HomeMy WebLinkAboutStaff ReportItem #4D: Irvine Subdivision (PP-12-018)
Application(s):
- Preliminary Plat
Size of property, existing zoning, and location: This site consists of 38.5 acres, is currently zoned R-8, and is
located at SEC of Chinden Boulevard and N. Ten Mile Road.
Adjacent Land Use & Zoning:
North: Chinden Boulevard (SH 20/26) and Spurwing Golf Course, zoned RUT in Ada County
East: Silverleaf Subdivision and County residence, zoned R-4 and RUT in Ada County
South: Silverleaf Subdivision, zoned R-4
West: N. Ten Mile Road and Agricultural land, zoned RUT
History: In 2005, this property was annexed and preliminarily platted as the Irvine Subdivision. The plat consisted of
175 single-family residential lots and 12 common lots on 38.5 acres but has since expired. A development agreement
was not required with the annexation of the property.
In 2008, City Council denied the time extension because the plat did not meet the 10% open space requirements in
UDC 11-3G.
Summary of Request: The proposed preliminary plat consists of 145 residential building lots and 12 common on
38.5 acres of land in an R-8 zoning district. The proposed gross density of the subdivision is 3.77 dwelling units per
acre consistent with the R-8 zoning district. The minimum lot size proposed is 5,500 square feet with an average lot
size of 6,700 square feet consistent with the minimum R-8 district requirement. All lots must comport to the R-8
dimensional standards set forth in UDC 11-2A. The plat is proposed to develop in 5 phases.
The north and south side of Block 8 and north side of Block 12 exceed the maximum block length
requirements by approximately 230 linear feet. Staff is processing a UDC text amendment to the block length
requirements listed in UDC 11-6C-3F. If this happens, the proposed block lengths may conform to the new
standards. However, if a UDC amendment is not approved, staff recommends development of the plat
comply with the block length standards in effect at the time of final plat submittal.
Access: The main access to the development is proposed from N. Ten Mile Road and no access is proposed from
Chinden Boulevard. The internal street layout provides adequate intemal connectivity and extends existing stubs
streets from the south and east boundary. In addition, several stub streets are planned to the Ada County parcels
abutting the west and east boundary.
Landscaping: UDC 11-2A-6 requires a 35-foot wide street buffer along Chinden Boulevard and N. Ten Mile Road.
On the submitted plat, the applicant depicts a 45-foot wide common lot adjacent to Chinden Boulevard and a 35-foot
wide common lot adjacent to N. Ten Mile Road. Although the buffer width along Chinden exceeds the minimum
require by the UDC, the wider lot is proposed to provide adequate buffering between the state highway and the single
family homes in accord with the noise abatement requirements of the UDC. For this reason, the plat has been
conditioned to construct the 45-foot wide street buffer as proposed. Said buffers must be constructed in accord with
UDC 11-3B-7C and maintained by the homeowners association.
Open Space: The plat depicts 10.7% (or 4.08 acres) of eligible open space in compliance with. UDC standards.
Proposed open space consists of 1.5 acre central park, six ((i) passive open space lots meeting or exceeding the 50'
x 100' square feet, 50% arterial street buffers and a micropath. Planned amenities include amulti-use pathway along
Chinden, a tot lot within the central park which that includes a walking path, a sitting area and playground equipment
to be constructed with phase two. Staff is amenable to the development of the central park with second phase of
development. Further, staff is requiring a covered picnic area to be included in the park.
Building Elevations: The submitted elevations provide mix of building materials, covered porches and varying roof
planes and decorative corbels and shutters. Future homes constructed within the subdivision must comply with the
elevations attached in the staff report.
Comprehensive Plan FLUM Designation: MDR
Compliance with the UDC: Yes w/ conditions
Written Testimony: Scott Noriyuki, the applicant is in agreement with the staff report except for condition 1.1.3.
Staff is recommending the condition be modified to read "The applicant shall comply with the block length standards
in effect at the time of final plat submittal (UDC 11-6C-3F). n
Staff Recommendation: Approval w/conditions
Notes:
STAFF REPORT
Hearing Date: February 21, 2013 E IDIAN~--
TO: Planning and Zoning Commission I D A H O
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: PP-12-018 -Irvine
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Northside Management, has applied for a preliminary plat (PP) consisting of 145
single-family residential building lots and 12 common on approximately 38.5 acres of land in an R-8
(Medium Density Residential) zoning district. See Section IX of the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the preliminary plat with the conditions of approval in Exhibit B in
accord with the Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number PP-12-018, as presented in the staff report for the hearing date of February
21, 2013, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number PP-12-018, as presented during the hearing on February 21, 2013, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number PP-12-018 to the hearing date of (insert continued hearing date here)
for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located on the southeast corner of Chinden Boulevard and N. Ten Mile Road, in
Section 26, Township 4 North, Range 1 West. (Parcel #50426223011)
B. Owner(s):
Corey Barton
P.O. Box 369
Meridian, Idaho 83680
C. Applicant:
Northside Management
6810 N. Fairhill Place
Boise, Idaho 83714
Irvine PP-12-018 PAGE 1
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
and Zoning Commission and City Council on this matter, consistent with Meridian City Code
Title 11, Chapter 5.
B. Newspaper notifications published on: January 4, and 18, 2013(Commission);
C. Notices mailed to property owners within 300 feet on: February 1, 2013(Commission);
D. Applicant posted notice on site(s) on: February 11, 2013 (Commission);
VI. LAND USE
A. Existing Land Use(s) and Zoning: This subject property consists of vacant agricultural land,
zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Chinden Boulevard (SH 20/26) and Spurwing Golf Course, zoned RUT in Ada
County
2. East: Silverleaf Subdivision and County residence, zoned R-4 and RUT in Ada County
3. South: Silverleaf Subdivision, zoned R-4
4. West: N. Ten Mile Road and Agricultural land, zoned RUT
C. History of Previous Actions:
• In 2005, this property was annexed and zoned (AZ-OS-038) and preliminarily platted (PP-OS-
037) as the Irvine Subdivision. The plat consisted of 175 single-family residential lots and 12
common lots on 38.5 acres but has since expired. A conditional use permit (CUP-OS-039)
was submitted concurrently to allow reduced frontages, minimum lot sizes, zero side yard
setbacks and extended block lengths and later was withdrawn. A development agreement was
not required with the annexation of the property.
• A final plat (FP-06-029) for Irvine Subdivision No. 1 was approved in 2006 but was never
recorded.
• A time extension (TE-07-010) was approved by the Director in 2007.
• In 2008, aCouncil-review time extension (TE-08-017) was denied by the City Council
because the plat did not meet the 10% open space requirements in UDC 11-3G.
D. Utilities:
1. Public Works:
a. Location of sewer: This development lies within the North Black Cat service area.
However mains do not currently exist between the North Black Cat Trunk in Black Cat
Road and N. Ten Mile Road. Temporary service may be possible to the Silverleaf Lift
Station. Applicant would be required to verify capacity, and make any necessary
upgrades to accommodate this new development.
b. Location of water: Domestic water mains to provide service to this development exist
near the SW corner of the development in Ten Mile Road, as well as two existing stubs
into the property from adjacent developments. Applicant will be responsible to extend
mains to and through this proposed site.
Irvine PP-12-018 PAGE 2
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Simpson Lateral bisects the property and should be tiled with
the development of the site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This property does not lie within a floodplain or floodway.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated Medium Density Residential (MDR) on the Comprehensive Plan Future
Land Use Map (FLUM). The MDR designation allows smaller lots for residential purposes within
City limits. Uses may include single-family homes at densities of 3 to 8 dwelling units per acre.
The applicant proposes to develop the site with 145 single-family residential lots. The gross density
of the proposed plat is 3.77 dwelling units per acre which falls within the target density of the MDR
designation and below the R-8 district maximum density. Further, the proposed density is consistent
with the adjacent Silverleaf Subdivision which developed with a gross density of 3 dwelling units per
acre.
Staff finds the following Comprehensive Plan policies to be applicable to this application and the
proposed use of this property (staff analysis in italics):
• Require that development projects have planned for the provision of all public services.
(6.02.O1B, Chapter 6, page 84)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian currently provides municipal services to the subject
property in the following manner:
- The lands are currently being serviced by the Meridian Fire Department (MFD).
- The lands are currently being serviced by the Meridian Police Department (MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
- The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
- The subject lands are currently serviced by the Meridian Library District. This service will
not change.
Municipal, fee-supported, services are available from the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Republic
Services.
• Require usable open space to be incorporated into new residential subdivision plats(3.07.02A,
Chapter 3, page 55)
The UDC (11-3G-3) requires a minimum of 10% qualified open space for the plat. The proposed
plat depicts 10.7% eligible open space (or 4.08 acres) which meets the requirements of the UDC.
Qualifying open space includes 1.52 acre park, a linear open space/green belt, and street buffers.
• "Provide housing options close to employment and shopping centers. (3.07.02D, Chapter 3, page
55)
Irvine PP-12-018 PAGE 3
The proposed residential development will provide housing opportunities in close proximity to a
proposed Walmart and an existing shopping center at the northeast corner of Chinden Boulevard
and Linder Road. Future employment uses are also planned within one mile southwest of this site.
• Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City (3.01.O1F, Chapter 3, page 45).
The subject property is within the City and urban services are available to be extended to the site.
• Encourage and promote the preservation and expansion of Chinden Boulevard (US 20/26) by ITD
(3.03.02L, Chapter 3, page 48).
The applicant has coordinated with ITD on the preservation of right of way (ROW) along the
Chinden corridor. The total ROW needed for this segment of corridor is 140 feet. The submitted
plans depict the 30 feet of additional (70 feet total from centerline) ROW (see ITD's comments in
Exhibit B).
• Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow. (3.03.03C, Chapter 3, page 48)
Two stub streets developed with the adjacent Silverleaf Subdivision will be extended with the
development of the property. Further, the applicant is proposing stub streets to the Ada County
parcels located along the east and southwest boundaries.
• Require landscape street buffers for new development along all entryway corridors.(2.01.02E,
page 13)
A 35 foot wide landscape buffer will be required along N. Ten Mile Road and Chinden
Boulevard, both designated entryway corridors. These landscape buffers must be developed in
accord with the standards listed in UDC 11-3B-7C Landscape Buffers along Streets.
• Support a variety of residential categories (low-, medium-, medium-high and high-density single-
family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of
providing the City with a range of affordable housing opportunities (Chapter 3, page 54).
The subject property is designated medium density residential on the Comprehensive Plan. The
existing zoning is consistent with the land use designation. Further, the applicant intends to
develop the property with single family homes. The property is situated around the Silverleaf
Subdivision which is also developed with single family homes. The lots sizes proposed with
subdivision are comparable to the surrounding subdivision and so is the proposed gross density
of 3.77 dwelling units to the acre. Staff is of the opinion that the proposed subdivision does
provide a variety of housing choices and a range of affordability in the area.
For the above stated reasons, staff is of the opinion the proposed project is consistent with the goals
and objectives in the Comprehensive Plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone(s): Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for
single-family dwellings is a principal permitted use in the R-8 zoning district.
Irvine PP-12-018 PAGE 4
C. Dimensional Standards: Development of the site must be consistent with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-6 for the R-8 zoning district.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
PRELIMINARY PLAT: The proposed preliminary plat consists of 145 residential building lots and
12 common on 38.5 acres of land in an R-8 zoning district. The proposed gross density of the
subdivision is 3.77 dwelling units per acre consistent with the R-8 zoning district.
The plat is proposed to develop in 5 phases. A majority of the planned open space will develop
with the second phase. A recommended condition of approval requires the central park to be
constructed in accord with the phasing plan.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the applicable
standards listed in UDC Table 11-2A-6 for the R-8 zoning district and all of the lots appear to
meet those standards. All lots must comport to the R-8 dimensional standards set forth in UDC
11-2A.
The minimum lot size proposed is 5,500 square feet with an average lot size of 6,700 square feet
consistent with the minimum R-8 district requirement of 5,000 square feet.
The UDC (11-6C-3F) does not allow block faces to be more than 750 feet in length without
an intersecting street or alley. The only exception is when the block design is constrained by
an abutting arterial street, limited access street, steep slopes, a large waterway and/or a
large irrigation facility. In such case, the City Council may approve a pedestrian connection
in lieu of a connecting street or alley. City Code does not allow for a waiver to the
pedestrian connection.
The north and south side of Block 8 and north side of Block 12exceed the maximum block
length requirements by approximately 2301inear feet. The portion of Block 12 is
constrained by a limited access street (Chinden Boulevard). In lieu of the public street
connection the applicant has provided the pedestrian connection. The UDC restricts access
to state facilities to the half-mile and mile marks. Given the conflict with requirement of the
ordinance, staff believes the proposed micopath adequately breaks up the block length.
The portion of Block 8 is not constrained however; the plat design includes a 1.5 acre park
to serve the development. A pedestrian connection is proposed that connects both the block
faces. Because the design of the this block is not constrained as described in the UDC above,
an intersecting street or alley is currently required. However, staff is contemplating
submitting a UDC text amendment to the block length requirements listed in UDC 11-6C-
3F. If this happens, the proposed block lengths may conform to the new standards.
However, if a UDC amendment is not approved, staff recommends development of the plat
comply with the block length standards in effect at the time of submittal of the first final plat
application.
Access: UDC 11-3A-3 limits access points to collector and arterial roadways. The main access to
the development is proposed from N. Ten Mile Road and no access is proposed from Chinden
Boulevard. The internal street layout provides adequate internal connectivity and extends existing
stubs streets from the south and east boundary. In addition, several stub streets are planned to the
Ada County parcel abutting the west and east boundary. Staff is supportive of the proposed street
layout.
Irvine PP-12-018 PAGE 5
Multi-Use Pathway: Amulti-use pathway is required to be constructed on this site along
Chinden Boulevard (SH 20/26) within a public use easement in accord with UDC 11-3H-4C.4. A
multi-use pathway is not depicted on the landscape plan. The applicant must amend the plan to
include a 10 foot pathway with a final plat application.
Noise Abatement: Noise abatement in the form of a berm or berm and wall combination is
required for residential uses along state highways, per UDC 11-3H-4D. The landscape plan
depicts a berm adjacent to Chinden Boulevard (SH 20/26). The applicant should include on the
revised landscape across-section of the berm (or berm/wall combination) in relation to the
centerline of SH 20/26 demonstrating compliance with the standards listed in UDC 11-3H-4D.
Landscaping: UDC 11-2A-6 requires a 35-foot wide street buffer along Chinden Boulevard
and N. Ten Mile Road. On the submitted plat, the applicant depicts a 45-foot wide common lot
adjacent to Chinden Boulevard and a 35-foot wide common lot adjacent to N. Ten Mile Road.
Although the buffer width along Chinden exceeds the minimum require by the UDC, the wider
lot is proposed to provide adequate buffering between the state highway and the single family
homes. For this reason, the plat has been conditioned to construct the 45-foot wide street buffer
as proposed. Said buffers must be constructed in accord with UDC 11-3B-7C and maintained
by the homeowners association.
Additional right-of--way (ROW) is being dedicated adjacent to N. Ten Mile Road and Chinden
Boulevard via the plat. If said ROW is not part of road agencies 5 year work program, the
applicant is responsible for maintaining a 10-foot wide compacted shoulder and landscape the
remainder with lawn or other vegetative ground cover. The landscape improvement within the
ROW requires a license agreement with the transportation agency. The submitted landscape plan
complies with this requirement of the UDC.
Open Space: Per UDC 11-3G-3A, a minimum of 10% of the gross land area of the development
is required to be provided in common open space. Based on the total acreage of the proposed plat,
38.5 acres, a minimum of 3.85 acres open space is required to be provided on the site per UDC
11-3G-3A.1 in accord with the qualifications listed in UDC 11-3G-3B.
The plat depicts 10.7% (or 4.08 acres) of eligible open space in compliance with UDC standards.
Proposed open space consists of 1.5 acre central park, six (6) passive open space lots meeting or
exceeding the 50' x 100' square feet, 50% arterial street buffers and a micropath.
Site Amenities: Per UDC 11-3G-3A.2, one additional site amenity that meets the standards set
forth in UDC11-3G-3C is required for each additiona120 acres of development area. Based on the
total acreage of the proposed plat, 38.5 acres, a minimum of two (2) amenities are required to be
provided on this site. As amenities for the subdivision, the applicant is proposing a tot lot within
the central park which that includes a walking path, a sitting area and playground equipment to be
constructed with phase two. Staff recommends the applicant increase the usability of the park by
incorporating a covered picnic shelter. At the time of final plat submittal, the applicant shall
revise the landscape plan and include a detail of said amenities. Staff is amenable to the
development of the central park with second phase of development.
Waterways: Per UDC 11-3A-6A, all ditches, laterals, and canals within the site are required to
be piped or otherwise covered. The Simpson Lateral bisects the subject property and is to be
relocated and tiled with the development of the site. The easement area will be improved with a
linear open space to provide an attractive streetscape. Staff recommends the applicant install the
required street trees within the 10 foot parkway along the south side of W. Sunny Cove Street.
Fencing: The applicant has submitted a fence detail for the proposed subdivision. It appears the
proposed fence material is dog-eared cedar. All fencing must comply with the fencing standards
Irvine PP-12-018 PAGE 6
outlined in UDC 11-3A-7. The applicant shall depict fencing in accord with this requirement on
the landscape plan submitted with the final plat.
Sidewalks: The applicant is proposing to construct 5-foot wide attached sidewalks along all of
the internal/local streets except for the south side of W. Sunny Cove Street. The UDC requires 5-
foot wide detached sidewalks along N. Ten Mile Road. A mentioned above, a 10-foot pathway is
required along Chinden Boulevard.
Building Elevations: Elevations were submitted with the subject application. Staff has created a
collage that represents the proposed home designs for the development. Staff is supportive of the
proposed mix of building materials, covered porches and varying roof planes and decorative
corbels and shutters. Although, single family homes are not required to obtain design review
approval, the Meridian Design Manual encourages similar building materials and mix of
materials be incorporated into all sides of the future homes, specifically, for those facades that
face a public street and common open space. The applicant should keep this in mind when
designing homes on corner lots and adjacent to the park. In general staff is supportive of the home
design submitted with the application. Future homes constructed within the subdivision must
comply with the elevations attached in Exhibit A.4 below.
In summary, Staff recommends approval of the proposed preliminary plat with the recommended
conditions listed in Exhibit B of this report in accord with the findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat (dated: 1/22/13)
3. Proposed Landscape Plan (dated: 11/28/12)
4. Proposed Building Elevations
B. Conditions of Approval
C. Required Findings from Unified Development Code
Irvine PP-12-018 PAGE 7
A. Drawings
1. Vicinity Map
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Irvine PP-12-018 PAGE 9
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Irvine PP-12-018 PAGE 13
EXHIBIT B -AGENCY & DEPARTMENT CONDITIONS OF APPROVAL
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 A 10-foot multi-use pathway adjacent to Chinden Boulevard shall be depicted on the landscape
plan submitted with future final plat application. Prior to signature on the final plat, a public
pedestrian easement for the multi-use pathway along Chinden Boulevard shall be submitted to the
Planning Division of the Community Development Department and approved by the City Council
and recorded.
1.1.2 All ditches, laterals, and canals within the site are required to be piped or otherwise covered
unless waived by City Council in accord with UDC 11-3A-6A.3.
1.1.3 The applicant shall comply with the block length standards in effect at the time of submittal of the
first final plat application (UDC 11-6C-3F).
1.1.4 The applicant shall dedicate an additiona130 feet of right-of way (70-feet total) as proposed on
the plat and requested by ITD for Chinden Boulevard (SH 20/26).
1.1.5 The landscape plan, prepared by South Architecture, dated 11/28/12, shall comply with the
following:
• Provide a 45-foot wide street buffer along Chinden Boulevard and a 35-foot wide street
buffer along N. Ten Mile Road as proposed. Said buffers must be constructed as shown on
the submitted landscape plan. The applicant shall revise the landscape plan to include across-
section of the berm (or berm/wall combination) in relation to the centerline of SH 20/26
demonstrating compliance with the standards listed in UDC 11-3H-4D.
• The micropath lot (Lot 14, Block 12) must be installed in accord with UDC 11-3A-8 and
UDC 11-3B-12.
• Lot 1, Block 11 must be installed in accord with UDC 11-3B-7C and UDC 11-3A-17E.
• Provide a minimum of 4.08 acres of common open space and include the following
amenities: a children's play structure (Lot 5, Block 4), internal walking path, and a covered
picnic shelter. Lot 5, Block 4 shall be developed with the second phase of the development.
At the time of final plat submittal, the applicant shall revise the landscape plan and include a
detail of said amenities.
• Perimeter, common open space, and micropath fencing shall be designed according to UDC
11-3A-7.
• Construct Lot 5, Block 7, Lot 14, Block 7, Lot 1, Block 6, Lot 1, Block 5, Lot 1, Block 4 and
Lot 5, Block 3 as proposed on the submitted landscape plan. The street trees required for Lot
14, Block 7, Lot 1, Block 6, Lot 1, Block 5, Lot 1, Block 4 shall be planted in the 10-foot
parkway abutting the south side of W. Sunny Cove Street. Revise the plan accordingly.
1.1.6 Future homes constructed within the subdivision must comply with the submitted elevations
attached in Exhibit A.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the R-8 zoning district listed in UDC
Tables 11-2A-6.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
Irvine PP-12-018 PAGE 14
1.2.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.4 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17. The applicant shall construct
5-foot wide detached sidewalks adjacent to N. Ten Mile Road.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.2.7 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11 C.
1.2.8 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.9 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.10 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.11 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 The project is subject to all current City of Meridian ordinances.
1.3.3 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.4 The applicant shall have an ongoing obligation to maintain all pathways.
1.3.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.3.7 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
Irvine PP-12-018 PAGE 15
1.4.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.4.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B.
1.4.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years; or 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.4.6 Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
1.4.7 Staff failure to site any specific ordinance provisions does not relieve the applicant from
responsibility of compliance.
2. PUBLIC WORKS DEPARTMENT
2.1 This development lies within the North Black Cat service area. However mains do not currently
exist between the North Black Cat Trunk in Black Cat Road and N. Ten Mile Road. Temporary
service may be possible to the Silverleaf Lift Station. Applicant would be required to verify
capacity, and make any necessary upgrades to accommodate this new development. The applicant
shall install mains to and through this subdivision; applicant shall coordinate main size and
routing with the Public Works Department, and execute standard forms of easements for any
mains that are required to provide service outside of a public right-of--way. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2.2 Domestic water mains to provide service to this development exist near the SW corner of the
development in Ten Mile Road, as well as two existing stubs into the property from adjacent
developments. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant shall be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.4 The groundwater study data supplied by the applicant is from 2005. Please provide up to date
information.
2.5 Any existing structures that are required to be removed shall be removed prior to signature on the
final plat by the City Engineer.
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall 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.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Any existing domestic wells 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
Irvine PP-12-018 PAGE 16
(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.
2.8 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.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.17 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.
2.18 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 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.
2.19 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.20 Street lights are required per the City of Meridian Department of Public Works Improvement
Standards for Street Lighting. All street lights shall be installed at developer's expense. Final
design shall be submitted to the Public Works Department for approved. The street light
contractor shall obtain the approved design on file and an electrical permit from the Public Works
Department prior to commencing installations. The contractor's work and materials shall
conform to the ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.21 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
Irvine PP-12-018 PAGE 17
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
2.22 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two gars. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to the site design submitted with the application.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require afire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (1FC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 'h" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''/2" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.4 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.5 Operational fire hydrants, temporary or permanent street signs, and access roads with anall-weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (1FC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.6 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.7 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project which serves more than 50 homes, as set forth in International Fire
Code Section D107.1. The two entrances should be separated by no less than '/z the diagonal
measurement of the full development as set forth in International Fire Code Section D104.3.
4.8 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
Irvine PP-12-018 PAGE 18
5. REPUBLIC SERVICES
5.1 Republic Services has no concerns related to the plat design submitted with the application.
6. PARKS DEPARTMENT
6.1 The developer shall construct a 10-foot wide multi-use pathway along Chinden Boulevard.
6.2 Prior to signature on the first final plat by the City Engineer, the applicant shall submit a recreational
pathway easement for the multi-use pathway for Council approval and subsequent recordation.
6.3 The applicant shall have an ongoing obligation to maintain all pathways.
7. ADA COUNTY HIGHWAY DISTRICT (COMMENTS FORTHCOMING)
8. IDAHO TRANSPORTATION DEPARTMENT
8.1 ITD's corridor plan requires a minimum of 70-ft ofright-of--way as measured from the section
line in US 20-26. The supplied plat drawing appears to show the existing 40-ft ofright-of--way
plus an additiona130-ft for a future right-of--way acquisition. Then plat appears to meet ITD
minimum right-of--way requirements.
8.2 The 70-ft half-width allows the minimum width for a future six-lane roadway but requires that the
City's sidewalks are located within the right-of--way. ITD does not require sidewalks abutting the
state highways. Locating the City's sidewalk outside of the right-of--way would simplify the
future roadway plans and minimizes the cost of surface water drainage.
8.3 ITD has an access management plan for US 20-26 (Chinden Boulevard). The Irvine site plan
does not include any access to new US 20-26. The applicant's site does not appear to affect ITD's
access management plans.
8.4 ITD has no immediate project to widen US 20-26 although the long term corridor plan is to
provide a four and then six-lane roadway. No construction year has been assigned, but the
extension of SH-16 between SH-44 and US 20-26 will certainly accelerate any future
construction program.
8.5 The proposed residential land use creates a relatively small site-generated trip volume. This has
an important impact on the regional roadway system. The Irvine subdivision is all single family
homes. This type of development separates homes from employment opportunities and increases
the average journey-to-work and home-to-shopping trip distance. Although the trip generation
this project is relatively small, the cumulative impact of such subdivisions will certainly increase
regional travel demand and necessitate additional investment in the transportation system. These
development plans incur a regional cost to expand the roadway network. This site's location on
the regional highway system could have provided some benefit in improving accessibility and
reducing both travel distance and the number of trips.
Irvine PP-12-018 PAGE 19
C. Required Findings from Unified Development Code
Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan and is consistent with this
Unified Development Code;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. However, the
proposed plat is not in compliance with the current block length requirements of the
UDC.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available and will continue to be provided to the
subject property. See Exhibit B of the Staff Report for more details from public service
providers.
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the developer at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Some services are already being provided to the subject development. Staff finds there is
public financial capability of supporting and continuing services for/to this development.
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented to when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff does not find there are any significant natural, scenic or historic features that will be
lost with development of the site.
Irvine PP-12-018 PAGE 20