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Findings - PZ - 2014 - PP-06-12 - Spring Valley Subd/No 1/217-Lot/Wwt/Domestic Well/346.77 Acre BEFORE THE EAGLE PLANNING AND ZONING COMMISSION IN THE MATTER OF AN APPLICATION ) FOR A PRELIMINARY PLAT FOR ) SPRING VALLEY SUBDIVISION NO. 1 ) FOR M3 COMPANIES,LLC ) FINDINGS OF FACT AND CONCLUSIONS OF LAW CASE NUMBER PP-06-12 The above-entitled Preliminary Plat application came before the Eagle Planning and Zoning Commission for their recommendation on May 19, 2014, at which time public testimony was taken and the public hearing was closed. The Eagle Planning and Zoning Commission, having heard and taken oral and written testimony, and having duly considered the matter, makes the following Findings of Fact and Conclusions of Law; FINDINGS OF FACT: A. PROJECT SUMMARY: M3 Companies, LLC, is requesting preliminary plat approval for Spring Valley Subdivision No. 1, a 217-lot(190-buildable, 1-waste water treatment, 1-domestic well, 22- common, and 3-future phase) residential subdivision. The 346.77-acre site is generally located on the east side of State Highway 16 approximately 1,775-feet north of West Beacon Light Road. B. APPLICATION SUBMITTAL: A Neighborhood Meeting was held at Eagle City Hall (Freedom Room) at 6:00 PM, December 6, 2012, in compliance with the application submittal requirement of Eagle City Code. The applications for this item were received by the City of Eagle on December 20, 2012, and revised applications were submitted on October 3, 2013, a revised preliminary plat was submitted on April 10, 2014. C. NOTICE OF PUBLIC HEARING: Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on April 28, 2014. Notice of this public hearing was mailed to property owners within three-hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on April 28, 2014. Requests for agencies' reviews were transmitted on January 17, 2014, in accordance with the requirements of the Eagle City Code. The site was posted in accordance with the Eagle City Code on May 8, 2014. D. HISTORY OF PREVIOUS ACTIONS: The City Council approved the M3 Pre-Annexation Development Agreement on November 2007 (RZ-19-06). The City Council approved the M3 Hillside and Grading Standards on November 24, 2009 (RZ-19-06). M3 received a Conditional Letter of Map Revision (CLOMR) from FEMA on February 17, 2009. An amendment was submitted in March of 2013, and was approved by FEMA on Page 1 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf doc November 8,2013. The City Council approved the over all project-wide Habitat Mitigation Plan on January 11, 2011. The City Council approved an am ended and restated development agreement for M3/Spring 14,2014(RZ-19-06 MOD2). Valley Cion ty January the M3/Spring Valley Development Standards Tine January planned Council approved th established Eagle City The City adoption of Ordinance 710, 2014 and by the adop S ring V alley. Developments,Chapter A— p E. COMPANION APP SI T riT g VOalley PUMP (Planned Unit Master Plan) No. 1 PU-01-12— p F. COMPREHENSIVE PLAN LAND USE MAP AND ZONING MAP DESIGNATIONS: LAND USE ZONING COMP PLAN DESIGNATION .1111 DESIGNATION Existing Vacant Land Foothills Residential and R-1-DA(Residential up to one unit per acre with a BLM Ownership development agreement) (Public/Semi-Public) Residential Subdivision North of site No Change proposed No Change Vacant Land RR(Rural Residential—Ada Foothills Residential County designation) (Ada County Vacant Land and Public RUT and RR( Land(Bureau and of Land Foothills Residential, designations),R-1-DA Management) u South of site to one unit Park), (Regional (Residential up park),and Floodway per acre with a development agreement)and PS (Public/Semipublic) ublic) Vacant Land and Public Re ional PS (Public/Semip Land(Bureau of Lund East of site City/BLM( g Management) Park) (Ada County Vacant Land and Single- RUT and RR( Family Residential(Kling West of site Foothills Single- City of Star and designations) Family and Gulch Ranch City of Star Area of Estates Subdivisions) Impact G. DESIGN REVIEW OVERLAY DISTRICT:Not in the DDA,TDA,CEDA,or DSDA. H. SITE DATA: Total Acreage of Site—346.77-acres Total Number of Lots—217 Page 2 of 45 pg 12\Sp�ng Valley Sub No.I pzf.doc g:\Planning Dept\Eagle Applications\M3 Spring Valley V+ppbeations\Subdivision Plats\2012\PP- Residential— 190 Waste Water Treatment— 1 Domestic Well— 1 Common—22 Future Phase—3 Total Number of Units— 190 Single-family— 190 Duplex—0 Multi-family—0 Total Acreage of Any Out-Parcels—0 ADDITIONAL SITE DATA PROPOSED REQUIRED Dwelling Units Per Gross Acre* .55-units per acre Less than 0.74-units per acre Minimum Lot Size 9,090-square feet 8,000-square feet(SF1) Single-Family Detached Minimum Street Frontage 35-feet 35-feet Total Acreage of Common Area 63.97-acres(residential area) 27.17-acres(residential area) Percent of Site as Common Area 35.32% 15% * Note — The proposed dwelling units per acre are based on the residential units divided by the total area being platted. Required dwelling units per acre are calculated based on the Southwestern Residential Planning Area identified in the development agreement. GENERAL SITE DESIGN FEATURES: Greenbelt Areas and Landscape Screening: Eagle City Code Section 11A-3-7(K) requires a transition zone or buffer area to screen adjacent incompatible features such as highways, railroads, commercial or industrial uses from proposed residential properties. Open Space: A total of 88.6-acres (26%) of recreational and community open space is proposed with Spring Valley Subdivision No. 1. 15% minimum open space is required except that, according to Eagle City Code Section 11A-13C-6 (B) the City may require additional public and/or private park or open space facilities in PUDs or in subdivisions with 50 or more lots. Storm Drainage and Flood Control: Specific drainage system plans are to be submitted to the City Engineer for review and approval prior to the City Engineer signing the final plat. The plans are to show how swales, or drain piping, will be developed in the drainage easements. Also, the CC&R's are to contain clauses to be reviewed and approved by the City Engineer and City Attorney, requiring that lots be so graded that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a drainage easement. Page 3 of 45 K:\Planning Dept\Eagle Applications\1v13 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Siring Valley Sub No.1 pz£doc Utility and Drainage Easements, and Underground Utilities: Eagle City Code Section 11A-13C-4 requires utility easements to be not less than 12 feet wide. Fire Hydrants and Water Mains: Hydrants are to be located and installed as may be required by the Star Fire District. On-site Septic System (yes or no)—Yes Located on parcels containing existing residential dwellings. The applicant will be required to abandon the existing septic systems. Preservation of Existing Natural Features: The applicant submitted a Habitat Mitigation Plan, date stamped by the City on April 10, 2014, and a Habitat Monitoring Plan, date stamped by the City on November 3, 2013. Wildfire Mitigation Plan(WMP) The Spring Valley Wildfire Mitigation Plan prepared in November 2012 will provide requirements and guidelines for Spring Valley homowners through steps taken by the Spring Valley Homeowners Association (HOA) and/or Master Developer (MD) to mitigate or reduce the potential risk of wildfire and to improve the health and stability of the surrounding vegetation and wildlife habitat. Master Habitat Mitigation Plan The Habitat Mitigation Plan (HMP) was prepared in November 2010 and will provide long-term management goals, guidance, and implementation measures to address development within Habitat Areas of Special Concern (HASC) within the M3 Eagle property(Spring Valley). Preservation of Existing Historical Assets: Staff is not aware of any existing historical assets on the site. If any historical artifacts are discovered during excavation or development of the site, state law requires immediate notification to the state. J. STREET DESIGN: Private or Public Streets: The applicant is proposing to construct public streets within the development. The public streets to be constructed of eight(8)different street sections as identified below: Big Gulch Parkway(collector roadway): • A/PP-7: 60-foot wide street section (back of curb to back of curb), a 16-foot wide center landscape islands, 5-foot wide detached sidewalk with an 8-foot planter strip on the north side of the roadway, and a detached 8-foot "hard surface" trail on the south side of the roadway. • B/PP-7: 36-foot wide street section (back of curb to back of curb), 5-foot wide attached sidewalk on the north side of the roadway, and an attached 8-foot wide "hard surface"trail on the south side of the roadway. • C/PP-7: 60-foot wide street section (back of curb to back of curb), a 16-foot wide center landscape islands, 5-foot wide detached sidewalk on both sides of the roadway with an 8-foot planter strip on the north side of the roadway. Page 4 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzfdoc Ahari Way, Ardi Ct./Pl., Erreka Dr., Fiesta Ave., Haize Ave./Ct., Hegi Pl., and Latsa Dr./Pl./Way(local roadways): • A/PP-10: 36-foot wide street section with 5-foot wide attached sidewalk on both sides of the roadway. Azeri Ave., and Hegi St.: • A/PP-9: 54-foot wide street section, a 10-foot wide center landscape island, and 5-foot wide attached sidewalk on both sides of the roadway. Aldean Way,Ibar Way, Kale Street, and an unnamed cul-de-sac: • A/PP-8: 36-foot wide street section, 5-foot wide detached sidewalk and 8-foot wide planter strips on both sides of the roadway. Hilargi Ct: • B/PP-10: 36-foot wide street section and 5-foot wide attached sidewalk on the south side of the roadway only. Azeri Ave(south side of Big Gulch Parkway): • B/PP-9: 54-foot wide street section, 10-foot wide center landscape islands, and 5- foot wide detached sidewalk and 8-foot wide planter strips on both sides of the roadway. Applicant's Justification for Private Streets(if proposed):None proposed Cul-de-sac Design: Eight(8)cul-de-sacs are proposed for this site: • Ardi Ct.: 620-feet in length, 52-foot radius. 10-foot wide islands are proposed. • Ardi Pl.: 375-feet in length, 52-foot radius. 10-foot wide islands are proposed. • Haize Ct.: 1775-feet in length, 52-foot radius. 10-foot wide islands are proposed. • Hegi Pl.: 670-feet in length, 52-foot radius. 10-foot wide islands are proposed. • Hilargi Ct.: XX-feet in length, 52-foot radius. 10-foot wide islands are proposed. • Latsa Ct.: 375-feet in length, 52-foot radius. 10-foot wide islands are proposed. • Latsa Pl. / Latsa Way: 1340-feet in length, 52-foot radius. 10-foot wide islands are proposed. • "Unnamed" roadway: 345-feet in length, 52-foot radius, 10-foot wide islands are proposed. Two(2)knuckles are proposed for this site: • Aran Dr./Aldean Way intersection: 50-foot radius. 10-foot wide islands are proposed. • Aran Dr./Ibar Way intersection: 50-foot radius. 10-foot wide is proposed. Three(3)Bulb-outs are proposed for this site: • Ahari Way: 52-foot radius. 10-foot wide islands are proposed. • Haize Ave.: 52-foot radius. 10-foot wide islands are proposed. • Hilargi Ct.: 52-foot radius. 10-foot wide islands are proposed. Sidewalks: (See comments under Public Streets above.) Curbs and Gutters: Vertical curbs and gutters, which meet Ada County Highway District standards, are proposed for the interior streets. Page 5 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzf.doc Lighting: Lighting for the proposed public streets is required. Location and lighting specifications shall be provided to the City Zoning Administrator prior to the City Engineer signing the final plat. Street Names: Street names approved by the Ada County Street Name Committee are shown on the attached correspondence from that committee. K. ON AND OFF-SITE PEDESTRIANBICYCLE CIRCULATION: Pedestrian Walkways: (See comments under sidewalks above.) The preliminary plat, date stamped by the City on April 10, 2014, shows soft and hard surface trails varying in size from four feet to eight feet (4'-8') in width provided throughout the common areas and the detached sidewalk system located adjacent to the interior streets. Bike Paths: Eagle City Code Section 11A-13D-1-7 states that a bicycle pathway shall be provided in all subdivisions as part of the public right-of-way, within Open Space or separate easement, as may be specified by the City Council. L. PUBLIC USES PROPOSED: None are proposed, however the applicant will be required to create a public trail head with parking for access to the adjacent BLM property. M. PUBLIC USES SHOWN ON FUTURE ACQUISITIONS MAP:No map currently exists N. SPECIAL ON-SITE FEATURES: Areas of Critical Environmental Concern — Yes — The applicant has submitted a Habitat Mitigation Plan, date stamped by the City on April 10, 2014. Evidence of Erosion—No Fish Habitat—No Floodplain—Yes—The applicant has an approved Conditional Letter of Map Revision (CLOMR) and approved Floodplain Development Permit for work within the floodplain area. Mature Trees—Yes—Located adjacent to the existing dwellings and adjacent to High Ridge Lane. Riparian Vegetation—No Steep Slopes—Yes—The site contains 1.5-acres of slope area that exceeds 25% Stream/Creek—Yes—Big Gulch Channel and Farmer's Union Canal Unique Animal Life—unknown Unique Plant Life — Yes — See Habitat Mitigation Plan, date stamped by the City on April 10, 2014. Unstable Soils—unknown Wildlife Habitat—Yes—See Habitat Mitigation Plan, date stamped by the City on April 10, 2014. O. SUMMARY OF REVIEW OF ENVIRONMENTAL ASSESSMENT PLAN: The applicant submitted a Habitat Mitigation Plan, which was subsequently reviewed on behalf of the city by an environmental consultant (ECS) and a letter of adequacy stating the plan was sufficient was provided. Upon review and approval by ECS the City Council Page 6 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzfdoc approved the Habitat Mitigation Plan. The applicant has also submitted the Habitat Monitoring Plan and ECS has issued a letter of recommendation for the plan. P. AGENCY RESPONSES: The following agencies have responded and their correspondence is attached the staff report. Comments,which appear to be of special concern, are noted below: City Engineer: All comments within the engineer's letter dated April 30, 2014, are of special concern(attached to the staff report). City Attorney: All comments with the City Attorney's memorandum dated April 23, 2014, are of special concern(attached to the staff report). Ada County Highway District Central District Health Department of Environmental Quality Eagle Fire Department Eagle Sewer District Farmer's Union Ditch Company(Jerry Kiser) Idaho Transportation Department Settler's Irrigation District Tesoro Logistics Q. LETTERS FROM THE PUBLIC:None provided to date STAFF ANALYSIS PROVIDED WITHIN THE STAFF REPORT: A. COMPREHENSIVE PLAN PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: Chapter 6—Land Use 6.3 Land Use Designations The Comprehensive Plan designates this site as: Foothills Residential A unique combination of land uses within the Eagle Foothills that strives to balance residential, non-residential, and open space (developed and natural) use to create unique hamlets of development that place urban development within the natural environment without overcrowding or significantly altering the natural features found on the site. The overall density in the foothills should be approximately 1 unit per two acres. Residential densities should be calculated to be commensurate with the existing land conditions. Priorities for open space areas should be lands with slopes of 25% or greater and important habitat areas. No residential density should be granted for areas located within the Floodway. Units should be arranged in accordance with the transect plan as described in the Foothills planning area. 6.8 Land Use Sub Area The Comprehensive Plan designates this site to be located within the North Eagle Foothills Planning Area. Page 7 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzf.doc B. PLANNED UNIT MASTER PLAN (PUMP) PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • See Spring Valley PUMP(Planning Unit Master Plan)No. 1, staff report(PU-01-12). C. PLANNED DEVELOPMENTS SECTION A: M3/SPRING VALLEY (EAGLE CITY CODE TITLE 11) PROVISIONS WHICH ARE OF SPECIAL CONCERN REGARDING THIS PROPOSAL: • Eagle City Code Section 11A-3-7: Landscape and Buffer Area Requirements: A. Overview and Intent: The existing (non-developed) landscape character of Spring Valley, and much of the North Eagle Foothills, is predominantly non-native grasslands with some shrubs and agriculture and is quite different from the rest of Eagle and the Boise River corridor which contain dense plantings and large buffer areas along arterials and collector roadways, irrigated pastures, and riparian woodlands. The intent of these standards is to provide a landscape character that is appropriate to the foothills and balances aesthetics and livability with water demands and availability. These standards promote water conservation through the use of treated effluent for irrigation, efficient irrigation systems, and the use of native and other plants that require little or no irrigation to survive. In addition, these Guidelines shall be used in conjunction with the Grading Guidelines and Hillside Development Standards, Habitat Mitigation Plan and Wildfire Management Plan. The landscape concept for Spring Valley can be best described as a "Foothills Landscape." This concept is based on the landscape of the northern Rocky Mountain foothills and high-plains prairie. Foothills Landscape will be characterized by diverse layers of both deciduous and evergreen shrubs and trees that will create interest through its broad palette of indigenous material and other plants, including turf, utilized throughout the region. This concept also takes advantage of soil and exposure conditions to develop potential vineyard groves throughout the community with the rolling foothills as the backdrop. F. Irrigation Required: An underground automatic irrigation system is required for all development as defined in Chapter 11A-3-1 of this Title except as described below. 1. All required landscaped areas must be provided with an automatic underground irrigation system except upland re-vegetation areas that are intended to be naturalized (consisting of plant species that indigenous to or compatible with the area and do not require permanent irrigation). An above-ground system or hand watering may be used on a temporary basis until such areas are established and stabilized. Such areas are considered established and stabilized when a minimum of seventy percent (70%) of the re-vegetated area can exist without such supplemental watering. 2. The system shall be equipped with a reduced pressure backflow prevention device. 8. Use of non-potable water(treated effluent or re-use water) for use in the irrigation of lawn and plant material is required for public and common areas when available. Such systems may be phased or transitioned from potable water as treated effluent becomes available over time. Areas for transition shall be identified on the irrigation plans. Such public and common areas include: Page 8 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzf.doc a. Landscape along arterial and collector roadways b. Parks and sports fields c. Golf courses d. Community gardens e. Lakes and ponds f. Slopes 9. Reuse water may also be used for aquifer recharge and recovery subject to IDWR approval. 10. The master developer shall install the re-use system that is separate from the potable water system and meets all applicable state and local regulations. Stubs shall be provided to individual parcels to allow parcel developers to tie into the system as needed to irrigate common areas within the parcel. Such system may initially be installed as a dry line system to provide future connection to the re-use system when re-use water becomes available. 11. All non-potable water access points shall be clearly and permanently labeled with markers indicating that the water is not safe for human consumption. 12. Maintain all irrigation systems to ensure proper operation and water conservation. K. Buffer Areas/Common Lots 4. Major Roadways: Residential developments within Spring Valley, including, but not limited to, subdivisions and multi-family developments, shall be buffered from streets classified as collectors, arterials, and State Highways, as shown on Exhibit 4-A, or as determined by ACRD or ITD, to protect residential communities from noisy, potentially dangerous, high speed roads. The "buffer area" shall be defined as a common lot located between the residential lots within the subdivision and the right of way line of the adjacent roadway. This buffer is required as part of the common area open space owned and maintained by a homeowners' association. Any landscaping proposed to be within the public right of way shall not be included as a part of the buffer area required below. The height for berming/fencing, except as noted below, shall be measured from the elevation of the final grade of the adjacent roadway (measured at the centerline) to the top of the proposed berming/fencing. The required buffer area width, plantings, walls and fencing are described in subsection L below: Page 9 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzidoc r r.. " a, 1 � „ x4 „4,34,i t w_ mi f, a. »... A.�knrthilh Principal Arlenal fir- .1 (� I ;„ ."tr rr othills Minor Arterial r? 1 .�`d' � l':' C I. .?-C.c Iles for Strtri wir "l ct��.,,' �-_Pnnc�pal.4rtcrial fliighw:n�:::,,,,,,,"lll .a,y i © I otr, il Rounda boucx kr d.. IC' \ { �.s 4l nrx ( r I�r �Cr 1 al � � +��a'� � F 's l �` r 1 f a :y, V '�/.. / A' Rai/� � t' r 40 t,''' f NI ' r r � 3 t a„„ ';1't r a is t[ �d ; : a C . q ; •t 1 £ 4f t ” w s , ' a a . A *{ e ` w It y ti,s t ' ,' r10.--,,,-,' :,.;-..,..F.-7:- ,'al' ..i!::: ' '.r,* ee L. Streetscapes The following standards shall apply to Spring Valley internal and perimeter roadways as shown on Exhibit 4-A above. In all cases, any planting within public rights of way shall be with approval from the public entity owning the property. (The rights of way widths and pavement areas in the sections below are shown for illustrative purposes only. Actual rights of way widths and lane configurations will be determined by ACRD and ITD as appropriate.) 2. Collector Streets a. The landscape buffer for collector streets shall be twenty feet (20') minimum except where it is adjacent to single family residential uses where it shall be thirty five feet(35')minimum(not including right of way). See Exhibit 4-D. b. A detached sidewalk shall be provided on both sides of the street at least eight feet(8') from the back of curb. The sidewalk shall be a minimum of five feet (5') wide and may or may not meander depending on the streetscape concept shown on the PUMP. Sidewalks may be attached to the curb in front of bus pullouts, drop-off areas, on-street parking areas, and similar circumstances as approved by ACRD and the city, but shall be six feet (6') minimum width in such locations. An eight foot (8') wide multi-use pathway on one side of the street may be approved by the city within low density areas (one (1) acre lots and larger) or along streets adjacent to regional open space depending on the streetscape approved by the City on the PUMP. c. The following plant material shall be provided, at a minimum, within the limits of the buffer area: (1) Two (2) trees per one hundred (100) linear feet of street frontage except next to single family residential uses where there shall be three (3) trees per one hundred(100) linear feet. Page 10 of 45 K.\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzf doc (2) One (1) shrub/groundcover per seventy five(75) square feet of buffer area (excluding sidewalks, drives and other hardscape areas). Turf may be used in place of shrubs/groundcovers, but the amount used shall not exceed 50% of the landscape area on a plat by plat or phase by phase basis. d. A minimum five foot (5') high, maximum eight foot (8') high, berm, decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall, or fence, or combination thereof shall be provided within or at the limits of the buffer area adjacent to single family residential lots or at the property lines of such lots. The maximum slope for any berm, if provided, shall be three feet(3')horizontal distance to one foot(1')vertical distance. If a decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall is to be provided in combination with the berm, a four foot (4') wide flat area shall be provided for the placement of the decorative wall. Chain link, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted. Walls or fencing are not required adjacent to multi-family residential uses except when necessary to provide a buffer to enclose private outdoor living space, non-residential uses or open space. xt 't I of ,aik.r �t 5 Pavement Area I Median I Pavement Area r 5' �Walk� 8 ii2. If it }, 8' ,Walks s R.O.W. 2 35'Landscape 20'landscape Buffer(Min.) Buffer(Min.) Adjacent to Single Adjacent to Non-Single Family Residential Family Residential Exhibit 4-D Collector Street Section 4. Local Residential Streets a. There are no landscape buffers for local residential streets. The minimum setback for local streets (both public and private) in single and multi-family residential uses shall correspond to the building setbacks identified in Chapter 2, Land Use Standards, Table 2.2, Residential District Development Standards, Single Family Residential Uses and Table 2.3, Multi-Family Residential Uses in the Spring Valley Development Standards. b. An attached or detached sidewalk shall be provided on both sides of the roadway as shown on Exhibit 4-F below. If the sidewalk is detached it must be at least six feet(6') from the back of curb with a root barrier or eight feet (8') without a root barrier to support a Class II tree and ten feet(10')to support a Class III tree. The sidewalk shall be a minimum of five feet (5') wide and may or may not meander Page 11 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf doc depending on the streetscape concept. The sidewalk requirement may be waived as part of the PUMP approval in the following conditions: (1) A single-loaded street adjacent to a slope (sidewalk shall be required on the loaded side only). (2) A double-loaded street in a hillside area where topographic constraints allow sidewalk on one side of the street only to minimize grading. (3) Single Family Special Lot (SFSL) neighborhoods as detailed in the Spring Valley Development Standards(sidewalk shall be required on at least one side of the street). (4) Low density (one (1) acre and larger lots) neighborhoods (sidewalk requirement may be waived where a striped four foot (4') wide shoulder is provided) c. One shade class (Class II or Class III) selected from the approved tree list in subsection Y of this Chapter shall be located on both sides of all street with the landscape strip between the sidewalk and the curb. If the sidewalk is attached, then the tree shall be planted a minimum five feet (5') in back of the sidewalk. Trees shall be planted at the front of each lot generally located on each side of the lot line corner with the distance between trees to be a minimum of thirty five feet (35')and a maximum of eighty feet(80')of street frontage. d. All mailboxes shall be located outside of the minimum sidewalk width and outside of required site triangles. awn • tm' �4 a See Residential District 5 t 6 Attached Development Standards Walk Pavement Area ,Min.,Walk„ or Detached for Min.Setbacks for Setback s. Setback f Walk Allowed Single and Multi-Family Homes R.O.W.(2'b.o.c.) / Exhibit 4-F Local Street Section 6. State Highway 16 a. The landscape buffer for State Highway 16 shall be one hundred feet (100') minimum next to residential uses and sixty feet (60') minimum next to non- residential uses(not including right of way). See Exhibit 4-H. b. The following plant material shall be provided, at a minimum, within the limits of the buffer area; (1) Five (5) trees and twenty (20) shrubs/groundcovers per one hundred (100) linear feet of right of way. Turf may be used in place of shrubs/groundcovers, but the amount used shall not exceed 50% of the landscape area on a plat by plat or phase by phase basis. Page 12 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf.doc (2) Additional plant material may be provided within the ITD right of way subject to a license agreement with ITD. c. A minimum ten foot (10') high, maximum twelve foot (12') high, berm, decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall, or combination thereof shall be provided within the buffer area adjacent to residential lots. The height of the berm and/or wall shall be measured from the elevation of the grade beneath such berm and/or wall. The maximum slope for any berm shall be three fee (3') horizontal distance to one foot (1') vertical distance. If a decorative block wall, cultured stone, decorative rock, or similarly designed concrete wall is to be provided in combination with the berm, a four foot (4') wide flat area shall be provided for the placement of the decorative wall. Chain link, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted. A berm or decorative wall is not required adjacent to non- residential uses. t •° 10 High(Minty '— 12'High(Max.)Berm 100' i 00 Min.Setback Next To Residential ROW May Vary 60'Min.Setback Next To Non-Residential Exhibit 4-1-i Highway 16 Section 7. Medians a. The minimum width of a median, if provided, that will support trees is eight feet (8') for Class II trees and ten feet (10') for Class I and III trees. The minimum width of a median that will support turf is ten feet(10'). The minimum width of a median that will support shrubs and groundcovers is four feet(4'). If a median or median nose is narrower than four feet (4'), the area shall be filled with stamped concrete, decorative pavers or rock. Medians will generally be provided on arterial, collector and urban streets. b. The following plant material shall be provided, at a minimum,within the median: (1) One (1)tree per fifty(50) linear feet of median. (A minimum of two (2)trees are required in medians over thirty five feet(35') in length.) (2) One (1) shrub/groundcover per seventy five (75) square feet of landscaped area. Turf may be used in place of shrubs/groundcovers, but the amount of Page 13 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf.doc turf shall not exceed fifty percent (50%) of the landscaped area on a plat by plat or phase by phase basis. (3) In the event a median is less than thirty five feet (35') in length, a single tree shall be permitted. Shrub/groundcover and turf requirements (above) would apply. M. Parks, Open Space and Common Areas 1. Parks within Spring Valley shall be planted, at a minimum, with the following: a. Turf, either seed or sod. b. One(1)tree per twelve hundred(1,200)square feet of non-pervious space. c. Four(4) shrubs/groundcovers per tree. 2. Parks shall contain at least five(5)of the following amenities: a. Ball field b. Sports court c. Swimming pool and/or spa d. Recreation/community building e. Restroom building f. Play equipment g. Shade structure h. Picnic table i. Bench j. BBQ grills k. Trash container 1. Sidewalk/trail m. Bike rack n. Pet refuse container 3. Open space tracts and common areas that are not considered parks, roadway landscape buffers, or parking area perimeters shall be planted, at a minimum, with the following: a. One(1)tree per twelve hundred(1,200) square feet. b. Four (4) shrubs/groundcovers per tree. Hydroseeding may be used in conjunction with plants or by itself for re-vegetating disturbed areas. c. If turf is used, every fourteen (14) square feet of turf shall count for one (1) shrub/groundcover, however, turf shall not exceed thirty percent(30%) of the open space or common area or the required shrub/groundcover quantities. N. Wetland/Riparian Areas Wetland and riparian area construction and maintenance shall follow the principles and guidelines contained sections 7.4.3 through 7.4.5 and Appendix B of the Spring Valley Habitat Mitigation Plan. A plant list for wetland/riparian areas is contained subsection Y of this Chapter. Page 14 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzfdoc 0. Slope Re-Vegetation for Naturalized Areas Disturbed and manufactured slopes with the Habitat Areas of Special Concern (HASC), as identified in the Habitat Mitigation Plan, that are intended to be restored to a natural-like condition shall be identified on the Planning Unit Master Habitat Mitigation Plan and re-vegetated with a combination of grasses, forbs and shrubs native to the region or otherwise favorable to regional climactic and soil conditions. Re-vegetation may also occur on other existing open space areas to be retained within the HASC that have been affected by fire or have otherwise been degraded. 1. Re-vegetation shall follow the recommendations and criteria in the Habitat Mitigation Plan, Sections 7.4.4 through 7.4.5. 2. A plant list for use in natural slope re-vegetation in upland areas is contained in subsection Y of these guidelines. Seed mixes and rates shall be based on Natural Resource Conservation Service (NRCS) or other approved guidelines. Seed mixes may be adjusted as necessary according to the response and success of the re-vegetation project. Native and approved non-native shrubs may also be planted from container material, plugs or transplants to supplement the seed mix to increase the success rate of the re-vegetation application and for soil stability and aesthetics. 3. Native species shall be emphasized, but desirable non-native species may also be included for structural and functional components. Non-native species shall be sterile or non-aggressive, i.e. they won't compete or displace more desirable native species. 4. Temporary irrigation may be used to facilitate plant establishment and growth rates but shall be discontinued after establishment as defined in subsection F-17-d of this Chapter. 5. Seedings without irrigation shall be allowed to germinate for approximately one (1) year based on seasonal and time constraints. The following year (early spring), plugs, super-cells, potted plants and transplants of a variety of grasses, forbs and shrubs may be added to re-establish a diverse stand of native or desired species. 6. Seed application shall be by rangeland drill (set to the appropriate depth) or broadcasting (hydroseeding). Broadcast seeding shall require scarification of the soil surface. 7. All areas shall be classified in a Noxious Zone at the time of PUMP approval. Noxious weed control shall comply with the noxious weed containment plan per section 7.4.5 of the Habitat Mitigation Plan. 8. Success of re-vegetation objectives shall be based on the habitat quality descriptors defined in Table 2 of the Habitat Mitigation Plan., 9. All natural slope re-vegetation shall be fully established within five (5) growing seasons. Such areas shall be considered established when a minimum of seventy percent (70%) of the plants can exist on rainfall alone, see F-17-d of these standards. Page 15 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf doe P. Single Family Residential Neighborhoods 1. Landscape along local streets shall be in accordance with the requirements in subsection L-4-c. 2. Common Open Space: a. Single family residential neighborhoods (except those in the RR and ER districts) shall contain a minimum of six hundred (600) square foot common open space per lot of which a minimum of fifty percent (50%) shall be an amenity area for active and/or passive recreation. An amenity area is defined as ground with a slope of 10% or less. b. The following shall be provided, at a minimum,within the amenity area: (1) One (1)tree for every twelve hundred (1,200) square feet of landscapable area. (2) Turf in fifty percent(50%)of the landscaped area. (3) Seventy five percent (75%) vegetative cover (shrubs/groundcovers) in non-turf landscaped areas after three(3)years of planting. (4) A walkway and seating area with bench. (5) A trash receptacle and pet refuse bag dispenser (6) Walkway/pathway linkage to a regional or community trail when adjacent to such trail. c. Optional items within amenity areas shall include, but are not limited to: (1) Children's play area with play structure (2) Shade structure (3) Picnic table(s)and BBQ grill(s) 3. Landscape within common areas outside of amenity areas shall be in accordance with the requirements in subsection M-3. • Eagle City Code Section 11A-3-9: Lighting: B. Street Lighting 1. The master developer or subdivision developer shall install streetlights at locations described in subsection B.3 below (and as approved by the Administrator). After installation and acceptance by the Administrator, the owners association shall pay the cost of maintenance and power and assume ownership of the streetlights. 4. Street lights shall be generally placed at intersections, at the end of cul-de-sacs and other locations as necessary and subject to city approval to provide for roadway and neighborhood safety. Street light spacing between intersections shall be as follow: (1) Type A Street Light: One thousand feet (1,000') maximum or as otherwise determined by the city. (2) Type B Street Light: Thirteen hundred feet (1,300') maximum or as otherwise determined by the city. Page 16 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No I pzf doc D. Pathway/Trail Lighting 1. Pathway/trail lighting shall consist of two types — pole lights and bollard lights. Pole lights are identical to parking area lights and are located at trailheads, pathway/trail entries and intersections and other focal points, such as seating areas. Bollard lights shall be located along the paved section of the Big Gulch Regional Trail. Bollard lights shall be a concrete rusted finish pole, or equal, as shown in Exhibit A. • Eagle City Code Section 11A-12C-2-1: Location and Design: Street and road location and design shall conform to the following standards: A. Street Location and Arrangements: When an official street plan or comprehensive development plan has been adopted, streets within a subdivision shall conform to such approved plans including ACHD, PUMP or Spring Valley Master Streets & Circulation Plan. B. Minor Streets: Minor streets shall be so arranged as to discourage their use by through traffic. C. Stub Streets: Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall be such that said streets extend to the boundary line of the tract to make provisions for the future extension of said streets into adjacent areas, and shall have a cul-de-sac or temporary cul-de-sac if stub street is longer than 150 feet in length. A reserve street may be required and held in public ownership. D. Relation to Topography: Streets shall be arranged in proper relation to topography so as to result in usable lots, safe streets and acceptable gradients. E. Public Alleys: Public alleys shall be provided in multiple dwelling or commercial subdivisions unless other provisions are made for service access and off street loading and parking. Dead end public alleys shall be prohibited in all cases. G. Cul-De-Sac Streets: Cul-de-sac streets shall not be more than five thousand feet (5,000') in length and shall terminate with an adequate circular turnaround having a minimum radius of fifty feet (50') of right of way including a landscape island with a minimum radius of ten feet(10'). A minimum of thirty feet(30') of pavement shall be provided between the landscape island and the outside edge of the street as measured from the face of curb of the island to the face of curb located on the outside edge of the street. One traffic control sign stating that on street parking is prohibited within the turnaround shall be installed at the entrance of the turnaround on the driver's side of the street. All cul-de-sac streets shall include bulb-outs every seven hundred fifty feet (750') to allow for emergency vehicles to turn around. No more than forty (40) lots shall be located on any cul-de-sac street between bulb-outs or beyond the final bulb- out. Exceptions to the requirements set forth in this paragraph may be considered by the City Council if approved by the fire department and the highway district having jurisdiction. • Eagle City Code Section 11A-13A-6: Rules and Definitions: COLLECTOR STREET: A street designated for the purpose of carrying traffic from minor streets to other collector streets and/or arterial streets. Page 17 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzfdoc EASEMENT: A grant by a property owner to specific persons or to the public to use land for specific purposes. Also, a right acquired by prescription. FLOODPLAIN: The relatively flat area or lowland adjoining the channel of a river, stream, lake or other body of water which has been or may be covered by water of a flood of 100-year frequency. The floodplain includes the channel, floodway or floodway fringe, as established pursuant to engineering practices of the U.S. Army Corps of Engineers, as follows: CHANNEL: A natural or artificial watercourse of perceptible extent, with definite bend and banks to confine and conduct continuously or periodically flowing water. OPEN SPACE: Land which is set aside for use by residents of Spring Valley or the general public for recreation, agriculture, habitat, vegetation, scenic or similar uses. Open Space may be developed or natural and may include: (i)public and private parks, sports fields, and trails; (ii)golf courses; (iii)equestrian centers; (iv)vineyards and other agricultural lands; (v) landscape easements or common areas inside or outside of public rights of way; (vi) floodplains and floodways; (vii)the lesser of 50 percent of school sites or the area of playfields, (viii) scenic corridors; (ix)undeveloped hillsides; (x)wetlands, wildlife habitat, drainage areas, and unique or sensitive plant areas; and(xi)conservation easements or permanent open space on private lands or lots subject to deed restriction. Open Space may be publicly or privately owned and may be accessible or inaccessible to the public. The minimum Open Space within Spring Valley shall be twenty percent (20%)of Spring Valley or 1,203 acres. The minimum amount of Open Space within any Planning Area shall be fifteen(15%)of the total gross acres of the Planning Area. OPEN SPACE, ACTIVE: Open Space which includes,but is not limited to, athletic fields, buildings or structures for recreational activities including picnic areas, community garden, golf courses or sports courts, children's play area, dog play area, and pathways, excluding passive open space areas. Landscape buffer areas not required pursuant to Chapter 2A of this Title 11 may be considered, in part, as active open space provided a pathway or other active amenity is located within and incorporated into the buffer area. OPEN SPACE, PASSIVE: Open Space which includes,but is not limited to, landscaped buffer areas required pursuant to Chapter 2A of this Title 11 (including the sidewalk within the buffer area), natural areas, wetland areas, ornamental gardens, decorative fountains, and water bodies, excluding active open space areas. SUPER PAD/LARGE LOT: One(1)or more lots, each at least two(2)acres in size, identified as"Super Pad(s)/Large Lot(s)on a plat for grading and/or further development. Such Super Pad(s)/Large Lot(s)will be graded and will have adequate roads and utilities stubbed to such lots in preparation for replatting. Such Super Pad(s)/Large Lot(s)are not considered buildable lots until replatted as provided in Chapter 12 of Title 11. • Eagle City Code Section 11A-13C-2-2: Street Widths: A. Street and road right of way widths, grade, alignment, and so forth, shall conform to the adopted major street plan or applicable PUMP and shall be approved by the Ada County Highway District and/or other agency having jurisdiction. B. Notwithstanding subchapter A of this chapter, access from a frontage road onto an arterial street shall be limited to one thousand five hundred feet (1,500') between points. Page 18 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzfdoc • Eagle City Code Section 11A-13C-2-3: Intersections: Intersections shall conform to the following standards: A. Angle Of Intersection: Angles of street and driveway intersections shall be approved by the highway district having jurisdiction. B. Sight Triangles: Minimum clear sight distance at all street and driveway intersections shall be approved by the highway district having jurisdiction. C. Number Of Streets:No more than two(2) streets shall cross at any one intersection. • Eagle City Code Section 11A-13C-4: Easements: A. Unobstructed utility easements, where required, shall be provided along front lot lines, rear lot lines and/or side lot lines not to exceed the required building setbacks. B. Unobstructed drainageway easements shall be provided in conjunction with the utility easement alongside lot lines or as required by the city council. Total easement width, including the utility easement, shall not be less than twelve feet (12'), except that lesser easement widths, to coincide with respective setbacks, may be considered as part of the plat. C. All natural drainage courses shall be left undisturbed or be improved in a manner which will improve the hydraulics and ease of maintenance of the channel. • Eagle City Code Section 11A-13C-6: Public Sites and Open Spaces: Public sites and open spaces shall conform to the following standards: A. Natural Features: Existing natural features which add value to residential development and enhance the attractiveness of the community(such as trees, watercourses, historic spots and similar irreplaceable assets) shall be preserved in the design of the subdivision. B. Open Space: The minimum amount of open space that must be set aside for open space within Spring Valley shall comply with Chapter 3 of this Title 11A. The minimum amount of open space in all single family residential subdivisions (except for the RR and ER land use districts)shall be six hundred(600)square feet per lot, The minimum amount of Open Space within any PUMP shall be fifteen percent (15%) of the total gross acres of the PUMP. No plat shall be approved within any Planning Area if, with the approval of such plat,the platted and unplatted Open Space in the PUMP would fall below fifteen percent (15%) of the total gross acres of the PUMP. Plats may be denied if the City finds the applicant is unable to show that fifty percent (50%) of all dwelling units in the Planning Area, sixty-five percent (65%) of all single-family detached lots less than five thousand(5,000) square feet in the Planning Area, and fifty percent (50%) of all single-family detached lots less than eight thousand (8,000) square feet in the Planning Area, will abut some form of Open Space. If a plat contains Community Park(s), as defined in the PADA, any Community Park shall contain a minimum of eight(8)acres of active and passive Open Space. If a plat contains Neighborhood Park(s), as defined in the PADA, any Neighborhood Park shall contain a minimum of three(3)acres of active and passive Open Space. Page 19 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf.doc C. Ownership And Management Of Open Space: a. Ownership Of Open Space: The applicant must identify the owner of the open space who is responsible for maintaining the open space and facilities located thereon. If a homeowners' association is the owner, membership in the association shall be mandatory and automatic for all homeowners of the subdivision and their successors. If a homeowners' association is the owner, the homeowners' association shall have lien authority to ensure the collection of dues from all members. The responsibility for maintaining the open space and any facilities located thereon shall be borne by the owner. b. Management Plan: Applicant shall submit a plan for management of open space and common facilities(plan)that: (1) Allocates responsibility and guidelines for the maintenance and operation of the open space and any facilities located thereon, including provisions for ongoing maintenance and for long term capital improvements; (2) Estimates the costs and staffing requirements needed for maintenance and operation of, and insurance for,the open space and outlines the means by which such funding will be obtained or provided; (3) Provides that any changes to the plan be approved by the city council; and (4) Provides for enforcement of the plan. c. Temporary Maintenance By City; Corrective Action: In the event the party responsible for maintenance of the open space fails to maintain all or any portion in reasonable order and condition, the city of Eagle may assume temporary responsibility for its maintenance and may enter the premises and take corrective action, including the provision of extended maintenance. The costs of such maintenance shall be charged to the owner, homeowners' association, or to the individual property owners that make up the homeowners' association, and may include administrative costs and penalties. Such costs shall become a lien on all subdivision properties. The exercise by the city of Eagle of its right to assume temporary maintenance responsibility to take corrective action shall not relieve the property owner of their maintenance responsibility nor should it be construed as the city assuming permanent responsibility for such maintenance. • Eagle City Code Section 11A-13C-8: Fences: Any fencing located adjacent to Open Spaces and on the street side of all corner lots shall be an open fencing style such as wrought iron or other similar decorative style, durable fencing material. Specific buffer area fences and decorative walls may be allowed as otherwise required in Chapter 3 of this Title 11A. Chainlink, cedar, and similar high maintenance and/or unsightly fencing shall not be permitted within the above designated areas. A chapter within the subdivision CC&Rs shall be created for the regulation of fences to this effect. • Eagle City Code Section 11A-13D-1-3: Curbs and Gutters: A. Generally: 1. Vertical curbs and gutters shall be constructed on collector and arterial streets. Page 20 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzfdoc 2. Rolled curbs and gutters, or other treatments acceptable to ACHD, may be required on minor streets. 3. All construction shall be in accordance with the standards and specifications adopted by the Ada County Highway District. B. Driveways, Curb Cuts: All driveway openings and curbs shall be as specified by the Ada County Highway District or the Idaho transportation department. • Eagle City Code Section 11A-13D-1-5: Streetlights: The Developer or subdividers within Spring Valley shall be required to install, at the Developer's or subdivider's expense, streetlights that are not the obligation of ACHD in accordance with specifications and standards set by Chapter 3 of this Title 11A and at locations designated by the Administrator. After installation and acceptance by the Administrator, the homeowners' association shall pay the cost of maintenance and power and assume ownership of the streetlights that are not the obligation of ACRD. • Eagle City Code Section 11A-13D-1-6: Pedestrian/Bicycle Pathway and Sidewalk Regulations: A. Intent: The placement of pathways is intended to encourage nonmotorized forms of travel, and to provide safe, convenient and aesthetic alternative travel routes to common destinations such as schools, parks, shopping centers, etc. The following factors will be considered in the placement of any pathway: the utility and need for a given pathway, impacts to existing neighborhoods, compliance with the transportation/pathway network maps within the Spring Valley Master Parks, Trails and Open Space Plan, pathway design as it relates to both crime prevention and function, and the responsibilities of ownership,maintenance, and liability. B. Location: 1. The city shall require the creation and maintenance of pathways (except in cases where it is shown to be inappropriate),that provide access to adjacent: a. Schools; b. Public parks; c. Adopted pathway elements within the Spring Valley Master Parks, Trails and Open Space Plan; d. Neighborhoods; e. Shopping areas; f. Public lands; g. Transportation or other community facilities, and vacant parcels,held either publicly or privately which could provide future neighborhood connection(s) to the above noted sites; and h. In similar cases where deemed appropriate. In addition, pathways may be required to connect sites other than those noted above when there is evidence that a pedestrian/cyclist would otherwise be forced to travel alongside a designated arterial roadway, or other roadway that may be hazardous for nonmotorized forms of travel, in order to reach the desired destination, or Page 21 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf.doc • D. Pathway Design: While the city may exercise considerable discretion in determining the design of pathways, the following minimum standards shall be followed: 1. Paved pathways: Neighborhood pathways within subdivisions which are designed for primary use by the residents of the subdivision shall be a minimum four feet (4')wide and shall be located within a minimum sixteen foot(16')wide pedestrian access easement. Community pathways within Spring Valley that are designed for primary use by residents, workers and visitors in Spring Valley shall be a minimum of five feet(5') wide and shall be located within a minimum of sixteen foot(16')wide pedestrian access easement. Regional pathways such as the within the Big Gulch Regional Park and pathways located adjacent to major roadways shall be a minimum eight feet (8') to ten feet (10') wide and shall be located within a minimum twenty foot(20')wide pedestrian access easement. 2. Unpaved or soft pathways: Neighborhood pathways widths within subdivisions may range from four feet (4') to six feet (6') and be located within a minimum sixteen foot (16') wide access easement. Community pathways within the community at large may range from five feet (5') to six feet (6') and be located within a minimum sixteen foot (16') wide access easement. Regional trails are those trails along highly trafficked corridors or with access to or from major trailheads and shall be a minimum six feet(6')to eight feet(8')wide and shall be located within a minimum twenty foot(20')wide pedestrian access easement. 3. Barriers may be placed at the terminal ends of paths to restrict use by motor vehicles while allowing use by bicycles, wheelchairs and other modes of travel. 4. A minimum five foot (5') wide landscaped area/building and fence setback, as measured from both edges of the path, shall be required, and will be owned by either the abutting property owner(s) or a homeowners' association unless accepted by a public entity. The five foot (5') wide landscaped area on either side of the pathway may be decreased to a minimum of two feet(2')wide(as measured from the edge of asphalt to the easement line) when used in conjunction with a meandering pathway, however, the total width of the landscape area shall not be less than ten feet(10') (i.e., 2 feet on one side of the path and 8 feet on the other). For safety purposes, planting material in this area is limited to three feet (3') in height. The landscape, fence and building regulations for this area shall be indicated by a note on the plat. 5. The official design standards for pathways set forth in the following manuals are to be used as guides: the "Bicycle Pedestrian Design Manual" for Ada County,the "Design Guide For Accessible Outdoor Recreation", and the "Guide For The Development Of Bicycle Facilities", or other nationally recognized design standards. 6. A root barrier shall be placed along the side of the paved pathways when trees are planted within five feet(5') for Class 1 and III trees and four feet(4') for Class II trees of a paved pathway to prohibit tree roots from damaging the pathway surface. The root barrier shall consist of black injection molded panels with a minimum of 0.085 inch wall thickness in modules a minimum of twenty-four inches (24") long by twenty-four inches (24") deep. Each panel shall have no less than four (4) vertical deflecting ribs of a minimum 0.085 inch thickness protruding one-half inch (1/2") at ninety degrees (90°) from the interior of the panel, spaced six inches (6") apart. A minimum of nine (9) antilift tabs, three (3) Page 22 of 45 K\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzf.doc each between the vertical ribs, shall be integrated into each panel, measuring a minimum of 0.085 inch thickness and protruding three-eighths inch(3/8")from the panel wall. An integrated joining system shall be employed for instant assembly by sliding one panel into the other. An alternative type barrier system of equal root penetrative resistance may be considered on a case by case basis, subject to the approval of the zoning administrator. 7. In order to design for crime prevention, the following design standards will be followed: a. The use of"see through", open fencing, such as wrought iron, is preferred, as it provides better visibility from adjacent homes or buildings. View walls consisting of part wall (one half the height or less of the barrier) and part fence are also acceptable. Solid fencing is discouraged. b. Adequate lighting along regional trails may be provided per Chapter 3 of this Title 11A, as determined by Eagle city council and may be owned and maintained by the city of Eagle once the path is turned over to the city for maintenance. c. The use of sharp corners and curves in the design of the paved paths is discouraged. 8. Consideration shall be given to off street parking where paths connect to popular destination points and nearby streets may become congested with vehicles parked by pathway users. Where pathway links connect to major public open space that require vehicular parking, the council may request the developer to designate land to be purchased and maintained by the appropriate public authority for public parking. Buffering of surrounding residential uses shall be considered in the area for purchase. E. Responsibility: The following provisions are intended to provide guidance to those entities that are responsible for construction, maintenance and/or liability for a pathway. Installation costs, which may include construction of the pathways, are the responsibility of the developer. Regional pathway construction costs are eligible for park impact fee credit. 1. Homeowners'Association: a. Pathway systems, such as neighborhood and community pathways, within a proposed subdivision providing access to private common space and/or other amenities that are used solely by the residents of a subdivision shall be the responsibility of the homeowners'association. b. Where the residents of a subdivision will be the primary beneficiaries of a pathway, and travel from adjoining neighborhoods will be minimal, a homeowners'association may be required to take responsibility for that path. 2. City of Eagle: When location, length and design of a path have been agreed upon by the city of Eagle and the developer, the city may accept maintenance and liability for the pathway as designated in the Spring Valley Master Parks, Trails and Open Space Plan, so long as the pathway is in good condition and repair. Page 23 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzf.doc F. Sidewalk Design: 1. Sidewalks: An attached or detached sidewalk, a minimum five feet (5') wide, shall be required on both sides of the street, except as provided herein. Sidewalks may be eliminated on one or both sides of the street in hillside areas to minimize topographic impacts and grading. Sidewalks on only one side of the street may also be allowed in the following conditions: a. The average width of lots, as measured at the street frontage line or at the building setback line, is over one hundred fifty feet(150'). b. Within ER and RR neighborhoods. c. On single-loaded streets(that is, streets with lot access on only one side of the street). d. Sidewalks may be eliminated on both sides of a local street under the following conditions and in compliance with Ada County Highway District standards. The applicant shall show a means of alternative pedestrian movement in the area: (i) When the existing slope of the hillside exceeds eighteen (18)percent. (ii) When lots exceed an average of five(5)acres in size within a plat. • Eagle City Code Section 11A-13D-1-7: Bicycle Pathways: A bicycle pathway system shall be provided within all subdivisions as part of the public right of way, within Open Space, or separate easement, as may be specified by the city council. • Eagle City Code Section 11A-13D-1-8: Underground Utilities: Underground utilities are required. • Eagle City Code Section 11A-13D-1-9: Water Supply and Sewer Systems: Construction; Extension: All public water supply or sewer systems (serving 2 or more separate premises or households) shall be constructed in accordance with any adopted local plans and specifications. The Developer is constructing a new City-owned public water supply system and a new sewer systems in Spring Valley The City shall be the exclusive municipal supplier of water to the lands within the Spring Valley development. The City may allow connection to the City-owned water system in Spring Valley if it is deemed to be in the best interest of the City. B. Approval Of Plans: All water and sewer plans shall be submitted to the Idaho department of health and welfare or its authorized agent for approval in accordance with the provisions of chapter 50-1326, Idaho Code. C. Pressurized Irrigation Facilities: 1. Irrigation water for all residential dwelling units shall be provided with water from the municipal system or from available surface water, as outlined herein. Plans and documents completed in accordance to the required standards and regulations shall be submitted with the application for a preliminary plat in accordance with the Spring Valley Irrigation and Reuse Master Plan and in accordance with the adopted supplemental standards and regulations (Titled Page 24 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzfdoc "Pressure Irrigation Standards, incorporated herein by reference). The following design requirements and the requirements provided within the supplemental "Pressure Irrigation Standards" shall apply to the pressurized irrigation system. These standards shall supplement all other regulations, and where at variance with other laws, regulations, ordinances or resolutions, the more restrictive requirements shall apply. The city council may determine that revisions to the supplemental standards are warranted and make such revisions by act of a resolution. a. When surface water is available, the developer shall install a separate pressure irrigation system in accordance with the "Pressure Irrigation Standards" and the "Spring Valley Irrigation and Reuse Master Plan: If no surface water is available, the developer may be granted a waiver to install individual irrigation connections to the municipal system. b. A separate pressurized irrigation system that utilizes surface or reuse waters shall be designed by a licensed professional engineer registered in the state of Idaho, and the construction plans for the system shall be reviewed and approved by the City Engineer. The design shall conform to the "Pressurized Irrigation Standards"for the City of Eagle. c. Development areas that are not provided with a separate pressured irrigation system shall be provided with a connection to the potable water system with the approval of the City, City Engineer, and the potable water purveyor. The following standards shall apply to individual irrigation connections to the potable water system. 1. The installation of a DEQ approved reduced pressure backflow (RPB) prevention assembly or an air gap separating the irrigation system and the potable water system will be required on the property side of the domestic water meter. 2. The RPB prevention assembly shall be installed, owned, and maintained by the property owner. Failure to properly maintain the RPB will result in a shutoff of municipal water supply to the property until fully mitigated in accordance with City shutoff policy. 3. The RPB shall be installed within 5 feet of the City water meter and shall be accessible to City staff. 4. The property owner shall have the RPB inspected by an appropriately licensed inspector and in accordance with State requirements annually and shall provide the results of a passing inspection to the City. Failure to complete the required inspection will result in a shutoff of water service until completed. 5. The City may assess a monthly service fee as part of the water bill to cover costs associated with the testing and monitoring of the RPB prevention assembly and administration of the City's cross connection control policy. d. Irrigation water may consist of a combination of surface water,treated effluent, and ground water as identified within the Spring Valley Irrigation and Reuse Master Plan. Page 25 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 paf doe 2. All development which is required to be served by a separate pressurized irrigation system must be constructed, operated, and maintained in accordance with this chapter and in accordance with the approved Spring Valley Irrigation and Reuse Master Plan that may be amended from time to time. The Spring Valley irrigation system shall be served by a Permit to Appropriate Water issued by the State of Idaho Department of Water Resources (Permit No. 63-32573) or other acquired water rights, surface water, or treated effluent in accordance with the Spring Valley Irrigation and Reuse Master Plan that may be amended from time to time. • Eagle City Code Section 11A-13D-1-10: Storm Drainage; Flood Controls: A. Adequate Storm Drainage System: An adequate storm drainage system to accommodate storm water runoff from the public rights of way shall be required in all subdivisions. The requirements for each particular subdivision shall be established by the Ada County Highway District and/or the Idaho Transportation Department, and construction shall follow the specifications and procedures established by said Ada County Highway District or Idaho Transportation Department. B. Interceptor Ditches: Interceptor ditches shall be established above all cut/fill slopes, and the intercepted water conveyed to a stable channel or natural drainageway with adequate capacity. C. Curb, Gutter And Pavement Design: Curb, gutter and pavement design shall be such that water on roadways is prevented from flowing off the roadway. D. Natural Drainageway Treatment: Natural drainageways shall be riprapped or otherwise stabilized below drainage and culvert discharge points for a distance sufficient to convey the discharge without channel erosion. E. Runoff From Impervious Cover: Runoff from areas of concentrated impervious cover (for example, roofs, driveways and roads) shall be collected and transported to a natural drainageway with sufficient capacity to accept the discharge without undue erosion. F. Deposit Of Waste Material Prohibited: Waste material from construction, including soil and other solid materials, shall not be deposited within the 100-year floodplain. G. Drainageways Or Hydraulic Structures In Major Waterways: Drainageways or hydraulic structures in major waterways (defined as draining a basin area of 10 acres or more) shall be designed for the 100-year flood or to accommodate the runoff projected in the soil conservation service hydrology guide for residential development of the Boise front, whichever is greater. In minor waterways (defined as draining a basin area of less than 10 acres), such structures shall be designed for the 50-year flood or to accommodate the runoff projected in the soil conservation service hydrology guide for residential development of the Boise front, whichever is greater. H. Storm Drainage Retention Facilities: Storm drainage retention facilities consistent with the Spring Valley Master Drainage Plan and the conditional letter of map revision issued by FEMA, as may be amended from time to time, shall be designed in connection with the final plat and implemented with a flow control system that achieves the following objectives: (1)minimize downstream impacts by not increasing pre-development flows from land development activities; and (2) accommodate pre- development flows from upstream land by providing adequate conveyance facilities Page 26 of 45 K.\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzf.doc through the project site; 3) designed in accordance with the Eagle Drainage Standards and consistent with the Spring Valley Master Drainage Plan as approved by the City; and 4) provide a mechanism to insure that all facilities shall be maintained on an ongoing basis in order to perform as designed. As part of construction drawings, a stormwater drainage plan shall be developed and approved by the City Engineer that promotes each of these objectives. I. Sediment retention facilities: These facilities shall be constructed and maintained downstream from development consistent with best management practices. Any such facility used shall provide for the removal of surface debris and contaminants, as well as sediment retention. J. Completion And Operation Deadline: The overall drainage system shall be completed and made operational at the earliest possible time during construction. K. Alterations Of Major Drainageways: Alterations of major drainageways shall be prohibited except for approved road crossings and drainage structures or as provided for in Title 10 of this Code. L. Natural Or Improved Open Channel Drainageways:Natural or improved open channel drainageways shall be preserved or provided for in major waterways; except, that at road crossings, conduits may be permitted. Minor waterways shall be permitted to be enclosed in conduits. M. Reservation Of Right To Require: The City reserves the right to require installation of hydrologic measuring devices in drainageways within any development at public expense. N. Drainage System Plans: Drainage system plans shall show how lots will be graded so that all runoff runs either over the curb, or to a drainage easement, and that no runoff shall cross any lot line onto another lot except within a drainage easement. • Eagle City Code Section 11A-13E-3: Hillside Subdivisions: All development in Spring Valley shall proceed in accordance with the Grading Guidelines and Hillside Development Standards, dated June 25, 2009 and approved by city council on November 24, 2009, as the same may be amended from time to time. • Eagle City Code Section 11A-13E-4: Subdivision Within A Floodplain: In addition to the provisions of this Chapter 13 of Title 11A, any subdivision within the designated floodplain of the city shall comply with all applicable provisions of the floodplain regulations of the city as now in effect or as may hereafter be amended. Provided, notwithstanding any provision in the applicable floodplain regulations, an alternate means of compliance in connection with fill requirements will include the use of detention basin(s) and channelization to offset the impacts of fill placed within an existing floodplain. Such detention basin(s) shall provide a sufficient amount of storage of stormwater runoff such that the post-development flowrate will be no greater than the pre- development rate. In addition, the result of the development and drainage improvements shall include a reduction in the existing flood hazard boundaries through the CLOMR/ LOMR approval process from FEMA and the City of Eagle. Page 27 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf doc D. DISCUSSION: • The Eagle Comprehensive Plan designates the property as Foothills Residential and the project as proposed is in conformance with the Eagle Comprehensive Plan and the executed development agreement (Ada County instrument#114006036). The applicant has submitted a preliminary plat application for Spring Valley Subdivision No. 1. The proposed development plat consists of 346.77-acres inclusive of total open space area of 84.19-acres.The applicant is proposing the development to have 217-lots (190-buildable, 1-waste water treatment, 1- domestic well, 22-common, and 3-future phase)with a density of 1.05-dwelling units per acre. • The preliminary plat, date stamped by the City on April 10, 2014, identifies three (3) houses and nine (9) accessory structures to be removed. The preliminary plat also identifies three (3) septic systems to be abandoned. The developer should remove all structures (houses and accessory structures - as designated on the preliminary plat "to be removed" from the site) prior to the City Clerk signing the final plat. Demolition permits should be obtained prior to the removal of said structures. Applicable agency approvals for the removal of the existing wells and septic tanks (associated with the existing residences that are to be removed) should be provided to the City prior to the City Clerk signing the final plat. • The preliminary plat, date stamped by the City on April 10, 2014, identifies various access easements. The applicant should provide a revised preliminary plat with new plat notes identifying location and for whom the access easements are being provided. The revised preliminary plat should be provided prior to submittal of a final plat application. • The preliminary plat, date stamped by the City on April 10, 2014, delineates overhead power lines located in proximity to the existing dwellings. The preliminary plat also indicates that the overhead power lines are to be relocated. Pursuant to Eagle City Code Section 11A-13D-1-8, underground utilities are required within the development. The applicant should be required to bury all power lines within the proposed subdivision. All overhead power lines should be buried or a surety should be provided for the burial of the overhead power lines prior to the City Clerk signing the final plat. • Plat note No. 2 of the preliminary plat, date stamped by the City on April 10, 2014, indicates that Lot 6, Block 3, is designated for a waste water treatment plant. The preliminary plat identifies the water treatment plant is to be located on Lot 2, Block 2. The applicant should provide a revised preliminary plat with a revised plat note No. 2 indicating that Lot 2, Block 2, is designated for a waste water treatment plant. The revised preliminary plat should be provided prior to submittal of a final plat application. Lot 2, Block 2, also contains the 16-foot Tesoro/Chevron Pipeline Easement and an area identified on the Planning Unit Master Plan #1, Habitat Mitigation Plan, Exhibit 4.B.d, as having an Upland Revegetation and Native/Undisturbed areas. The applicant is working with Eagle Sewer District to provide a sewer treatment plant within this area. It is unknown who will be responsible for the continued monitoring of the Upland Revegetation and Native/Undisturbed areas. It is also unknown if the Eagle Sewer District will be operator only or have ownership of the facilities and land associated with the sewer treatment plant. The applicant should provide clarification regarding the location of the proposed sewer treatment plant and whether the Eagle Sewer District will be the owner of the lot associated with the location or a portion of the lot. Should the Eagle Sewer District only require ownership of a portion of Lot 2, Block 2, the applicant should provide a revised preliminary plat showing a new lot for the location of the sewer treatment plant. The revised preliminary plat should be provided prior to submittal of a final plat application. Page 28 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf.doc • The preliminary plat, date stamped by the City on April 10, 2014, delineates a driveway located across the northern portion of Lot 2, Block 3, which provides access to a residence located at 5002 North Emmett Highway. Neither the plat notes nor the preliminary plat describes an ingress/egress easement for the aforementioned driveway. The applicant shall provide a revised preliminary plat with a new plat note calling out an ingress/egress easement located on Lot 2, Block 3, in favor of the residence located at 5002 North Highway 16. The revised preliminary plat should also show the location of the ingress/access easement. The revised preliminary plat should be provided prior to the submittal of a final plat application. • The preliminary plat, date stamped by the City on April 10, 2014, shows an approximate location of a domestic water well located north of Lot 138, Block 3, outside of the area to be platted. The preliminary plat also delineates a 30-foot wide well access easement. The well access easement is shown to connect to an existing road located on the site. The applicant should provide a revised preliminary plat indicating the exact easement location for the proposed well site located north of Lot 138, Block 3. The revised preliminary plat should also contain a new plat note identifying the ingress/egress access easement on Lot 138, Block 3, for the domestic water well..The revised preliminary plat should be provided prior to the submittal of a final plat application. • The preliminary plat, date stamped by the City on April 10, 2014, delineates a 16-foot wide Tesoro/Chevron pipeline easement but does not identify the Ada County instrument number associated with the recordation of the easement. The applicant should provide a revised preliminary plat which identifies the Ada County instrument number associated with the recordation of the Tesoro/Chevron pipeline easement. The revised preliminary plat should be provided prior to submittal of a final plat application. • The preliminary plat, date stamped by the City on April 10, 2014, shows the removal of approximately 600-feet of the Equest Lane (gravel road section) providing access to State Highway 16. The applicant is proposing a new access point from Big Gulch Parkway to the two (2) homes currently taking access from Equest Lane. With the removal of the gravel road section Equest Lane will no longer have a connection to the state highway. The applicant is proposing to connect the remaining portion of Equest Lane to Big Gulch Parkway and constructing an all-weather surface turn around approximately 450-feet west of the intersection of Equest Lane and Big Gulch Parkway. Equest Lane should be closed prior to the issuance of any residential building permits within the development. • A substantial portion of the developable area of Spring Valley Subdivision No. 1 is located within an area of special flood hazard and is designated Zone A on the Flood Insurance Rate Map (FIRM), panel number 16001C130 H, which has an effective date of February, 2003. The applicant is proposing to revise the floodplain line by constructing a channel (Big Gulch Channel)to contain the conveyance of water during a flood event. The applicant has submitted a Conditional Letter of Map Revision (CLOMR) to FEMA and a Flood Plain Development Permit to the city to allow for the construction of the channel. FEMA approved the CLOMR on November 8, 2013. The applicant should construct Big Gulch Channel in conformance with the FEMA approved CLOMR and the city approved flood plain development permit. Upon completion of the portion of Big Gulch Channel associated with Spring Valley Subdivision No. 1, the applicant should submit a Letter of Map Revision (LOMR) to FEMA prior to the issuance of any building permits associated with the site. Pages PP-2 through PP-6 of the preliminary plat, date stamped by the City on April 10, 2014, have three (3) plat notes. Note #3 reads, "Portions of this property are in Zone A of the Flood Insurance Rate Map No. 16001C0130 H Community Panels No. 0130 H, which bears an revised effective date of February, 2003. Flood plain line to be revised per the Conditional Page 29 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzfdoc Map Letter of Map Revision dated June 10, 2009 upon the completion of the construction of the flood channel." The Flood Insurance Rate Map No. 16001C130 H, Community Panel No 130 H, has a revised effective date of February 19, 2003. Also, the FEMA CLOMR case number is 13-10-1031R. The applicant should be required to provide a revised preliminary plat with plat note #3 on pages PP-2 through PP-6, revised to read, "Portions of this property are in Zone A of the Flood Insurance Rate Map No. 16001C0130 H Community Panels No. 0130 H, which bears a revised effective date of February 19, 2003. Flood plain line to be revised per the Conditional Map Letter of Map Revision Case No. 13-10-1031R, upon the completion of the construction of the flood channel." The revised preliminary plat should be provided prior to the submittal of a final plat application. • The preliminary plat, date stamped by the City on April 10, 2014, identifies approximately 20- lots as open space/drainage lots. Pursuant to Eagle City Code Section 11A-13C-8, open style fencing is required adjacent to open space and on the street side of all corner lots. All fencing located adjacent to open space and on the street side of all corner lots should be an open fencing style such as wrought iron or other similar decorative style, durable fencing material. The CC&Rs should contain a provision regulating the style of fencing to this effect. • The preliminary plat, date stamped by the City on April 10, 2014, identifies several existing utility, power, and irrigation easements that are proposed to be vacated. The applicant should be required to vacate the existing utility and irrigation easements(identified"to be vacated"on the preliminary plat, date stamped by the City on April 10, 2014) prior to submittal of a final plat application. • The applicant is proposing "drainage swales" throughout the development within the Upland Revegetation areas as identified within the Habitat Mitigation Plan. While the City understands that sedimentation will occur over time, maintenance/landscaping of these areas should be restricted. The applicant should be required to provide a revised preliminary plat with a new plat note which indicates, maintenance/landscaping of the drainage swales located within the Upland/Revegetation areas as identified within the Habitat Mitigation Plan should be restricted, and pursuant to the Habitat Mitigation Plan, the drainage swales located within the Upland Revegetaion areas should not to be altered or landscaped. The plat note should be reviewed and approved by the City Attorney prior to submittal of the revised preliminary plat. The revised preliminary plat should be provided prior to submittal of a final plat application. • Pursuant to the letter from the Farmers Union Ditch Company, date stamped by the City on January 22, 2014, the applicant should provide a 25-foot wide ingress/egress easement/right- of-way from the top of bank on both sides of the Farmers Union Canal to the Farmers Union Ditch Company to be used for operation and maintenance access. The easement area should not be considered"greenbelt"or amenity. Additionally, per the letter from the Farmers Union Ditch Company, fencing should be required along the edge of the easement area to prevent the public from accessing the easement/right-of-way area. The applicant should be required to provide written approval from the Farmers Union Ditch Company for any improvements proposed within the Farmers Union Canal easement area. The applicant should be required to provide a revised preliminary plat identifying an ingress/egress easement/right-of-way providing access to Farmers Union Ditch Company for the operation and maintenance of their facility. The easement/right-of-way should be 25-feet in width measured from the top of bank on both sides of the Farmers Union Canal The applicant should be required to provide written approval from the Farmers Union Ditch Company for any improvements proposed within the easement/right-of-way area The revised preliminary plat should be provided prior to the submittal of a final plat application. Page 30 of 45 K:\Planning Dept\Eagle Applications VVI3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-I2\Spring Valley Sub No.1 pzf doc • The applicant has provided a conceptual grading plan, date stamped by the City on April 10, 2014, which shows slopes located between some of the residential and open space lots located within the SWA-7 & SWA-8 planning areas as identified within the Spring Valley PUMP No. 1. Staff is concerned how the slopes located between individual lots and those open space lots located directly adjacent to the residential lots can be protected, especially areas that have significant slope percentages. The applicant should be required to provide a revised conceptual grading plan that identifies all slope percentages, especially those slopes located adjacent to residential lots. The applicant may be required to provide slope easements in the future at the recommendation of the City Engineer. The applicant should be required to provide a revised conceptual grading plan prior to the submittal of a final plat application. • The Boundary/Site Plan (PP-1) of the preliminary plat, date stamped by the City on April 10, 2014, does not identify a curb cut located on Big Gulch Parkway that provides access to the domestic water well located on Lot 6, Block 3. The applicant should be required to provide a revised Boundary/Site Plan (PP-1) of the preliminary plat identifying a driveway access onto Big Gulch Parkway to Lot 6, Block 3, (Domestic Water Well site). The revised preliminary plat should be provided prior to submittal of a final plat application. • Pursuant to Eagle City Code 11A-12C-2-1(C), which states, "Where adjoining areas are not subdivided, the arrangement of streets in new subdivisions shall be such that said streets extend to the boundary line of the tract to make provisions for the future extension of said streets into adjacent areas, and shall have a cul-de-sac or temporary cul-de-sac if stub street is longer than 150 feet in length." Other than Big Gulch Parkway, there are no stub streets to the adjacent "future development" parcel located at the terminus of Big Gulch Parkway. Therefore, the applicant should be required to provide a stub street from Aldean Way to the adjacent"future development"parcel(Lot 138,Block 3). • Pursuant to the ACRD staff report, date stamped by the City on Friday, April 25, 2013, Equest Lane should be closed. Sheet PP-7 of the preliminary plat, date stamped by the City on April 10, 2014, shows a curb cut being provided from Big Gulch Parkway to the adjacent property located at 8600 W. Equest Lane (Parcel # R3314130200). The curb cut is 24-feet in width (back of curb to back of curb). The proposed width does not allow for a future roadway extension, should this parcel redevelop in the future. The applicant should be required to provide a revised sheet PP-7 of the preliminary plat showing a curb cut from Big Gulch Parkway to the adjacent property located at 8600 W. Equest Lane (Parcel #R3314130200) to be a minimum of 36-feet in width (back of curb to back of curb)to allow for a future roadway should the parcel be developed in the future. The revised preliminary plat should be provided prior to submittal of a final plat application. • The preliminary plat application date stamped by the City on January 12, 2014, identifies rolled curb/gutter for residential streets. The preliminary plat date stamped by the City on April 10, 2014, shows vertical curb/gutter on all roadways within the development. The applicant should clarify where the rolled curb/gutter will be used within the development prior to submittal of a final plat application. • The preliminary plat, date stamped by the City on April 10, 2014, identifies both "hard surface" and "soft surface" trails throughout the development. The application date stamped by the City on January 21, 2014, identifies that the open space trails will consist of asphalt and compacted decomposed granite pathways, but the plat does not identify what the materials will be on any given pathway. The applicant should be required to provide a revised preliminary plat with a detail that identifies what materials the "hard surface" and "soft surface" trails are proposed to be constructed of. The proposed materials should be reviewed and approved by Page 31 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pztdoc the Parks and Pathway Commission, Design Review Board, Eagle Parks and Pathways Commission and the City Engineer prior to the submittal of a final plat application. • Sheet PP-8 of the preliminary plat, date stamped by the City on April 10, 2014, shows a detail for Big Gulch Parkway, north of where SWA-7 planning area(identified within Spring Valley PUMP No. 1)ties into the roadway, as street section A/PP-7 which shows a detached five-foot (5') wide sidewalk on one side of the roadway, and an eight-foot (8') wide detached "hard surface trail" on the other. Sheet PP-8 does not show the "hard surface trail" located adjacent to Big Gulch Parkway in certain areas. The applicant should be required to provide a revised Sheet PP-8 that details an eight-foot (8') wide "hard surface trail" located adjacent to the east side of Big Gulch Parkway in its entirety. The revised preliminary plat should be provided prior to the submittal of a final plat application. • Pursuant to the requirement of the ACHD Commission staff report, date stamped by the City on April 25, 2014, the applicant is required to provide a street connection between the existing terminus of Hilargi Ct. and Erreka Dr. as a 36-foot wide local street. Therefore, the applicant should be required to submit a revised preliminary plat that identifies a street connection located between the existing terminus of Hilargi Ct. and Erreka Dr. The revised preliminary plat should be provided prior to submittal of a final plat application. • Sheets PP-10 &PP-11 of the preliminary plat show a 30-foot wide access roadway from the terminus of Big Gulch Parkway to the well site located north of Lot 138, Block 3. The preliminary identifies an"All weather access section"(C/PP-8)for the section of the will access easement where the access easement connects to an existing road in proximity to the domestic water well site, however it does not identify the condition or standards of the first 2,080-feet of the existing road. Also,the preliminary plat does not delineate the location(s)of the water line to the well. The applicant should provide a revised preliminary plat showing the detail C/PP-8 (All Weather Access Section)for the entire length of the 30-foot wide well access easement to the domestic water well(Sheets PP-10/PP-11). The revised preliminary plat should also delineate the location of the domestic water line and associated easement to the domestic water well site. The revised preliminary plat should be provided prior to submittal of a final plat application. • Portions of Lots 2, 5, 26, 27, 28, 29, and 33, Block 3 and Lots 1 and 2, Block 2 are located within the Native/Undisturbed areas within the HASC (Habitat Area of Special Concern) as identified in the Planning Unit Master Plan #1, Habitat Mitigation Plan, Exhibit 4.B.d. The Native/Undisturbed areas were not identified on the preliminary plat, date stamped by the City on April 10, 2014, nor was a plat note provided identifying these areas. The applicant should be required to place a deed restriction and/or a plat note that states portions of Lots 2, 5, 26, 27, 28, 29, and 33, Block 3 and Lots 1 and 2, Block 2 are Native/Undisturbed areas and there should be no irrigation proposed within these areas. The Native/Undisturbed areas should be clearly delineated on the plat. The applicant should provide verification of a deed restriction and/or a plat note identifying the area and restrictions prior to the submittal of a final plat application. • The preliminary plat, date stamped by the City on April 10, 2014, identifies a four-six foot(4'- 6') wide soft surface trail and two (2) road crossings located within the Tesoro/Chevron Pipeline Easement. The applicant should be required to provide written approval from Tesoro/Chevron Pipeline for the regional trail and roadway crossing located within the Tesoro/Chevron Pipeline Easement prior to the submittal of a final plat. • In accordance with the requirements of Spring Valley PUMP No. 1, prior to the submittal of the first final plat located within the planning area of PUMP No.1, the applicant should be Page 32 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf doc required to identify the mechanism for the permanent public use access and use of the Regional Open Space and trails located within Spring Valley PUMP No.1. This mechanism should be reviewed by the Parks and Pathways Commission for recommendation to the City Council and shall be considered by the City Council at the time of final plat approval. Such easements and/or assurance shall be noted on all plats. • In accordance with the requirements of Spring Valley PUMP No. 1, the applicant should demonstrate how each neighborhood has access to the regional and community trail system within the project and pedestrian access to community amenities and public lands. The applicant should be required to provide a trail/pathway plan that identifies how each neighborhood will have access to the regional and community trail system and pedestrian access to community amenities and public lands. The plan should be reviewed and approved by the Parks and Pathway Commission and Design Review Board prior to the submittal of a final plat application. • In accordance with the requirements of Spring Valley PUMP No. 1, the SWA-9 planning area as identified within the Spring Valley PUMP No. 1, should contain a minimum of 49 lots located adjacent to open space. The preliminary plat, date stamped by the City on April 10, 2014, currently shows a total of 40 lots located adjacent to open space. Therefore, the applicant should be required to provide a revised preliminary plat showing a minimum of 49- lots located adjacent to open space with the SW-9 planning area as identified within the Spring Valley PUMP No. 1. The revised preliminary plat should be provided prior to submittal of a final plat application. • Sheet PP-8 of the preliminary plat, date stamped by the City on April 10, 2014, shows a storm drainage pond and storm drain structures located within Lot 5, Block 3. This lot is located within the Native/Undisturbed area, as identified in the Planning Unit Master Plan #1, Habitat Mitigation Plan (Exhibit 4.B.d), provided within the Spring Valley PUMP No. #1, application and as such, it should be left undisturbed. Therefore, the applicant should submit a revised preliminary plat removing the storm drainage pond/structures from Lot 5, Block 3 prior to the submittal of a final plat application. • In accordance with the requirements of Spring Valley PUMP No. 1,the applicant shall provide 19.6-acres of regional open space and 69-acres of community open space. The applicant should be required to provide a revised preliminary plat and calculations showing how this requirement will be achieved. Detailed calculations have not been provided to date. The applicant should be required to provide the revised preliminary plat and open space calculations that include tabulations by lot/block and square footages of each type of open space prior to the submittal of a final plat application. • Pursuant to Eagle City Code 11A-3-7(P)(2), single family residential neighborhoods should contain a minimum of six hundred (600) square foot common open space per lot of which a minimum of fifty percent (50%) shall be an amenity area. An amenity area is defined as ground with a slope of 10% or less. There are three separate neighborhoods proposed with the preliminary plat. Additionally, Spring Valley PUMP No. 1, Parks, Trails, and Open Space Plan, Exhibit 6.J, identifies SWA-7 as having a total of 15.5-acres of open space, SWA-8 as having a total of 11.6-acres of open space, and SWA-9 as having a total of 5.0-acres of open space. Pursuant to Eagle City Code 11A-13B-3(D)(3)(a)(1)), the open space should comply with the minimums shown on Spring Valley PUMP No.1 Parks Trails and Open Space Plan (Exhibit 6.J) date stamped by the City on March 19, 2014. The total open space identified in the Neighborhood Open Space exhibit is not consistent with what was submitted for Exhibit 6.J. SWA-7 Page 33 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzfdoc (Neighborhood 1) shows a total of 14.7-acres of open space, and SWA-9 (Neighborhood 3) shows a total of 4.5-acres of open space. Therefore, the applicant should be required to submit a revised Neighborhood Open Space exhibit identifying where slopes exceeds 10%, the total open space by acreage/square footage, percentage of"type" of open space (amenity/non-amenity), square footage of amenity open space per neighborhood, and total open space to be consistent with the open space identified on Exhibit 6.J(Parks Trails and Open Space Plan). See submitted Neighborhood Open Space Exhibit, date stamped by the City of May 7, 2014 below: a) NEIGHBORHOOD 2ISWA-8) X11 @F�� , 3 i••• NEIGHBORHOOD 3154 A-9) S NEIGHBORHOOD f{SNA 7)'. - l,W Iir1J j �' rn]C C�H:cxce sts� F a^ wme om• nw«. c.we recxws y a d NEIGHBORHOOD OPEN SPACE TABLE DESCRIPTION NEIGHBORHOOD 1 NEIGHBORHOOD 2 NEIGHBORHOOD 3 NUMBER OF LOTS 64 64 62 TOTAL OPEN SPACE 641,840 SF 507,805 SF 197,059 SF OPEN SPACE PER LOT 10,030 SF 7,935 SF 3,178 SF APPROXIMATE AMENITY 100,670 SF 46,295 SF 75,116 SF OPEN SPACE % AMENITY OPEN SPACE 16% 9% 38% AMENITY OPEN SPACE 1,573 SF 723 SF 1,212 SF PER LOT LEGEND APPROXIMATE LOCATION OF AMENITY OPEN SPACE 416r:1" AREA FOR ACTIVE AND/OR PASSIVE RECREATION NON AMENITY OPEN SPACE AREA • In accordance with the requirements of Spring Valley PUMP No. 1, the proposed 5-acre community park located on Lots 3 & 4, Block 2 should include recreational building, Page 34 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzfdoc swimming pool, sports courts, children's play structure, picnic area, and open turf area. The final design for the 5-acre Community Park and amenities shall be reviewed and approved by the Parks and Pathway Development Commission and Design Review Board prior to approval by the City Council in conjunction with the submittal of the last final plat located within Spring Valley PUMP No. 1, or the issuance of the 196th building permit located within the area contained by Spring Valley PUMP No. 1, whichever comes first. • In accordance with the requirements of Spring Valley PUMP No. 1, the applicant should construct a regional trail head to be located within Lot 4, Block 2. The regional trail head should contain parking for 25 cars (including 5 parking spaces That are accessible for trucks and trailers for equestrian users) and trail access to the existing trail on the BLM property. The final design for the trail head should be reviewed and approved by the Parks and Pathway Development Commission and Design Review Board prior to approval by the City Council in conjunction with the submittal of the last final plat within Spring Valley PUMP No. 1, or the issuance of the 196th building permit located within the area contained by Spring Valley PUMP No. 1, whichever comes first. A public access easement to the trailhead location and a temporary access and parking easement at the trail head should be provided with the first final plat. STAFF RECOMMENDATION PROVIDED WITHIN THE STAFF REPORT: Based upon the information provided staff recommends approval of the requested Preliminary Plat with conditions as provided within the staff report. PUBLIC HEARING OF THE COMMISSION: A. A public hearing on the application was held before the Planning and Zoning Commission on May 19, 2014, at which time testimony was taken and the public hearing was closed. The Commission made their recommendation at that time. B. Oral testimony in opposition to the application was presented to the Planning and Zoning Commission by 10 individuals who expressed the following concerns: • Visibility, access, and traffic on State Highway 16. • Impacts on local roads. • Fire protection and emergency response. • Water and irrigation demands due to the development of the area. • Location of the wastewater treatment plant and the impact on neighbors • Consistency with the development agreement • Timing of the development. • Lack of an equestrian center and theme in the Southwest Planning Area C. Oral testimony in favor of the application was presented by no one (other than the applicant/representatives). COMMISSION DELIBERATION: Upon closing the public hearing,the Commission discussed during deliberation that: • The proposed development is in conformance with the executed development agreement. • In regard to the placement of the waste water treatment plant, plans changed based on economic considerations. • The removal of the equestrian center and subsequent development agreement modification were based on economic considerations and a market study. Page 35 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-l2\Spring Valley Sub No.1 pzf doc • The applicant needs to be cognizant of the impacts to neighbors. • Aesthetics need to be addressed regarding the waste water treatment plant. COMMISSIONS DECISION REGARDING THE PRELIMINARY PLAT: The Commission voted 4 to 0 (Smith absent) to recommend approval of PP-12-06 for a preliminary plat for Spring Valley Subdivision No. 1 with the following staff recommended site specific conditions of approval and standard conditions of approval with strikethrough text to be deleted by the Commission. SITE SPECIFIC CONDITIONS OF APPROVAL: 1. Comply with all conditions within the amended and restated development agreement associated with rezone application RZ-19-06 (Ada County instrument #114006036) and subsequent modifications. 2. Comply with the Site Specific Conditions of Approval and Standard Conditions of Approval of the Spring Valley Planned Unit Master Plan(PUMP)No. 1, application PU-01-12. 3. Comply with all requirements of the City Engineer. 4. The applicant shall submit payment to the City for all city attorney and engineering review fees incurred for reviewing this project, prior to the City Clerk signing the final plat. 5. The developer shall remove all structures (houses and accessory structures - as designated on the preliminary plat "to be removed" from the site) prior to the City Clerk signing the final plat. Demolition permits shall be obtained prior to the removal of said structures. Applicable agency approvals for the removal of the existing wells and septic tanks (associated with the existing residences that are to be removed) shall be provided to the City prior to the City Clerk signing the final plat. 6. Provide a revised preliminary plat with new plat notes identifying location and for whom the access easements are being provided. The revised preliminary plat shall be provided prior to submittal of a final plat application. 7. Provide a revised preliminary plat identifying the separate residential "neighborhoods" as shown within Spring Valley PUMP No. 1. The revised preliminary plat shall also show all re- vegetation/upland areas consistent with Spring Valley PUMP No.1. The revised preliminary plat shall be provided prior to submittal of a final plat application. 8. Provide a revised preliminary plat with a new plat note which indicates, maintenance/landscaping of the drainage swales located within the Upland/Revegetation areas as identified within the Habitat Mitigation Plan shall be restricted, and pursuant to the Habitat Mitigation Plan, the drainage swales located within the Upland Revegetaion areas shall not to be altered or landscaped. The plat note shall be reviewed and approved by the City Attorney prior to submittal of the revised preliminary plat. The revised preliminary plat shall be provided prior to submittal of a final plat application. 9. Provide a revised preliminary plat identifying the top of bank for both the Farmers Union Canal and the Big Gulch Channel. The revised preliminary plat shall be submitted prior to the submittal of a final plat application. 10. The applicant shall provide a revised preliminary plat identifying an ingress/egress easement/right- of-way providing access to Farmers Union Ditch Company for the operation and maintenance of their facility. The easement/right-of-way shall be 25-feet in width measured from the top of bank on both sides of the Farmers Union Canal. The applicant shall provide written approval from the Page 36 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No I pzf doc Farmers Union Ditch Company for any improvements proposed within the easement/right-of-way area. The revised preliminary plat shall be provided prior to the submittal of a final plat application. 11. The applicant shall provide written approval from the Farmers Union Ditch Company for the regional trail and roadway crossing of the canal facilities prior to the submittal of a final plat application. 12. The applicant shall provide a revised conceptual grading plan that identifies all slope percentages. The applicant may be required to provide slope easements in the future at the recommendation of the City Engineer. The applicant shall provide a revised conceptual grading plan prior to the submittal of a final plat application. 13. Provide a revised Boundary/Site Plan (PP-1) of the preliminary plat identifying a driveway access onto Big Gulch Parkway to Lot 6, Block 3, (Domestic Water Well site). The revised preliminary plat shall be provided prior to submittal of a final plat application. 14. Provide a stub street from Aldean Way to the adjacent "future development" parcel (Lot 138, Block 3). The applicant shall provide a revised preliminary plat identifying the stub street prior to the submittal of a final plat application. ECC 11A-12C-2-1(C) 15. The applicant shall construct a temporary cul-de-sac to be located within a temporary easement at the terminus of Big Gulch Parkway. The applicant shall provide a revised preliminary plat showing the cul-de-sac prior to the submittal of a final plat application. ECC 11A-12C-2-1(C). 16. Provide a revised sheet PP-7 of the preliminary plat showing a curb cut from Big Gulch Parkway to the adjacent property located at 8600 W. Equest Lane (Parcel#R3314130200)to be a minimum of 36-feet in width (back of curb to back of curb) to allow for a future roadway should the parcel be developed in the future. The revised preliminary plat shall be provided prior to submittal of a final plat application. ECC 11A-12C-2-1(C) 17. The applicant shall provide a revised preliminary plat identifying where rolled curb/gutter will be used within the development prior to submittal of a final plat application. 18. Provide a revised preliminary plat with pathway cross sections that detail what materials the "hard surface" and "soft surface" trails are proposed to be constructed of. The proposed materials shall be reviewed and approved by the Parks and Pathway Commission, Design Review Board, and the City Engineer prior to the submittal of a final plat application. 19. Provide a revised Sheet PP-8 that details an eight-foot (8') wide "hard surface trail" located adjacent to the east side of Big Gulch Parkway in its entirety. The revised preliminary plat shall be provided prior to the submittal of a final plat application. 20. The applicant shall provide a revised preliminary plat showing a street connection located between the existing terminus of Hilargi Ct. and Erreka Dr. as a 36-foot wide local roadway prior to the submittal of a final plat application. 21. The applicant shall provide a revised preliminary plat showing the detail C/PP-8 (All Weather Access Section) for the entire length of the 30-foot wide well access easement to the domestic water well (Sheets PP-10/PP-11). The revised preliminary plat shall also delineate the location of the domestic water line and associated easement to the domestic water well site. The revised preliminary plat shall be provided prior to submittal of a final plat application. 22. The applicant shall place a deed restriction and/or plat note that states portions of Lots 2, 5, 26, 27, 28, 29, and 33, Block 3 and Lots 1 and 2, Block 2 are Native/Undisturbed areas and there shall be no irrigation proposed with the areas identified as Native/Undisturbed areas. The Native/Undisturbed areas shall be clearly delineated on the preliminary plat. The applicant shall Page 37 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\20I2\PP-06-12\Spring Valley Sub No.I pzf.doc provide verification of a deed restriction and/or a revised preliminary plat with a new plat note identifying the area and restrictions prior to the submittal of a final plat application. 23. Provide a revised preliminary plat which identifies the Ada County instrument number associated with the recordation of the Tesoro/Chevron pipeline easement. The revised preliminary plat shall be provided prior to submittal of a final plat application. 24. Provide written approval from Tesoro Pipeline for the regional trail and roadway crossing located within the Tesoro Pipeline Easement prior to the submittal of a final plat application. 25. Prior to the submittal of the first final plat located within the planning area of Spring Valley PUMP No.1, the applicant shall identify the mechanism for the permanent public use access and use of the Regional Open Space and trails located within Spring Valley PUMP No.1. This mechanism shall be reviewed by the Parks and Pathway Development Commission for recommendation to the City Council and shall be approved by the City Council at the time of final plat approval. Such easements and/or assurance shall be noted on all plats. 26. Provide a trail/pathway plan that identifies how each neighborhood will have access to the regional and community trail system and pedestrian access to community amenities and public lands. The plan shall be reviewed and approved by the Parks and Pathway Commission and Design Review Board prior to submittal of a final plat application. with the SW 9 planning area as identified within-The Spring Valley PUMP No. 1. The revised 28. The applicant shall submit a revised preliminary plat removing the storm drainage pond/structures from the Native/Undisturbed areas located on Lot 5, Block 3 prior to the submittal of a final plat application. 29. Provide a revised preliminary plat showing 19.6-acres of regional open space and 69-acres of community open space. The applicant shall also provide open space calculations showing how this requirement will be achieved. The applicant shall provide the revised preliminary plat and open space calculations that include tabulations by lot/block and square footages of each type of open space prior to the submittal of a final plat application. 30. The applicant shall submit a revised Neighborhood Open Space exhibit identifying slopes that exceeds 10%, total open space by acreage/square footage, percentage of "type" of open space (amenity/non-amenity), square footage of amenity open space per neighborhood, and total open space to be consistent with the open space identified on Planning Unit Master Plan #1, Exhibit 6.J (Parks Trails and Open Space Plan). The Neighborhood Open Space exhibit shall be provided prior to submittal of a final plat application. ECC 11A-3-7(P)(2) 31. The proposed 5-acre community park located on Lots 3 and 4, Block 2 shall include a recreational building, swimming pool, sports courts, children's play structure, picnic area, and open turf area. The final design for the 5-acre community park and amenities shall be reviewed and approved by the ': : . ': !_ - .. _ - -- . . Design Review Board prior to approval by the City Council in conjunction with the submittal of the last final plat located within Spring Valley PUMP No. 1, or the issuance of the 196th building permit located within the area contained by Spring Valley PUMP No. 1,whichever comes first. 32. The applicant shall construct a regional trail head to be located within Lot 4,Block 2. The regional trail head shall contain parking for 25 cars (including 5 parking spaces that are accessible for trucks and trailers for equestrian users) and trail access to the existing trail on the BLM property. The final design for the trail head shall be reviewed and approved by the Parks and Pathway Development Commission and Design Review Board prior to approval by the City Council in Page 38 of45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzfdoc conjunction with the submittal of the last final plat within Spring Valley PUMP No. 1, or the issuance of the 196th building permit located within the area contained by Spring Valley PUMP No. 1, whichever comes first. A public access easement to the trailhead location and a temporary access and parking easement at the trail head shall be provided with the first final plat. 33. As part of the Design Review application, the applicant shall be required to submit a lighting plan for the all pathways/trails constructed pursuant to Eagle City Code 11A-3-9(D). 34. The developer shall provide a landscape plan to be reviewed and approved by the Design Review Board showing the required improvements(berming, landscaping, sidewalks/trails, etc.)within the common lots pursuant to Eagle City Code 11A-3-7. Additionally, the landscape plan shall show shade-class trees along both sides of all streets within this development. Trees shall be placed at the front of each lot generally at each side property line, or as approved by the Design Review Board. Where detached sidewalk is being proposed, the trees shall be located in an 8-foot wide landscape strip between the 5-foot wide concrete sidewalk and the curb. Prior to the City Clerk signing the final plat the applicant shall either install the required trees, sod, and irrigation or provide the City with a letter of credit for 150% of the cost of the installation of all landscape and irrigation improvements. Trees shall be installed prior to obtaining any occupancy permits for the homes. A temporary occupancy may be issued if weather does not permit landscaping. ECC 11A- 3-7 35. The applicant shall submit a plan for the management of open space and common facilities. The applicant shall submit the plan prior to the submittal of a final plat application. ECC-11A-13C-6 (C)(b). 36. The applicant shall comply with the requirements of the Habitat Review Letter date stamped by the City on March 31, 2014, from Environmental Conservation Services (ECS, Inc.). Prior to the submittal of a final plat application, the applicant shall provide CC&R's for the City's review that addresses an adaptive management, perpetual funding, and an oversight mechanism for the habitat as well as enforcement and assessment authority in the event the property owners fails to fund its proportionate share of the costs 37. Add a note to the final plat which states that, "Minimum building setback lines shall be in accordance with the applicable zoning and subdivision regulations at the time of issuance of a building permit or as specifically approved and/or required." 38. Provide a revised preliminary plat with a revised plat note No. 2 indicating that Lot 2, Block 2, is designated for a waste water treatment plant. The revised preliminary plat shall be provided prior to submittal of a final plat application. 39. Provide clarification regarding the location of the proposed sewer treatment plant and whether the Eagle Sewer District will be the owner of Lot 2, Block 2, or a portion of the lot. Should the Eagle Sewer District only require ownership of a portion of Lot 2, Block 2, the applicant should provide a revised preliminary plat showing a new lot for the location of the sewer treatment plant. The revised preliminary plat should be provided prior to submittal of a final plat application. 40. Provide a revised preliminary plat with a new plat note calling out an ingress/egress easement located on Lot 2, Block 3, in favor of the residence located at 5002 North Highway 16. The revised preliminary plat shall also show the location of the ingress/egress access easement. The revised preliminary plat shall be provided prior to the submittal of a final plat application. 41. Provide a revised preliminary plat indicating the exact easement location for the proposed well site located north of Lot 138, Block 3. The revised preliminary plat shall also contain a new plat note identifying the ingress/egress access easement on Lot 138, Block 3, for the domestic water well. The revised preliminary plat shall be provided prior to the submittal of a final plat application. Page 39 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzfdoc 42. Vacate the utility and irrigation easements shown to be vacated on the preliminary plat, date stamped by the City on April 10, 2014. The utility, power, and easements shall be vacated prior to submittal of a final plat application. 43. Provide a revised preliminary plat with plat note #3 on pages PP-2 through PP-6, revised to read, "Portions of this property are in Zone A of the Flood Insurance Rate Map No. 16001C0130 H Community Panels No. 0130 H, which bears a revised effective date of February 19, 2003. Flood plain line to be revised per the Conditional Map Letter of Map Revision Case No. 13-10-1031R, upon the completion of the construction of the flood channel." The revised preliminary plat shall be provided prior to the submittal of a final plat application. 44. Construct Big Gulch Channel in conformance with the FEMA approved CLOMR and the city approved flood plain development permit. Upon completion of the portion of Big Gulch Channel associated with Spring Valley Subdivision No. 1, the applicant shall submit a Letter of Map Revision (LOMR)to FEMA prior to the issuance of any building permits associated with the site. 45. Equest Lane shall be closed prior to the issuance of any residential building permits within the development. 46. All living trees that do not encroach upon the buildable area on any lot shall be preserved, unless otherwise determined by the Design Review Board. A detailed landscape plan showing how the trees will be integrated into the open space areas or private lots (unless approved for removal the Design Review Board) shall be provided for Design Review Board approval prior to the submittal of a final plat. Construction fencing shall be installed (pursuant to the Design Review Board's direction) to protect all trees that are to be preserved, prior to the commencement of any construction on the site. 47. All fencing located adjacent to open space and on the street side of all corner lots shall be an open fencing style such as wrought iron or other similar decorative style, durable fencing material. The CC&Rs shall contain a provision regulating the style of fencing to this effect. 48. All overhead power lines shall be buried or a surety should be provided for the burial of the overhead power lines prior to the City Clerk signing the final plat. 49. The Spring Valley Subdivision shall remain under the control of one Homeowners Association. 50. The applicant shall place a note on the final plat that the pressurized irrigation system and all common lots are to be owned and maintained by the Homeowner's Association. ECC 11A-13D-1- 9 (C). 51. The applicant shall provide CC&Rs stating that the Homeowner's Association shall have the duty to maintain the pressurized irrigation system and all common landscape areas in the subdivision are maintained in a competent and attractive manner, including the watering, mowing, fertilizing and caring for shrubs and trees in perpetuity. 52. The applicant shall comply with all conditions contained in the City Attorney's Memo dated April 23, 2014 regarding CC&R's, financial assurances, and annual reporting prior to the submittal of a final plat. Page 40 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.I pzf doc NOTE: In the event a Standard Condition of Approval conflicts with a Site Specific Condition of Approval contained herein the Site Specific Condition of Approval shall control. STANDARD CONDITIONS OF APPROVAL: 1. The applicant shall comply with all requirements of the Ada County Highway District and/or the Idaho Transportation Department, including but not limited to approval of the drainage system, curbs, gutters, streets and sidewalks. 2. Correct street names, as approved by the Ada County Street Name Committee, shall be placed on the plat prior to the City Engineer signing the final plat. 3. Complete water and sewer system construction plans shall be reviewed and approved by the City Engineer. Required improvements shall include, but not be limited to, extending all utilities to the platted property. The developer may submit a letter in lieu of plans explaining why plans may not be necessary. 4. Idaho Department of Environmental Quality approval of the sewer and water facilities is required prior to the City Engineer signing the final plat(I.C. Title 50, Chapter 13 and I.C. 39-118). 5. Written approval of all well water for any shared or commercial well shall be obtained from the Idaho Department of Water Resources prior to the City Engineer signing the final plat. 6. Unless septic tanks are permitted, wet line sewers will be required and the applicant will be required to furnish the City Engineer with a letter from the sewer entity serving the property, accepting the project for service, prior to the City Engineer signing the final plat. 7. All homes being constructed with individual septic systems shall have the septic systems placed on the street side of the home or shall have their sewer drainage system designed with a stub at the house front to allow for future connection to a public sewer system. 8. Per Idaho Code, Section 31-3805, concerning irrigation rights, transfer and disclosure, the water rights appurtenant to the lands in said subdivision which are within the irrigation entity will be transferred from said lands by the owner thereof; or the subdivider shall provide for underground tile or other like satisfactory underground conduit to permit the delivery of water to those landowners within the subdivision who are also within the irrigation entity. See Eagle City Code Section 9-4-1-9(C), which provides overriding and additional specific criteria for pressurized irrigation facilities. Plans showing the delivery system must be approved by a registered professional engineer and shall be approved by the City Engineer prior to the City Engineer signing the final plat. 9. The applicant shall submit a letter from the appropriate drainage entity approving the drainage system and/or accepting said drainage; or submit a letter from a registered professional engineer certifying that all drainage shall be retained on-site prior to the City Engineer signing the final plat. A copy of the construction drawing(s)shall be submitted with the letter. 10. Drainage system plans shall be submitted to the City Engineer for review and approval prior to the City Engineer signing the final plat. The plans shall show how swales, or drain piping, will be developed in the drainage easements. The approved drainage system shall be constructed, or a performance bond shall be submitted to the City Clerk, prior to the City Engineer signing the final plat. The CC&R's shall contain clauses to be reviewed and approved by the City Engineer and City Attorney, prior to the City Engineer signing the final plat, requiring that lots be so graded that all runoff runs either over the curb, or to the drainage easement, and that no runoff shall cross any lot line onto another lot except within a drainage easement. Page 41 of 45 K:\Planning Dept\Eagle Applications\M3 Sprung Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf.doc 11. No ditch, pipe or other structure, or canal, or drain, for irrigation water or irrigation waste water owned by an organized irrigation district, canal company, ditch association, drainage district, drainage entity, or other irrigation entity, shall be obstructed, routed, covered or changed in any way unless such obstruction, rerouting, covering or changing has first been approved in writing by the entity. A Registered Engineer shall certify that any ditch rerouting, piping, covering or otherwise changing the existing irrigation or waste ditch (1) has been made in such a manner that the flow of water will not be impeded or increased beyond carrying capacity of the downstream ditch; (2) will not otherwise injure any person or persons using or interested in such ditch or their property; and (3) satisfied the Idaho Standards for Public Works Construction. A copy of such written approval and certification shall be filed with the construction drawing and submitted to the City Engineer prior to the City Engineer signing the final plat. 12. Encroachments including,but not limited to, landscaping, fencing, lighting, and/or pathways shall not be located within any easement or right-of-way for any ditch, pipe or other structure, or canal, or drain, used for irrigation water or irrigation waste water without the express written approval of the organized irrigation district, canal company, ditch association, drainage district, drainage entity or other irrigation entity associated with such ditch,pipe or other structure, drainage or canal. The applicant shall submit a copy of the written approval from the irrigation entity, drainage district, or drainage entity prior to the City Clerk signing the final plat. 13. Street light plans shall be submitted and approved as to the location, height and wattage to the City Engineer prior to the City Engineer signing the final plat. All construction shall comply with the City's specifications and standards. The applicant shall delineate on the face of the final plat an easement, acceptable to the City Engineer, for the purpose of installing and maintaining street light fixtures, conduit and wiring lying outside any dedicated public right-of-way,prior to the City Engineer signing the final plat. The applicant shall pay applicable street light inspection fees on the proposed subdivision prior to signing of the final plat by the Eagle City Engineer. 14. The applicant shall provide utility easements as required by the public utility providing service, and as may be required by the Eagle City Code, prior to the City Engineer signing the final plat. 15. An approval letter from the fire department/district having jurisdiction over the proposed subdivision shall be submitted to the City prior to the City Engineer signing the final plat. The letter shall include the following comments and minimum requirements, and any other items of concern as may be determined by the fire department/district officials: a. The applicant has made arrangements to comply with all requirements of the fire department/district. b. The proposed fire hydrant locations shall be reviewed and be approved in writing by the fire department/district prior to the City Engineer signing the final plat. c. Minimum flow per hydrant shall be 1,000 gallons per minute for one and two family dwellings, 1,500 gallons per minute for dwellings having a fire area in excess of 3,600 square feet, and 1,500 gallons per minute (i.e.; Commercial, Industrial, Schools, etc.). Flow rates shall be inspected in accordance with all agencies having jurisdiction, and shall be verified in writing by the fire department/district prior to issuance of any building permits. d. The proposed fire protection system shall be reviewed and approved by the fire department/district prior to issuance of a building permit. Page 42 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzfdoc 16. Covenants, homeowner's association by-laws or other similar deed restrictions, acceptable to the Eagle City Attorney which provide for the use, control and mutual maintenance of all common areas, storage facilities, recreational facilities, street lights or open spaces shall be reviewed and approved by the Eagle City Attorney prior to the City Engineer signing the final plat. A restrictive covenant must be recorded and a note on the face of the final plat is required, providing for mutual maintenance and access easements. Appropriate papers describing decision-making procedures relating to the maintenance of structures, grounds and parking areas shall be reviewed and approved by the Eagle City Attorney prior to the City Engineer signing the final plat. 17. Should the homeowner's association be responsible for the operation and maintenance of the storm drainage facilities,the covenants and restrictions,homeowner's association by-laws or other similar deed restrictions acceptable to the Eagle City Attorney shall be reviewed and approved by the Eagle City Attorney prior to the City Engineer signing the final plat. 18. The applicant shall submit an application for Design Review, and shall obtain approval for all required landscaping, common area and subdivision signage prior to the City Engineer signing the final plat. 19. Any recreation area, greenbelt area or pathway area or any other area designated by the City Council or Park and Pathway Development Commission for a path or walkway shall be approved in writing by the Park and Pathway Development Commission and Design Review Board prior to approval of the final plat by the City Council. 20. Conservation and recreation access easements (if applicable) shall be approved by the Park and Pathway Development Commission and shall be shown on the final plat prior to approval of the final plat by the City Council. 21. The applicant shall place a note on the face of the plat which states: "Minimum building setback lines shall be in accordance with the applicable zoning and subdivision regulations at the time of issuance of the building permit or as specifically approved and/or required". 22. The applicant shall comply with the provisions of the Eagle City Code, pertaining to floodplain and river protection regulations (if applicable)prior to the City Engineer signing the final plat. 23. The applicant shall obtain approval of the development relative to its effects on wetlands or other natural waterways (if applicable) from the Corps of Engineers and the Idaho Department of Water Resources and/or any other agency having jurisdiction prior to the City Engineer signing the final plat. 24. Basements in homes in the flood plain are prohibited. 25. The Americans with Disabilities Act, Uniform Building Code, Eagle City Code, Eagle Comprehensive Plan, and all applicable County, State and Federal Codes and Regulations shall be complied with. All design and construction shall be in accordance with all applicable City of Eagle Codes unless specifically approved by the Commission and/or Council. 26. Any changes to the plans and specifications upon which this approval is based, other than those required by the above conditions, will require submittal of an application for modification and approval of that application prior to commencing any change. 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 submits application to the City of Eagle for a change to the planned use of the subject property. Page 43 of 45 K.\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzf.doc 27. No public board, agency, commission, official or other authority shall proceed with the construction of or authorize the construction of any of the public improvements required by the Eagle City Code Title 9 "Land Subdivisions" until the final plat has received the approval of the City Council(ECC 9-6-5 (A)(2)). After Council approval of the final plat, the applicant may construct any approved improvements before the City Engineer signs the final plat. The applicant shall provide a financial guarantee of performance in the amount of 150% of the total estimated cost for completing any required improvements (see resolution 98-3)prior to the City Engineer signing the final plat. The financial guarantee shall be a Letter of Credit, Certificate of Deposit, cash deposit or certified check. 28. In accordance with Eagle City Code, failure to obtain a recorded final plat for the subdivision within one year following City Council approval shall cause this approval to be null and void, unless a time extension is granted by the City Council. 29. Prior to submitting the final plat for recording, the following must provide endorsements or certifications: Owners or dedicators, Registered Land Surveyor, County Engineer, Central District Health Department, Ada County Treasurer, Ada County Highway District Commissioners, City Engineer, and City Clerk. 30. The City's actions on the application does not grant the applicant any appropriation of water or interference with existing water rights. The applicant indemnifies and holds the City harmless for any and all water rights, claims in any way associated with this application. 31. The applicant shall submit cut sheets showing street lighting details for review and approval by the Zoning Administrator prior to the submittal of the final plat. The plans shall show how the streetlights will facilitate the"Dark Sky"concept of lighting. 32. The applicant shall take care to locate and protect from damage existing utilities, pipelines and similar structures. Documentation indicating that "Digline" has performed an inspection of the site shall be submitted prior to the issuance of any building permits for the site. 33. Place a note on the final plat which states in general that surrounding land with farm uses and related activities shall be protected pursuant to the Idaho Right to Farm Act. 34. The applicant shall install at the entrance to the subdivision a 4' x 4' plywood or other hard surface sign (mounted on two 4"x 4" posts with the bottom of the sign being a minimum of 3-feet above the ground)noticing the contractors to clean up daily, no loud music, and no dogs off leash. CONCLUSIONS OF LAW: 1. A Neighborhood Meeting was held at Eagle City Hall (Freedom Room) at 6:00 PM, December 6, 2012, in compliance with the application submittal requirement of Eagle City Code. The applications for this item were received by the City of Eagle on December 20, 2012, and revised applications were submitted on October 3, 2013, a revised preliminary plat was submitted on April 10, 2014. 2. Notice of Public Hearing on the application for the Eagle Planning and Zoning Commission was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Eagle City Code on April 28, 2014. Notice of this public hearing was mailed to property owners within three- hundred feet (300-feet) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Eagle City Code on April 28, 2014. Requests for agencies' reviews were transmitted on January 17, 2014, in accordance with the requirements of the Eagle City Code. The site was posted in accordance with the Eagle City Code on May 8, 2014. Page 44 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-I2\Spring Valley Sub No.1 pzf doc 3. The Commission reviewed the particular facts and circumstances of this proposed preliminary plat (PP-06-12) and based upon the information provided concludes that the proposed preliminary plat application is in accordance with the City of Eagle Title 11A because: a. The subdivision will be harmonious with and in accordance with the general objectives or with any specific objective of the Comprehensive Plan and/or Eagle City Code Title 11A, and the Spring Valley Development Agreement, as shown within the findings provided within this document and the proposed residential use is in accordance with the residential land use designation of this area shown within the Comprehensive Plan; b. The subdivision will be in conformance with the Planned Unit Master Plan (PUMP)(PU-01- 12), or will be conditions of approval as set forth within the conditions of approval herein; c. The subdivision will be served adequately by essential public facilities such as streets, police and fire protection, schools, drainage structures, refuse disposal, water and sewer; or is conditioned to be served, by adequate public facilities; d. That there are no known capital improvement programs for which this development would prevent continuity; e. That based upon agency verification and additional written comments of the Ada County Highway District, Eagle Sewer District, and Idaho Transportation Department indicate that adequate public facilities exist, or are expected to be provided as conditioned herein, there is adequate public financial capability to support the proposed development; f. That any health, safety and environmental problems that were brought to the Commission's attention have been adequately addressed by the applicant or will be conditions of approval as set forth within the conditions of approval herein. DATED this the 2nd day of June, 2014. PLANNING AND ZONING COMMISSION OF THE CITY OF E• E Ada County, Idah dip f ' ''�,,,••u••.'••',,. P on Roehling, Commissioner .�.-.41.1 EN4'L�•'•.,• .•''4* R A Q o r4' • ATTEST: V .004. : �. z�aed.a Iii—.4..1.4 •'•. *WW1Is' Q• �• Sharon K. Bergmann, Eagle City lerk •••.,'sl �•OF N1∎•% ATE • Regulatory Taking Notice: Applicant has the right, pursuant to section 67-8003, Idaho Code, to request a regulatory taking analysis Page 45 of 45 K:\Planning Dept\Eagle Applications\M3 Spring Valley\Applications\Subdivision Plats\2012\PP-06-12\Spring Valley Sub No.1 pzfdoc