant is appealing the recommendation of approval of annexation/rezone to A-1 with Development Agreement (CAR /DA) and denial of the associated applications (CUP , CFH , CFH and CVA ).

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7 Page 4 of 18 Technical Review and Agency Comments Boise City Planning and Development Services: Subdivision Section Joan Johnson Staff has reviewed the Preliminary Plat and noted that all proposed lots conform to the minimum dimensional standards of the proposed R-1A zoning district. The proposed subdivision density of 1.29 units per acre is below the maximum density of 2.1 units allowed in the R-1A zone. The site is subject to approval of associated companion applications (CAR /DA, CUP , CFH , CFH & CVA ) for annexation with a zoning designation of R-1A/DA, Boise River System, and Hillside permits, and a Conditional Use Permit with Variance for a 10 unit planned residential development. Boise River Systems Permit: Section A of the Boise City Code requires that a Boise River System Development Permit be obtained for all developments located within the Boise River System Management District. A large portion of the subject property is located within the Boise River System Management District. A Boise River System Development Permit must be obtained prior to signature of the Final Plat by the City Engineer. In addition, no grading and/or construction permits shall be issued until a Boise River Systems Permit has been approved. While the project adheres to the minimum Zoning and Subdivision Ordinance standards, it fails to comply with the River System Ordinance. Comprehensive Planning and Zoning Section Cody Riddle Boise City Comprehensive Plan This project is located in the Southeast Planning Area of the Boise City Comprehensive Plan. There are no goals, objectives or policies for this planning area that specifically apply to this request. Additional Boise City Comprehensive Plan Goals, Objectives and Policies CHAPTER 3 ENVIRONMENTAL QUALITY Objective 3.1.2

8 Page 5 of 18 Land-use planning, development review and decision-making shall recognize the relationship between land use, transportation and air quality. Policy Assess all new development requests for opportunities to enhance the use of alternative modes of transportation, including bus, car pool, bike and pedestrian. Goal 3.4 Protect and enhance the natural environment in the Boise Front foothills and along the Boise River and selected waterways to provide high quality fish and wildlife habitat, flood control and protection, water quality, active and passive recreation, aesthetics, and other recognized natural resource functions and values while treating property owners fairly. Policy 3.4.1A.5 Continue to vigorously enforce the Boise River System Ordinance to attain its four basic goals: 1) flood protection, 2) fish and wildlife protection and pollution run-off control, 3) recreation, and 4) development opportunities. Policy 3.4.1B.17 The general policies of the Comprehensive Plan shall not supersede the specific requirements of the Boise River System Ordinance. Objective Protect and enhance bald eagle wintering areas to ensure that a population of wintering bald eagles is maintained as a unique feature of the Boise area quality of life. Policy Pursue options for public acquisition of land needed to provide proper setbacks from bald eagle habitat areas. 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 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

9 Page 6 of 18 through project modifications, traffic management plans, street improvement plans or other means. CHAPTER 7 COMMUNITY QUALITY Objective In order to accommodate the projected Boise Planning Area population of 253,000 by the year 2015, anticipate a need for the production of 19,100 single-family detached units, 11,700 singlefamily attached units and 13,800 multifamily units by the year 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 Promote and establish a physical framework of development in the City which encourages the development of form and character of its districts, the preservation of its neighborhoods and the conservation of its historical identity. Objective Provide for the protection of character and the enhancement of services in existing residential neighborhoods. CHAPTER 8 LAND USE Goal 8.1 Achieve a city that minimizes suburban sprawl, that provides for a diverse mixture of lifestyles and atmospheres and a sense of place that varies throughout the different areas of the City, and that efficiently provides basic services and facilities in close proximity to where people live. Objective Residential land-uses shall be designated to provide a variety of housing densities, product types and affordable costs, and shall be located and distributed in a manner that is compatible with adjacent uses and promotes transit and pedestrian activity. 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.

10 Page 7 of 18 Objective Ensure that growth is planned and directed in a way that minimizes sprawl and creates a functional and pleasing community. Objective Ensure that development occurs only when adequate public facilities and infrastructure are available and/or financially guaranteed. Building Section Marlene Southard No comments. Sediment and Erosion Control Steve Webb An erosion and sediment control plan (ESC) conforming to the requirements B.C.C. Title 8 Chapter 17 is to be submitted to the Director of Planning and Development Services for review. No grading or earth disturbing activities may start until approval of the ESC plan has been received and an ESC permit issued. An individual who has attended the Boise City Responsible Person (RP) certification class, or has obtained Interim Certification for Responsible Person is not identified for this project. A permit will not issue until such time as the name and certification number of the RP has been provided to Boise City. Boise City Public Works: Drainage/Engineering Rob Bousfield Standard drainage conditions. Standard hillside conditions A note shall placed on the final plat that states: Individual lot development shall comply with the Boise Hillside and Foothills Development Ordinance, Chapter 4 of the International Building Code, Appendix Chapter 33 of the Uniform Building Code and the conditions of approval for CFH Pressure Irrigation Kent Johnson Standard irrigation conditions. Sewer - John Johnson Wet line sewers are required (B.C.C D.) Standard sewer conditions. Easements required. Sewer assessment due. Street Lights - Henry Alarcon Standard street light conditions. New street lights are required.

11 Page 8 of 18 Special attention is required for street lighting. Boise City Fire Department Mark Senteno, May 23, 2008 The Boise Fire Department has reviewed and can not approve the application until compliance with the following code requirements and conditions of approval. Any deviation from this plan is subject to Fire Department approval. Please note that unless stated otherwise this memo represents requirements of the International Fire Code as adopted and amended by Ordinance Code Requirement: Fire Department vehicular access shall be provided to within 150' of all portions of the nonsprinklered buildings. Any dead-end road in excess of 150' needs a Fire Department approved turnaround. Single access roads are prohibited from exceeding 750 feet without special approval. 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'. Aerial fire apparatus roads shall have a minimum unobstructed width of 26 feet in the immediate vicinity of any building or portion of building more than 30 feet in height, and at least one of the required access routes meeting this condition shall be located within a minimum of 15 feet and a maximum of 30 feet from the building, and shall be positioned parallel to one entire side of the building. No grade may exceed 10% (please note that fire apparatus are designed for a maximum 6% grade). Width and turning radius measurements specified by this paragraph can include those surfaces vehicles generally drive upon. Specifically, gutter and rolled curb are generally considered useable, while vertical curb or sidewalks are not. Comments/ Condition of Approval: Must comply with code requirements. Preliminary plat does not show required turnaround on east side of project. Install approved turnaround on east side of project. Code Requirement: For streets having a width less than 36 feet back of curb to back of curb parking shall be restricted on (1) one side; for streets having a width less than 29 feet back of curb to back of curb parking shall be restricted on both sides; and for standard ACHD cul-de-sacs parking shall be restricted on both sides. A note on the face of the final plat is required noting the parking restriction prior to signing of the final plat by the Boise City Engineer. In addition, No Parking signs shall be installed in accordance with the requirements of the IFC. Condition of Approval: Parking restrictions will apply on both sides of roadways.

12 Page 9 of 18 Comments: Several proposed fire hydrants have been noted. In the absence of information on existing hydrants it appears that no new hydrants may/will be needed. However, we reserve the right to modify requirements as more information comes to light. Variables affecting hydrant numbers and location include, but are not limited to, area, construction type, existing hydrants, accuracy of information provided in the application, strategic location for fire fighting forces, and required fire flow. New hydrants must be "non-private" installations. Condition of Approval/Code Requirement: Fire hydrant number and distribution is dependant on the International Fire Code Appendix C, Table C Must comply with code requirements. 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. Have the applicant contact Mark Senteno, Boise City Parks Department Cheyne Weston Boise Parks & Recreation Commission has recommended conditions of approval associated with the Boise River System Ordinance findings and conditions for the proposed project. (See CAR , CUP , CFH , CFH & CVA ). Ada County Highway District Kristy Scovill, July 24, 2008 A. Findings of Fact 1. Site Information: The site is currently vacant. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transition RUT South Open Land A-1 East Southwest Planning Area Overlay District SP-01 West Rural Urban Transition/Single Family Residential RUT/R-1C 3. Existing Roadway Improvements and Right-of-Way Adjacent To and Near the Site

13 Page 10 of 18 Healey/Eckert Road is currently improved with 2 traffic lanes, and no curb, gutter, or sidewalk abutting the site. There is currently vertical curb, gutter and a concrete/asphalt fenced pedestrian pathway across from the site. There is between 60 and 70-feet of right-of-way existing for Healey/Eckert (Between 30 and 35-feet from centerline). Boise Avenue is currently improved with 2 traffic lanes, and no curb, gutter or sidewalk along the south side of the roadway. There is vertical curb, gutter, and concrete sidewalk along the north side of the roadway. There is 60-feet of right-ofway existing for Boise Avenue (30-feet from centerline). Amity Road is currently improved with 2 traffic lanes and no curb, gutter, or sidewalk near the site. There is currently feet of right-of-way existing for Amity Road Warm Springs Avenue is currently improved with 2 traffic lanes and vertical curb, gutter along both sides of the roadway. There is detached sidewalk along the north side of Warm Springs Avenue. There is currently approximately 80-feet of right-ofway existing for Warm Springs Avenue. Federal Way is currently improved with 5 traffic lanes and vertical curb and gutter along both sides of the roadway. There is 4-foot concrete sidewalk and an asphalt pedestrian ramp along the northeastern side. There is currently approximately 100- feet of right-of-way existing for Federal Way. 4. Existing Access: There are three defined access points to this property. The first access is 95-feet in width and located approximately 86-feet from the southernmost property line (measured from property line to near edge). The second access is 14-feet in width and located approximately 189-feet from the northernmost property line (measured from property line to near edge). The third access is 12-feet in width and located approximately 332-feet from the southernmost property line (measured property line to near edge. 5. Site History: ACHD has not previously reviewed this site for a development application. Development Impacts 6. Trip Generation: This development is estimated to generate 100 additional vehicle trips per day based on the Institute of Transportation Engineers Trip Generation Manual. 7. 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. 8. Traffic Impact Study: A traffic impact study was not required with this application. 9. Impacted Roadways:

14 Page 11 of 18 Roadway Frontage Functional Classification Traffic Count Healey/ Eckert 1122 Minor Arterial 5,906 south of Boise Road Avenue on 6/21/2007 4,253 north of Boise Avenue on 12/31/2006 Boise Avenue 0 Minor Arterial 8,015 east of Holcomb Road on 5/15/2007 Level Service* Better than C Better than C Speed Limit 35 MPH 30 MPH Amity Road 0 Minor Arterial 5,896 east of Holcom 4/19/2007 Better than C 40 MPH Federal Way 0 Principal Arterial 15,727 south of Amity Road on 7/25/ ,607 north of Gowen Road on 4/11/2007 Better than C 45 MPH Warm Springs 0 Minor Arterial 3,954 west of Council Better Avenue Spring on 10/5/2006 than C 3,408 east of Council Spring on 10/5/2006 *Acceptable level of service for a two-lane minor arterial roadway is D (14,000 VTD) *Acceptable level of service for a five-lane principal arterial roadway is E (37,000 VTD) 35 MPH 10. Capital Improvements Plan/Five Year Work Plan There are currently no roadways, bridges or intersections in the general vicinity of the project that are currently in the Five Year Work Plan. The intersection of Eckert Road and Warm Springs Road is scheduled in the District s Capital Improvement Plan (CIP) to be signalized by 2019 to B. Findings for Consideration 1. Healey/Eckert Road Right-of-Way Policy: District policy requires 96-feet of right-of-way on arterial roadways (Figure 72-F1B). This right-of-way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached sidewalks and bike lanes. Sidewalk Policy: District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all collector roadways and arterial roadways ( ). Applicant s Proposal: The applicant is proposing to install curb and gutter along the frontage of Healey/Eckert Road to their proposed entrance to the property. They are not

15 Page 12 of 18 proposing to extend the curb and gutter to the bridge crossing at the New York Canal. The applicant is also proposing to dedicate an additional 5-feet of right-of-way at various sections along Healey/ Eckert to bring the right-of-way to 35-feet from centerline. Staff Comment/Recommendation: Because of roadway and bridge constraints, District Staff is proposing a modification to policy to allow the applicant to not dedicated 48-feet of right-of-way from center line or to construct a sidewalk abutting the site. A 12-foot wide bike/pedestrian path was constructed on the west side of Healey/Eckert Road. This pathway was constructed with vertical curb, and a chain link fence providing separation from the roadway traffic. Therefore, District Staff felt a sidewalk abutting the proposed site was not required. Instead, the applicant will be required to dedicate additional right-of-way to total 35-feet from centerline, as proposed. The applicant will be required to construct Healey/Eckert Road as a 39-foot roadway section with two 11-foot wide through lanes, one 11-foot wide turn lane, and a 6-foot bike lane on the east side of Healey/Eckert Road. The applicant will also be required to provide a 100-foot long, turn lane at the intersection of Healey and Boise Avenue. The applicant will be required to construct vertical curb and gutter along Healey/Eckert Road abutting the site from the northernmost property line to the bridge crossing at the New York Canal. The applicant will be required to coordinate the ultimate design of the roadway with District Development Review staff. 2. Driveways Access Policy: District policy 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. Intersection Offset Policy: District policy 72-F4 (2) requires driveways located on arterial roadways near a stop controlled intersection to be located a minimum of 220-feet from the intersection for a full-access driveway and a minimum of 150-feet from the intersection for a right-in/right-out only driveway. Offset Policy: District policy 72-F5, requires driveways located on collector or arterial roadways with a speed limit of 35 to align or offset a minimum of 150-feet from any existing or proposed driveway. Driveway Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, , 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.

16 Page 13 of 18 Applicant s Proposal: The applicant is proposing two driveway accesses to intersect Healey/ Eckert Road. The first driveway access is proposed as a 45-foot wide curb cut approximately 100-feet from the southernmost property line (measured property line to near edge) as an access for an existing Ditch Riders Road. The second driveway access is proposed to be 36-foot wide approximately 190-feet from the property line (measured property line to near edge). The second driveway consists of one 12-foot lane, a 4-foot island, and one 20-foot lane. Staff Comment/Recommendation: The width of the proposed first driveway access does not meet District Policy; however, due to the nature and use of the access, staff recommends a modification of policy to allow for the additional width as requested by the Boise Project Board of Control. As stated in a letter received on June 11, 2008, The current access approach from Healey/Eckert Road to the existing access road is within the asserted federal easement of 75 feet northerly of the United States New York Canal s centerline. The current width is necessary in order to facilitate the heavy equipment and trucks that are used in maintaining this facility. (See attached). The second driveway access does not meet District width policy, however, staff recommends a modification of policy to allow the additional width as proposed. The applicant will be required to pave the driveways their 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. Both proposed driveway accesses provide adequate sight distance. 3. Tree Planters Tree Planter Policy: The District s Tree Planter Width Interim Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 4. Other Access Healey/Eckert Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited. C. Site Specific Conditions of Approval 1. Dedicate additional right-of-way to make the right-of-way 35-feet from centerline along Healey/Eckert Road abutting the site. 2. Construct Healey/Eckert Road as a 39-foot roadway section with two 11-foot wide through lanes, one 11-foot wide turn lane, and a 6-foot bike lane on the east side of Healey/Eckert Road. Provide a 100-foot long, turn lane at the intersection of Healey and Boise Avenue. Coordinate the design of the turn lane with District Traffic Services staff.

17 Page 14 of Construct vertical curb and gutter along Healey/Eckert Road abutting the site from the northernmost property line to the bridge crossing at the New York Canal. 4. Coordinate with District Staff to verify the proposed design meets District Standards. 5. Construct one driveway a maximum of 45-feet in width to intersect Healey Road, located 100-feet from the southernmost property line (measured property line to near edge). 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. 6. Construct one driveway a maximum of 36-feet in width (one 12-foot lane, one 20-foot lane, and a 4-foot island) to intersect Healey Road located 190-feet from the property line (measured property line to near edge). 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. 7. Other than the access specifically approved with this application, direct lot access is prohibited to Healey/Eckert Road. 8. 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 (with file number) for details. 5. Comply with the District s Tree Planter Width Interim Policy. 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 (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

18 Page 15 of 18 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 are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 11. It is the responsibility of the applicant to verify all existing utilities within the right-ofway. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE ( ) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 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.

19 Page 16 of 18 Ada County Street Name Committee, Connie Tennant, July 3, 2008 THE FOLLOWING EXISTING STREET NAMES SHALL APPEAR ON THE PLAT: E. BOISE AVE E. BOISE RIVER LN S. ECKERT RD S. HEALEY RD THE FOLLOWING PROPOSED STREET NAMES ARE APPROVED: E. BOISE RIVER LN THE FOLLOWING PROPOSED STREET NAMES ARE DENIED: ECKERT RD BOISE AVE HEALEY RD BOISE RIVER LN (Private) Central District Health Department - Malcohm McGregor After written approval 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 We recommend that the first one half inch of stormwater be pretreated through a grassy swale 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 ) Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May Nampa & Meridian Irrigation District Greg Curtis The District has no comments on this application. All laterals and waste ways must be protected. The developer must comply with Idaho Code It is recommended that irrigation water be made available to all development within the Nampa & Meridian Irrigation District ( ).

20 Page 17 of 18 Ada County Drainage District #3 Ryan Armbruster, Elam & Burke, Attorneys at Law The subdivision application to construct a subdivision project located on Boise Avenue has been received in this office. This law firm represents the interests of Ada County Drainage District No. 3 (the District). The project site lies within the Districts boundaries, south of the District s Drain B. The District requests that the Developer provide the District s Engineer, Steve Sweet of Quadrant Consulting, with a copy of the project drainage plans to assure that all drainage will be retained on site, and that there is no impact on any of the District s facilities. A drainage agreement may be required. The District is responsible for ensuring that its system complies with conditions of a National Pollution Discharge Elimination System (NPDES) permit issued by the Environmental Protection Agency to the District and other co-permittees, with regard to the quality of storm water runoff. Approval of any proposed development is based upon the following conditions. Any proposed development must meet the storm water requirements of the Ada County Highway District (ACHD) for a residential subdivision, or Boise City. This includes any and all requirements pertaining to on-site water detention, water quality treatment, and operational maintenance. The project may also require a permit from the U.S. Army Corps of Engineers under their Section 404 permit program. If the work requires a permit from the Corps, the applicant will need to obtain their approval before starting work. These requirements are outlined in the ACHD Policy Manual and the Boise City Storm Water Management and Discharge Control Ordinance, the Boise City Storm Water Design Standards Manual, and the Boise City Operation and maintenance Guidance document. The objectives of these requirements are to adequately control the quantity and quality of storm water runoff into the District s system and public waters. Compliance with these requirements will also address discharge limitations of no net increase in sediment and bacteria, required by the Lower Boise River Total Maximum Daily Load and the Idaho Department of Environmental Quality s no net increase policy. Additionally, the District must be notified of any conditions that result in a significant change to the quantity or quality of the storm water runoff from this site. If you have any questions or comment concerning these requirements, please feel free to contact me at Independent School District of Boise City #1 Sarah Stobaugh The schools assigned to the proposed project area are: Elementary School: Riverside

21 Page 18 of 18 Junior High School: East High School: Timberline 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.