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HomeMy WebLinkAboutJayker Subdivision No. 1 FP-07-026BEFORE THE MERIDIAN CITY COUNCIL C/C October 26, 2007 IN THE MATTER OF THE APPLICATION OF TREEHAVEN, LLC FOR FINAL PLAT APPROVAL OF 140 SINGLE-FAMILY LOTS AND 21 COMMON LOTS ON 89.70 IN R-2, R-8, R-15, AND C-N ZONES LOCATED AT 4042 W. CHINDEN BOULEVARD IN T. 4N., R. W. , SECTION 22 CASE NO. FP-07-026 ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT This matter coming before the City Council for Final Plat approval pursuant to Unified Development Code 11-6B-3 on October 26, 2007, and the Council finding that the Administrative Review is complete from Kristy Vigil, Assistant City Planner for the Planning Department, and Scott Steckline, Development Services Coordinator for the Public Works Department, dated: Hearing Date: October 26, 2007, to the Mayor and Council, and the Council having considered the requirements of the preliminary plat the Council takes the following action: IT IS HEREBY ORDERED THAT: 1. The Final Plat of "PLAT SHOWING JAYKER SUBDIVISION NO.1 LOCATED IN T. 4N., R. 1 W., SECTION 22, BOISE MERIDIAN, MERIDIAN, ADA COUNTY, IDAHO 2007, HANDWRITTEN DATE: 102/12/07, SHEET 1 OF 12, BROKAW ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR JAYKER SUBDIVISION NO. 1 / (FP-07-026) Page 1 of 4 SURVEYING & MAPPING, LLC", TREEHAVEN, LLC, Developer, is Conditionally Approved subject to those conditions of Staff comments asset forth in the Memorandum to the Mayor and City Council from Kristy Vigil, Assistant City Planner for the Planning and Zoning Department and Scott Steckline, Development Services Coordinator for the Public Works Department, dated: Hearing Date: October 26, 2007, listing 21 SITE SPECIFIC REQUIREMENTS/FINAL PLAT and 15 GENERAL REQUIREMENTS, a true and correct copy of which is attached hereto marked Exhibit "A", and consisting of 6 pages, and by this reference incorporated herein, and the response letter from RiveRidge Engineering Company, a true and correct copy of which is attached hereto marked Exhibit "B" and consisting of 2 pages, and by this reference incorporated herein, and the response letter from the Meridian Fire Department, a true and correct copy of which is attached hereto marked Exhibit "C" and consisting of 3 pages, and by this reference incorporated herein and the response letter from Intermountain Gas Company, a true and correct copy of which is attached hereto marked Exhibit "D" and consisting of 1 page, and by this reference incorporated herein and the additional requirements of the Council taken at their October 26, 2007 meeting as follows, to-wit: 1.1 Adopt the Recommendation of the Central District Health Department as follows: The Central District Health requires after written approval from the appropriate entities are submitted, they can approve this proposal for central sewage and central water; that plans must be submitted to and approved by the Idaho Department ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR JAYKER SUBDIVISION NO. 1 / (FP-07-026) Page 2 of 4 of Health and Welfare, Division of Environmental Quality for central sewage and central water; that run-off is not to create a mosquito breeding problem; and it is suggested that the stormwater be pretreated through a grassy swale prior to discharge to the subsurface to prevent impact to groundwater and surface water quality; that engineers and architects should obtain current best management practices for stormwater disposal and design a stormwater management system that is preventing groundwater and surface water degradation. Manuals for guidance: 1. State of Idaho Catalog of Stormwater Best Management Practices for Idaho Cities and Counties. Prepared by the Idaho Division of Environmental Quality, July 1997. 2. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May 2000. 2. The final plat upon which there is contained the Certification and signature of the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be signed only at such time as: 1. The Plat dimensions are approved by the City Engineer; and 2. The City Engineer has verified that all off-site improvements are completed and/or the appropriate letter of credit or cash has been issued guaranteeing the completion of off-site and required on-site improvements. NOTICE OF FINAL ACTION AND RIGHT TO REGULATORY TAHINGS ANALYSIS The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR JAYKER SUBDIVISION NO. 1 / (FP-07-026) Page 3 of 4 request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an interest in real property which may be adversely affected by this decision may, within twenty-eight (28) days after the date of this decision and order, seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. By action of the City Council at its regular meeting held on the of 0c_~~~~-~~ , 2007. ATTEST: G. BERG, Copy served upon: 2~~ ", day ~`~~~~` ~~' $~~ YOR TA de WEERD O~ ,; ~o , ~~~~ JR., CI CL ,~~' ~,~~%~ COd.6~4~ . ~~~~`~. ~~4rlittl Itl~l1AA A Applicant Planning Department public Works Department ,/ City Attorney y: Dated: ~Z' 3~0~ ity Clerk's Office ORDER OF CONDITIONAL APPROVAL OF FINAL PLAT FOR JAYKER SUBDIVISION NO. 1 / (FP-07-026) Page 4 of 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT STAFF REPORT: Meeting Date: October 23, 2007 E . IDIAN.~--~ Transmittal Date: October 18, 2007 IDAHO TO: Mayor and City Council FROM: Kristy Vigil, Assistant City Planner 208-884-5533 Scott Steckline, Development Services Coordinator .SS 208-898-5500 SUBJECT': Jayker Subdivision No. 1 Request for Final Plat Approval of Jayker Subdivision No. 1 Consisting of 140 Single-Family Building Lots and 21 Common Lots on 89.70 Acres in R-2, R-8, R-15, and C-N Zoning Districts by Treehaven, LLC (File# FP-07-02~. We have reviewed this submittal and offer the following comments and conditions of the applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY & LOCATION The applicant, Treehaven, LLC, has applied for final plat approval of 140 single-family building lots and 21 common lots on 89.70 acres of land for Jayker Subdivision No. 1. The zoning districts for the proposed subdivision are R-2 (Low-Density Residential District), R-4 (Medium-Density Residential District), R-15 (Medium High-Density Residential District), and C-N (Neighborhood Business District). Jayker Subdivision No. 1 is located at 4042 W. Chinden Boulevard, approximately a '/2 mile west of Ten Mile Road on the north side of Chinden Boulevard in Section 22, T. 4N., R. 1 W. This property has not been previously platted. The City Council approved the preliminary plat for Jayker Subdivision on March 27, 2007. The submitted fmal plat substantially complies with the approved preliminary plat. The proposed final plat includes one lot within the C-N zone, Lot 1 Block 23, which is a common lot on the west side of N. Tree Farm Way and is a required 20-foot wide landscape street buffer for N. Tree Farm Way. Also, a community center amenity will be constructed on Lot 1, Block 1 and will include the following: club house, swimming pools, outdoor play areas, kitchen, and exercise facilities. Staff recommends approval of Jayker Subdivision No. 1 with the comments and conditions stated in this report. SITE SPECIFIC CONDITIONS 1. Applicant is to meet all terms of the approved, development agreement (106151218), annexation (AZ-06-004), preliminary plat (PP-06-058), and miscellaneous applications (MI-06-011 and MI- 07-004) applications for this subdivision. 2. If the City Engineer's signature has not been obtained by 03/27/09, the Final Plat approval for this subject phase shall expire. Exhibit "A" FP-07-026 Jayker Subdivision No. 1 FP.doc PAGE 1 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the accompanying acknowledgement signed and notarized. 4. Graphically depict on the face of the plat, a 10-foot wide public use easement along Chinden Boulevard for the multi-use pathway. Graphically depict on sheet 5 and sheet 8 the 20 foot sewer easement "centered" on the sewer line. The trees located within the HLE areas and the cul-de-sac lots shall be removed where sanitary sewer services are located. Any easement associated with Basco Lane shall be vacated prior to signature of the final plat by the City Engineer. The applicant shall enter into a license agreement with the transportation authority for the landscaping within the unimproved right-of--way along Chinden Boulevard. The applicant shall provide a copy of the license agreement to the Planning Department prior to signature of the fmal plat by the City Engineer. If a license agreement with the transportation department cannot be obtained the trees and shrubs within the preserved right-of--way shall be relocated to Lot 1, Block 16. 9. Per the Meridian Fire Department two emergency access roads shall be constructed. Both of these secondary access roads shall be designed to meet all Fire Department standards. An emergency access easement shall be graphically depicted on the face of the final plat. 10. The subject final plat shall be recorded prior to issuance of any Certificate of Zoning Compliance or building permits on this site. 11. All common driveways shall be constructed in accordance with UDC 11-6C-3D, and be paved a minimum of 20-feet wide with a surface capable of supporting 75,000 lbs. with a turning radius of 28' inside and 48' outside for fire vehicles and equipment. All properties that abut a common driveway shall take access from the driveway. File a perpetual ingress/egress easement for all lots that share a driveway. The applicant may record an easement and include the instrument number on the face of the plat prior to signature of the City Engineer, OR dedicate said easements via the plat. Graphically depict the common driveway easements for each applicable lot on the face of the plat. 12. Revise or add the following note(s) on the face of the plat prepared by Brokaw Surveying and Mapping, LLC, stamped on 10/12/07 by Delson D. Brokaw, prior to signature of the final plat by the City Engineer: 7.) Revise to read "... lines. A ~Fl~ee-(~ five 5 foot wide ...." *.) Add a note addressing the maintenance responsibilities of the landscaped areas within the Home Owners Association landscape (HLE) easements. *.) Add a note addressing the maintenance responsibilities of the 20-foot wide common driveway and public utilities (CDE) easements. *.) Add a note addressing the maintenance of Lot 2, Block 23 (should be Treehaven, LLC). *.) Add a note "All properties that abut a common driveway shall take access from the driveway." Exhibit "A" FP-07-026 Jayker Subdivision No. 1 FP.doc PAGE 2 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT *.) Add a note, "This plat is subject to a development agreements recorded as instrument numbers 106151218, 1070255555, and 107141993 of Ada County Records." *.) Add a note, "All lots are hereby designated as having a permanent public utilities and drainage easement Ten (10) feet adjacent to any rear lot line, subdivision boundary or public right of way. This easement shall not preclude the construction of hard surface driveways and walkways to each lot." *.) Add a note, "The bottom elevation of house footings shall be set a minimum of 12 inches above the highest known normal ground water elevation." *.) Add a note, "Lot owners are responsible for maintenance of any irrigation/drainage pipe or ditch crossing their lot unless such responsibility is assumed by an imgation/drainage entity." 13. Prior to signature of the final plat by the City Engineer, all existing structures shall be removed or relocated from the site. 14. Prior to the issuance of any new building permit, the property shall be subdivided in accordance with the UDC.. 15. All fencing installed on the site must be in compliance with UDC 11-3A-6 and 11-3A-7, and as proposed on the landscape plan. Temporary construction fencing to contain debris shall be installed at the subdivision boundary where permanent fencing does not exist. Perimeter fencing shall be installed prior to release of building permits for this subdivision. 16. The landscape plan, prepared by DTJ Design and dated 10/15/07 is approved with the following changes: a. The landscaping and associated improvements on Lots 19 -23 Block 1, Lot 18 Block 11, and Lot 1 Block 4 shall be constructed with phase 1. Revise the limit of work line on the plan accordingly. b. Include a plant list that shows the plant symbol, quantity, botanical name, common name, minimum planting size and container, tree class, and comments (for spacing, staking, and installation as appropriate). c. All common open spaces should contain grass, shrubs, and other vegetative groundcover, revise plan accordingly. There are several ACRD drainage easements on this site. These areas do not currently show sand, they show grass, trees, shrubs, etc. The Applicant shall be aware that infiltration ponds for ACRD public streets require exposed filter sand. This sand area does not count toward the City of Meridian's open space requirements. Other provisions to meet the City's vegetated open space requirements must be made when ACRD pond designs incorporate exposed filter sand (see Condition 18 below). d. Label all fencing (i.e. stone wall, board form concrete wall, etc.) on the plan. e. Fencing adjacent to the micropath lot shall be constructed per the standards set forth within the UDC. £ The amenity ponds shall be designed per UDC 11-3B-9C6 (See comment c above and Condition 18 below). g. Depict and construct a 10-foot wide gravel shoulder on Chinden Boulevard abutting the site, with the remaining portion of the right-of--way landscaped with lawn or other vegetative groundcover (Landscaping improvements within the right-of--way shall require a license agreement between the property owner and the Transportation Authority -see Site Specific Condition No. 8). h. The 20-foot wide buffer adjacent to N. Tree Farm Way is a subdivision improvement and shall be constructed on both sides of the road prior to occupancy of the first building. Exhibit "A" FP-07-026 Jayker Subdivision No. 1 FP.doc PAGE 3 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT The amenities and landscaping for Lot 1, Block 1 are not approved with this final plat, they will be reviewed with the individual CZC. A Certificate of Zoning Compliance (CZC) is required prior to issuance of building permits for the community center and supporting facilities located on Lot 1, Block 1. The improvements shall be constructed and ready for occupancy prior to the issuance of the 200"' building permit for the development. Submit three copies of a revised landscape plan to the Planning Department prior to signature of the final plat by the City Engineer. Said plan shall be consistent with the changes listed above. 17. Prior to signature of the fmal plat by the City Engineer, the applicant shall provide a letter from the United States Postal Service stating that the applicant has received approval for the location of mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information. 18. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11- 3B-11 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3B-11. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3B-11, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACRD, City of Meridian and all other regulatory requirements at the time of final construction. 19. The complete extension of the Black Cat Sewer Trunk Line servicing the Jakers project is required to be installed, inspected and accepted by the City of Meridian prior to applying for building permits. 20. No sewer discharge shall be permitted to the Black Cat trunk line until the Black Cat lift station is complete and all plant upgrades have been installed. The City Engineer will have the final determination when all plant upgrades are complete and the plant has capacity to function. 21. Staff's failure to cite specific ordinance provisions or conditions from the preliminary plat does not relieve the Applicant of responsibility for compliance. GENERAI. REQUIREMENTS Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways (also excluding the Phyllis Canal), that intersect, cross or lie within the area being subdivided shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2. Street signs are to be in place, water system shall be approved and activated, fencing installed, sewer line shall be installed and passed air test and video inspection, final plat recorded and road base shall be approved prior to applying for building permits. A letter of credit or cash surety in the amount of 110% shall be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Exhibit "A" FP-07-026 Jayker Subdivision No. 1 FP.doc PAGE 4 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT 4. All development improvements, including but not limited to water, sewer, fencing, micro-paths, pressurized imgation and landscaping shall be installed and approved prior to obtaining certificates of occupancy, or as otherwise allowed by UDC 11-SC-1. A written certificate of completion shal'1 be prepared by the landscape architect, landscape designer or qualified nurseryman responsible for the landscape plan upon completion of the landscape installation. The Certificate of Completion shall verify that all landscape improvements, including plant materials and sprinkler installation, are in substantial compliance with the approved landscape plan. 6. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat. 7. Compaction test results must be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 9. Applicant shall be responsible for application and compliance with and NPDES Permitting that maybe required by the Environmental Protection Agency. 10. All development features shall comply with the Americans with Disabilities Act and the Fair Housing Act. 11. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. 12. Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 13. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 14. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 15. The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or the ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. STAFF RECOMMENDATION Exhibit "A" FP-07-026 Jayker Subdivision No. 1 FP.doc PAGE 5 CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT Staff recommends approval of the final plat for Jayker Subdivision No. 1 (FP-07-02~ with the above stated comments and conditions. Exhibit "A" FP-07-026 Jayker Subdivision No. I FP.doc PAGE 6 1ZivelZidge /~ Engineering , ` /~ Company 0 October 25, 2007 ICristy Vigil City of Meridian Planning Department 660 E. Watertower Lane Suite 202 Meridian, ID 83642 RE: Jayker Subdivision -Phase 1 Dear Kristy, We have received and reviewed the final staff report for the referenced project, received October 25, 2007. The applicant is in agreement and supports the conditions of approval contained in the staff report with the following exceptions. SITE SPECIFIC CONDITIONS 9. Per the Meridian Fire Department two emergency access roads shall be constructed. Both of these secondary access roads shall be designed to meet all Fire Department standards. An emergency access easement shall be graphically depicted on the face of the final plat. It is understood that this condition is an excerpt from the Development Agreement and that the first emergency access is required prior to issuance of the 5151 building permit. The second emergency access is required to specifically serve the W. Old Gold Drive (previously known as Silversage Drive) area of the development prior to issuance of the 515' building permit for the area served by W. Old Gold Drive. 12. Revise or add the following note(s) on the face of the plat prepared by Brokaw Surveying and Mapping, LLC, stamped on 10/12/07 by Delson D. Brokaw, prior to signature of the final plat by the City Engineer: Second *.) page 3. Add a note, "All lots are hereby designated as having a permanent public utilities and drainage easement Ten (10) feet adjacent to any rear lot line, subdivision boundary or public right of way. This easement shall not preclude the construction of hard surface driveways and walkways to each lot." Staff has indicated that this note is not required because all required easements are depicted on the plat. This condition can be removed. 3046 S. Bown Way • Boise, ID 83706 208 344-1180 • Fax: 208 344-1182 r.n~n~c °a° ~2 Thank you for your help with the processing of the plat. Please let me know if you have any further comments. cc: Treehaven, LLC Scott Steckline, City of Meridian Public Works Exhibit "l;° RiveRidge Engineering Company \I\1~Nt I \\I\I`. UI 11 h~ Ri) (~„I ~~ n \11 \nsl u> Inl I Sult l u~ hl I 1 I I lill<I ~ Cnuttl:\LR~n ~!rll 12t It \i I Iltl <. ~ n1Vl>~lu\I K< Illl'li~.Ri~(iltl.l~'I --- II HIt1 I.hlC~fllu\ (. I \Ilt lip ~\\ \t:\\ Date TO: FR0>\~: SUBJECT • ~~~ .':. !1 ~ \I I~ ~ l~ •nI•~ ~~~r~>>r ~..~:N •f7_K1. '!~•F~'!'.~~1'R•T•nl'L•:N~I August 28. ?007 Ada County Development Services ,loseph Sill a. Deputy Chief. Fire Prevention .layker Suhdivision #I Comments File FP 07-0?6 l~l.lll I Itt ~\ \ ~I )I Ian I~ I)I I'I'11 (lu_I I \1arl, \n \u 1 t tt I)II'I I\ (fllll -I II;I I'kl\I~Ip~~ __ ~ „I I'I 1111 ,~.\ I )I~PI~IY(~I 111 I - II;\I\I'a~ fill I It N I\~~i ~~ :.lu I ;LI I r:ull~lin I(~,,ul •I-he follol\~ing 11111 he the requirements and/or concerns to provide minimum levels ol• fire protection for the proposed project: 1) Final Approl'al of the fire hydrant locations shall he h1' the Meridian I~irc Department. a. Fire Hydrants shall have the ~ '/~'" outlet face the main street or parkialg lut aisle. b. The Fire hydrant shall not face a street 11'hich does not hays addresses un it. c. Fire hydrant markers shall he provided per Public Works spccitications. d. Fire H~°drants shall be placed on corners 11~hen spacing per-Inits. e. Fire hydrants shall not have any vertical obstructions to outlets 1lithii~ 10'. t: Fire hydrants shall he placed 18'• ahoye finished ~~rade to the center of the ~l '/~" outlets. g. Fire hydrants shall be provided to meet the requirements of the 11=C Section 509.5. h. Show al{ proposed or existing h~•drants for all ne~~ construction or additions to existing buildings within 1,000 feet of the project. ?) Any roadlya}~ greater than 110 feet in length that is not provided lyith an outlet shall be required to ha1•e an approl~ed turn around. Phasing of the project ma} require a temporary approved turn around on streets greater than 150' in length lvith no outlet. 3) All entrance and internal roads and alleys shall have a turning radius of ?8' inside and 48~ outside radius. [t appears that No. l~opar. ,1e11e11 PI.. W. Firestorm Ct., W'. Sno11~ Cherry Ct. do not meet this requirements. ~) All common drivelvays shall he straight or have a turning radius of ?8' inside and 48' outside and shall have a clear driving surface \yhich is ?0' 1\~ide ~tnd hr ahlc to support a load of 75.ODU lbs. Exhibit "C" ~) All Roaas are Fire Lanes: provide signage "No f•arking Fire I.anc~~ per appendix D. Section D 103.6. 6j Fire lanes. streets. and structures including the canopy height of mature feces shall have a vertical clearance of 13'6. 7) Operational fire hydrants. temporan or permanent street signs and access roads with an ail ~~eather surface are required before combustible construction is brought on site. 8) To increase emergency access to the site a minimum oi'two points of access will hr required for any portion of the project. which se-1~es more than >0 homes. "I"hc t~~u entrances should he separated by no less than ; the diagonal measurement ol~ the full development. The applicant shall provide a stuh street to the propct•ty to the (~yest/east/north/south). Provide a ternporar~ secondary access to the West of the main entrance ~~hich is a minimum of 20' ~~ide. 9) Building setbacks shall be per the International Building Code for one and t~yu story construction. 1 U) The roadNa}'s shall be built to Ada County High~~•ay Standards cross section requirements and shall have a clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parkin~~ only un one side. These measurements shall be based on the back of curh dinuunsion. ~I'hc road~•a~' shall be able to accommodate an imposed load of 71.000 GVV1'. No parking on all col de sacs. 1 1) Large residential dwzllings wil'I require a fire-tlo~~ consistent ~~ith the Int~rnatiunal Fire Code to ser`•ice the proposed project. 'l~he fire-tlo~~ information provided by United Water indicates 2.000 GPM will be available to service the project. I tomes Dyer 6200 square feet (including garage) ~yill be required to he fire sprinklrrcd to NFPA ] 3D Std.. this issue could be revisited once fire tlo~~s arc improved to service the entire project. It has been indicated that homes up to 770U square feet could he proposed in the project. Fire hydrants shall be placed per Appcndi:x D. 12) The fire department requests that any future signalization installed as the result ol• the development of this project he equipped ~~•ith Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. I"his cost of this installation is to be borne b~• the developer. Li) Al l portions of the buildings located on this project must he within I S0~ ul' a paved surface as measured around the perimeter of the building. 14) Where a portion of the facility or building hereafter constructed or nu~yed into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a lire apparatus access road. as measured by an approved route around the exterior ol• the facility or building. on-site fire hydrants and mains shall he provided ~~hcrc required by the code official. For buildings equipped throughout ~~•ilh an approved automatic sprinkler system installed in accordance ~~~ith Section 903.3.1.1 or 903.3.1.' the distance requirement shall be 600 feet (183 ). For Group R-3 and Group l ! occupancies. the distance requirement shall he 600 feet (183 m). I ur buildin~~s equipped throughout Stith an approved automatic sprinkler system installed in Exhibit "C" accordance with Section 903.3.1.1 or 903.3.1?. the distance requirement shall ho 600 feet (183 m ). 1 ~) Emergency response routes and fire lanes shall not be allowed to ha~-c speed bumps. 16) The fire department is opposed to any landscape island in the middle of a cul do sac that may pre~•ent a fire truck from turning around on the end oi~the court. ] 7) The ~~~ater line ~i~ill ha~'e to be extended to the So. Of the N. Sunset Maple Way to pro~~ide a future waterline connection to the Westwing Estates. 18) Provide additional ~~isitor parking on cul de sacs to help pre~~ent ~ chiclcs from obstructing. fire lanes. Exhibit "C" i~ WESTERN REGION OFFICE INTERMOUNTAIN GAS COMPANY 555 SOUTH COLE ROAD P.O. BOX 7608 BOISE, ID 83707 (208)377-6000 FAX (208)377-6867 To Planning and Zoning, Intermountain Gas Company has received your letter of 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. Thank you for your time and consideration in this matter. If you have any questions or concerns please contact Mishelle Singleton at 377-6863. Sincerely, m~.s~,~ Mishelle Singleton Engineering Tech cc: Roger Phillips Ianibu „I~,.