A.   The purpose of this chapter is to promote the public health, safety and general welfare of present and future residents of the city, and to bring about a coordinated and efficient development of the city, as well as the following items:

      1.   To protect property rights and enhance property values.

      2.   To ensure that public facilities and services are provided to the people at reasonable cost.

      3.   To ensure the economy and important environmental features of the city are protected and enhanced.

      4.   To encourage urban and urban type development while avoiding undue concentration of population and overcrowding of land.

      5.   To ensure that the development of land is commensurate with the physical characteristics of the land.

      6.   To protect fish, wildlife and recreation resources while avoiding undue water and air pollution.

   B.   For these reasons, the following regulations of this chapter for subdividing land within the city are hereby adopted. (1984 Code § 6-1-1)

The regulations of this chapter shall apply to the subdividing of all residential land within the corporate limits of the city, and the subdividing of all residential land within the city impact area: (1984 Code § 6-1-2; amd. 2014 Code)

   A.   Every owner proposing a "subdivision", as defined in section 10-3-2 of this title, shall cause the same to be engineered and surveyed and a plat and construction plans made thereof, which shall particularly and accurately describe and set forth all the streets, easements, slopes, grades, elevations, public grounds, blocks or lots, and other essential information, and shall record such plat. This subsection is not intended to prevent the filing of other plats.

   B.   The dividing of land into two (2) or more tracts, lots or parcels for transfer of ownership or building development.

   C.   The dedicating of any street or alley through or along any tract of land.

   D.   The resubdivision of a lot or parcel into one or more sublots, except as provided for in subsection E of this section.

   E.   The regulations in this chapter shall not apply to any of the following:

      1.   A lot or parcel line adjustment. See section 10-9-11 of this title.

      2.   Any new street dedication other than dedications widening existing platted streets.

      3.   An allocation of land in the settlement of an estate of a decedent or a court decree for the distribution of property thereunder. (1984 Code § 6-1-2)

Pursuant to Idaho Code section 67-6509, the procedures adopted for the conduct of hearings are to apply to all hearings held pursuant to this chapter. (1984 Code § 6-1-3)

For the purpose of this chapter, the following definitions shall apply:

CITY ENGINEER: The city civil engineer, city transportation engineer, city water engineer, and city sewer engineer as appointed by the mayor and confirmed by the city council.

DEDICATION: The setting apart of land or interest in land for use by the public. Land becomes dedicated when accepted by the city council.

PLAT, FINAL: A plan of subdivision, dedication or any portion thereof, prepared for filing and recording by the county recorder and containing those elements and requirements set forth in this chapter. A final plat, upon it being filed and recorded by the county recorder, shall be known as an authorized plat, subdivision or dedication.

PLAT, PRELIMINARY: A preliminary plat of a proposed subdivision or dedication, containing the elements and requirements set forth in this chapter.

RETURN, PROPERTY LINE: A circular lot line that connects two (2) lot lines at a street intersection.

SHORT PLAT: The map or representation of a short subdivision.

SHORT SUBDIVISION: Every division of a tract, for the purpose of lease or sale, into four (4) or less lots, plats, sites, parcels or tracts.

STREET, DEAD END: A street connecting to another street at one end only and not having provisions for vehicular turnaround at its terminus.

STREET, FRONTAGE: A minor street, parallel to and adjacent to an arterial street, which has the primary purpose of providing access to abutting properties.

STREET, LOCAL: A street inside of a subdivided parcel designed to access residential dwellings within that subdivision.

STREET, LOOP: A minor street which forms a loop and returns to the same street from which it originated. A street forming a connection between two (2) other streets is not considered a loop.

STREET, MAJOR COLLECTOR: A street designated as a major collector street by the city council. A major collector street serves both intercounty movements and provides the primary routes through the community. Major collectors serve the central business area and larger traffic generators within a community.

STREET, MINOR ARTERIAL ROUTE: A street designated as a minor arterial street by the city council typically referred to as a state highway. Minor arterial routes are regionally significant corridors for higher speed intercounty service.

STREET, MINOR COLLECTOR: A street designated as a minor collector street by the city council. A minor collector street has the primary purpose of collecting traffic from local roads onto the major collector streets and arterial streets.

STREET, PARTIAL: A dedicated right of way which provides only a portion of the required street width.

STREET, PRINCIPAL ARTERIAL ROUTE: A street designated as a principal arterial street by the city council typically referred to as a state highway. It is the primary purpose of a principal arterial route to carry high volumes of fast moving or heavy traffic. Principal arterial routes are regionally significant corridors for interstate travel.

STREET, REVERSE FRONTAGE: Lots that front on more than one street, but have access to only one street (a double fronted lot).

TRAFFIC IMPACT STUDY (TIS): A study to be completed by a professional engineer registered in the state of Idaho which identifies, analyzes and provides recommendations for mitigating the impacts that a proposed development will have on the surrounding surface transportation system, including existing and anticipated vehicle and pedestrian facilities.

UTILITIES: The installation of water, sewage, gas, irrigation, cable television, communication lines or electricity and similar facilities providing service to and used by the public. (1984 Code § 6-1-4; amd. 2014 Code; Ord. 682, 5-10-2021)

   A.   Short Subdivisions: A short subdivision may be considered if it consists of four (4) lots or less, where right of way is required. All platting and development requirements shall be adhered to, except that the preliminary and final plats may be presented at the same time.

   B.   Phasing Of Subdivision: Phasing may be allowed. Phasing shall be laid out in a written agreement, setting forth the area and what is to be developed. Phasing shall include all development work, such as roads, water, sewer, drainage and irrigation. The work shall also include service to all lots and adequate work to allow development of the next phase.

   C.   Granting Of Alternatives: Relief pursuant to subsections A and B of this section will be granted only after an affirmative vote of the city council and subject to such conditions or terms as they deem appropriate. (1984 Code § 6-1-5)

   A.   Variances: Whenever a tract to be subdivided is of such unusual size or shape or is surrounded by such developments or unusual conditions that the strict application of the regulations of this chapter would result in substantial hardship or inequity, the planning and zoning commission may vary or modify such requirements so that the subdivider may develop his property in a reasonable manner, but so at the same time, the public welfare and interest of the city are protected, the general intent and spirit of said regulations are preserved, and conformity to achievement of the comprehensive general plan is assured. The variance procedure shall be as specified in chapter 13 of this title.

   B.   Appeals: The appeal procedure shall be as specified in section 10-2-10 of this title. (1984 Code § 6-1-6; amd. 2014 Code)

The planning and zoning commission may recommend amendments to this chapter and the city council, in acting on such recommendation or on its own motion, may amend this chapter from time to time; provided, however, that the procedure following in such modifications shall be the same as in the original adoption of these regulations, or in conformity with the then applicable state law. (1984 Code § 6-1-7)

Any person violating any of the provisions of this chapter shall not be entitled to the issuance of any building permits for construction of buildings or otherwise on the land being subject to subdivision under the provisions of this chapter. (1984 Code § 6-1-8; amd. 2014 Code)

In order that the subdivision of land within the jurisdiction of the City will contribute to the development of safe, convenient and attractive residential, commercial and other areas, and will advance the public welfare, the Planning and Zoning Commission, in reviewing and acting upon any subdivision plat, shall ensure that full consideration and weight is given to the following:

   A.   The intent and design of the proposed plat shall be in accordance with the provisions of the Comprehensive General Plan.

   B.   Street patterns in residential neighborhoods shall be designed to create areas free of through traffic but readily accessible to adjacent arterial streets.

   C.   In the subdivision of land along arterial and collector streets, the block length shall be increased so as to limit driveway or other vehicular access compatible with good design and a reasonable use of land.

   D.   Street intersections in residential areas may be composed of two (2), three (3) or four (4) approaches wherever such design will not unduly restrict the free movement of traffic.

   E.   All irrigation and natural drainage courses shall be improved by tiling in a manner which will improve the hydraulics and ease of maintenance of the channel as per City specifications.

   F.   Reserve strips controlling access to public streets shall be permitted; provided, that the control and disposition of land comprising such strips are placed within jurisdiction of the City under conditions specified by the planning and zoning commission and shown on the plat.

   G.   The point of beginning of all subdivisions shall be marked with a brass or aluminum cap monument, either in concrete set on galvanized iron pipe, or set on an iron or steel rod. If concrete be used, it shall not be less than six inches by six inches by twenty four inches (6" x 6" x 24"); and if galvanized iron pipe be used, it shall not be less than two inches (2") in diameter and thirty inches (30") long, and if iron or steel rod be used, it shall not be less than five-eighths inch (5/8") in diameter and thirty inches (30") long. The centerline intersections and points where the centerline changes direction on all streets, avenues and public highways shall be monumented with an iron or steel rod with the above dimensions bearing an aluminum, brass or plastic cap permanently stamped with the intersection point and registration number of the professional land surveyor in responsible charge. (1984 Code § 6-2-1; amd. Ord. 682, 5-10-2021)

No block should be longer than six hundred feet (600') nor less than two hundred fifty feet (250') between street intersections, and each block should have sufficient width to provide for two (2) tiers of lots, except as provided in subsection 10-15B-3E of this article, or by a special exception approval by the planning and zoning commission. (1984 Code § 6-2-2; amd. Ord. 682, 5-10-2021)

   A.   Established By City: Lot area, dimensions and minimum street frontage shall be established as set forth in this title. If a lot is not uniform for width and/or depth, at least one lot line for width and one lot line for depth shall meet the minimum requirements for dimensions.

   B.   Corner Lots: For corner lots, a minimum property line connecting streets allowing for adequate right-of-way to construct pedestrian ramps in accordance to ADA shall be provided. A larger right-of-way may be required when, in the opinion of the planning and zoning commission, such is necessary to serve an existing or future need.

   C.   Butt Or Key Lots: Butt or key lots shall be avoided whenever possible.

   D.   Side Lot Lines: Side lot lines are preferred to be at approximate right angles or radial to the street center line.

   E.   Street Reverse Frontage Lots: Street reverse frontage lots are not encouraged except that, where a showing is made that unusual topography or other conditions make it impossible to meet this requirement, an exception may be approved by the planning and zoning commission. A common lot landscaped buffer is encouraged to separate the rear of the lot from the street.

   F.   Lot Area And Dimensions:

      1.   Minimum Lot Size And Dimensions In Single-Family Residential Zones: Each buildable lot shall have a minimum lot area of seven thousand five hundred (7,500) square feet, a minimum lot depth of one hundred feet (100'), and a minimum street frontage of seventy five feet (75'). Street frontage may be measured at the building front setback line.

      2.   Minimum Lot Size And Dimensions In Large Lot Residential Zones: Each buildable lot shall have a minimum lot area of two hundred seventeen thousand eight hundred (217,800) square feet (5 acres) and a minimum street frontage of three hundred feet (300').

      3.   Minimum Lot Size And Dimensions In Multi-Family Residential Zones: Each two-family dwelling unit shall have a minimum lot area of three thousand seven hundred fifty (3,750) square feet per dwelling unit, and a minimum street frontage of sixty feet (60'). Street frontage may be measured at the building front setback line.

   G.   Sight Triangle Requirements: Refer to section 10-9-8 of this title for sight triangle requirements on corner lots. (1984 Code § 6-2-3; amd. Ord. 640, 5-14-2018; Ord. 682, 5-10-2021)

   A.   The arrangement, character, extent, width, grade and location of all streets shall conform to the Comprehensive General Plan and shall be considered in their relation to existing and planned streets, topographic conditions, public convenience and safety, and in their appropriate relation to the proposed uses of the land served.

   B.   Where a subdivision abuts or contains any existing or proposed principal arterial, minor arterial, major collector or minor collector street, it should be designed with reverse frontage streets or similar treatment for the purpose of creating desirable neighborhood character and enhancing the movement of traffic. Direct residential access to principal arterial, minor arterial, major collector or minor collector streets should be limited where possible.

   C.   The planning and zoning commission may require a street along a railroad right-of-way suitable for the appropriate use of the intervening land.

   D.   There shall be provided rights-of-way of such width in no case to be less than those defined in the Comprehensive Plan for the City; provided, however, that the width of said rights-of-way shall in no case be less than the following:

 

 

   E.   Street grades shall be such as to provide for the safe movement of traffic in all weather and for adequate drainage of both streets and abutting properties. Street grades shall be not less than four-tenths percent (0.4%) and not more than ten percent (10%). The planning and zoning commission may approve minimum street grade of 0.3 on a case by case situation.

   F.   In general, partial street dedications shall not be permitted; provided, however, that the planning and zoning commission may accept a partial street dedication when such street forms the boundary of the property being subdivided and, in addition, is shown on the comprehensive general plan, or is designated by the planning and zoning commission as an arterial or collector street, or is otherwise officially designated as of major importance as a present or future trafficway, or when such other conditions or restrictions exist or are imposed by the planning and zoning commission so that the eventual completion of such street to its full required right of way is assured. When a dedicated partial street exists adjacent to the property to be subdivided, the other portion may be platted within such subdivision.

   G.   A cul-de-sac, court or similar type street may be permitted; whenever a tract to be subdivided is of such unusual size or shape or is surrounded by such developments or unusual conditions that the strict application of the regulations of this chapter would result in substantial hardship or inequity, the planning and zoning commission may vary or modify such requirements so that the subdivider may develop his property in a reasonable manner, but so at the same time, the public welfare and interest of the city are protected, the general intent and spirit of said regulations are preserved, and conformity to achievement of the comprehensive general plan is assured; provided, that the maximum length for a cul-de-sac shall be four hundred feet (400') as measured from entrance to the center of the turnaround, and all cul-de-sacs shall be provided with a turnaround having a minimum radius of fifty feet (50') at the property line and not less than forty five feet (45') at the back of curb lines.

   H.   Dead end streets shall not be permitted, with the exception that such streets terminating at the boundary of a subdivision may be approved when such street and its extension is shown on the comprehensive general plan or when, in the opinion of the planning and zoning commission, the future extension of such street is feasible and necessary to the proper development of the city street pattern. A temporary cul-de-sac shall be constructed at the end of a dead end street. A temporary fence barricade or other substantial barrier shall be constructed at the end of any dead end street to prevent vehicles using said street as a through street. Any abutting landowners who desire to use a dead end street to reach abutting lands may apply for a permit to do so, and will be required to bring his portion of the street up to subdivision standards.

   I.   The maximum length of a loop street shall be one thousand feet (1,000') and a loop street over this length, though otherwise meeting the definition of a loop street, shall be required to conform to the standards of a local street in its subdivision type unless otherwise approved by the planning and zoning commission.

   J.   Streets shall be designed and laid out in order to intersect as nearly as possible at right angles, and no street shall intersect any other street at less than seventy degrees (70°).

   K.   Where any street deflects an angle of ten degrees (10°) or more, a connecting curve having a minimum radius as defined by the American Association Of State Highway And Transportation Officials for the appropriate roadway design speed is required.

   L.   Proposed streets which are continuations of existing streets shall be given the same names as the existing streets, and all other street names used shall not duplicate or be of a spelling or pronunciation of existing streets within the city or within the adjacent county area. The subdivider shall name all streets within the proposed subdivision subject to final approval from the planning and zoning commission.

   M.   Street trees, where provided, shall be of the variety, size and location approved by the planning and zoning commission. (1984 Code § 6-2-4; amd. Ord. 682, 5-10-2021)

   A.   Alleys may be required at the rear of business and/or residential lots and shall maintain a clear travelway at least twenty feet (20') in width for their entire length.

   B.   At the intersection of two (2) alleys, the corners of the abutting property shall be provided with a property line return having a radius of not less than twenty feet (20').

   C.   Except under unusual circumstances, alleys shall not terminate in a dead end and in no case shall a dead end alley be accepted unless turnaround facilities are provided to the satisfaction of the planning and zoning commission. (1984 Code § 6-2-5; amd. Ord. 682, 5-10-2021)

   A.   Where there is no alley, easements shall be provided at least ten feet (10') wide for utilities and drainage or other public services at the rear of every lot and ten feet (10') at the front of every lot. A minimum of ten feet (10') shall be provided along all public street rights of way.

   B.   Structures shall not be placed within an easement. Portable structures, fences and on grade slabs may be placed within an easement, subject to the condition that whenever work is done in the easement, any removal or movement of items placed therein shall be done at the expense and peril of the landholder. A utility doing work shall not be liable for any damage done to anything placed within the easement. Utilities shall have unrestricted access to enter, install, maintain and replace the improvements located in the easements. Portable structures and other features may be removed and not replaced if they interfere with the maintenance or use of the affected utility. (1984 Code § 6-2-6)

A plat shall be drawn for each subdivision of land and submitted to the planning and zoning commission, as provided in this article. (1984 Code § 6-3-1-1; amd. Ord. 682, 5-10-2021)

   A.   No plat or description of land subdividing shall be filed in the office of the county recorder until the same has been approved by the planning and zoning commission in preliminary and final plat form as required in this article.

   B.   No lots shall be sold from any plat until the plat has been recorded in the office of the county recorder.

   C.   Prior to submitting a preliminary plat, an applicant shall submit a nonrefundable fee, as established by resolution of the City Council and as may be amended from time to time, to the city clerk. This fee shall be for mailing and processing costs and shall be in addition to any other fees or costs, including city engineer and/or legal review fees, called for elsewhere in this code. (1984 Code § 6-3-1-2; amd. Ord. 682, 5-10-2021; Ord. 712, 2-10-2025)

   A.   The planning and zoning commission will review the preliminary and final plats and/or construction drawings for conformance to the standards contained in this chapter, and will inspect all construction, or inspection may be delegated to a public works supervisor or other authorized agent. The cost of such reviewing and inspection be borne by the applicant.

   B.   Services provided by the city in reviewing of such plat or construction drawings, and for the full time construction inspections for which charges are made, may be charged for on a time and material basis at rates to be established from time to time by the city council. (1984 Code § 6-3-1-5; amd. Ord. 682, 5-10-2021)

   A.   Any owner desiring to subdivide a piece of land within the city shall file with the zoning administrator copies of the preliminary plat as required.

   B.   In making application, the owner shall submit a current title report or such evidence as is acceptable to the zoning administrator. (1984 Code § 6-3-2-1; amd. Ord. 682, 5-10-2021)

The subdivider shall prepare a preliminary plat and such other supplementary material as may be required to indicate to the planning and zoning commission the general objectives of the subdivision. The subdivider shall submit to the city twenty two (22) copies of the preliminary plat to be considered. The subdivider shall also submit one copy of the preliminary plat in an eleven inch by seventeen inch (11" x 17") size. If the warrants defined in section 10-15C-2-7 of this article for a traffic impact study are met with the proposed development, five (5) copies of the completed and signed traffic impact study shall be submitted concurrently with the preliminary plat to the zoning administrator. (1984 Code § 6-3-2-2; amd. Ord. 682, 5-10-2021)

   A.   The zoning administrator may transmit one copy each of the preliminary plat to the following agencies for review and recommendations, and may request recommendations from such other agencies as he may deem necessary:

   City building official.

   City engineers.

   City of Fruitland public works department.

   Drainage district 5 (if said plat abuts or crosses).

   Farmers Mutual Telephone Company.

   Fire chief.

   Fruitland school district 373.

   Highway district 1.

   Idaho Power Company.

   Idaho transportation department (if said plat abuts).

   Intermountain Gas Company.

   Irrigation district appropriate to area being platted.

   Payette County assessor.

   Postmaster.

   Treasure Valley Classical Academy.

   Williams Northwest pipeline (if said plat abuts or crosses).

   B.   The zoning administrator shall transmit one copy of the preliminary plat and the traffic impact study, where applicable, to the city engineer for review and recommendations. The city engineer review fees shall be paid by the subdivider.

   C.   If no written recommendation from any agency listed in subsection A of this section is received within fifteen (15) days after such notification, the approval of the preliminary plat by such agency will be considered to be granted. (1984 Code § 6-3-2-3; amd. 2014 Code; Ord. 682, 5-10-2021)

The planning and zoning commission shall approve, approve conditionally or disapprove the plat within forty-five (45) days of the date at which said plat is submitted with a complete application. If the preliminary plat is disapproved or approved conditionally, the reasons for such action shall be stated in writing, a copy of which, signed by the Zoning Administrator, shall be transmitted to the applicant. (1984 Code § 6-3-2-4; amd. Ord. 682, 5-10-2021)

   A.   Preliminary plats shall be drawn on a twenty four inch by thirty six inch (24" x 36") sheet size and at a scale of not less than one hundred feet to the inch (100' = 1"), except that it may be smaller by approval of the city engineer and zoning administrator, and shall show the following:

      1.   The scale, north point, date, township, range, section and quarter section of subject parcel;

      2.   The name of the proposed subdivision;

      3.   The name and address of the owner of record, the subdivider and engineer, surveyor or person preparing the plat;

      4.   The names, with locations of intersecting boundary lines, of adjoining subdivisions, and the location of the city limits if falling within or immediately adjoining the tract;

      5.   The land contours with appropriate vertical intervals referenced to datum and at intervals acceptable to the engineer; provided, however, that where authorized by the engineer, contour data may be provided in form of spot elevations at street intersections and in drainage channels;

      6.   The location of existing buildings, water bodies or courses, and the location of dedicated streets at the point where they adjoin and/or are immediately adjacent to; provided, that actual measured distance shall not be required;

      7.   The boundaries of the tract, as determined by a legal survey area of the tract, the proposed location, right of way width and pavement width of streets and alleys, the proposed locations and width of easements, proposed lot lines, the radius of all curves and approximate lot dimensions;

      8.   The existing zoning boundary lines defining the proposed use of all portions of the subdivision;

      9.   The proposed street names and system of consecutively numbering lots and blocks;

      10.   The locations, approximate size and proposed use of all land intended to be dedicated for public use or reserved for the use of all property owners within the proposed subdivision;

      11.   The location of sanitary and storm sewers, irrigation lines and facilities, water mains, culverts and other surface and subsurface structures existing within or immediately adjacent to the proposed subdivision; and the locations, layout type of any proposed water mains and storage facilities, sanitary mains and laterals, storm sewers, irrigation lines and facilities, culverts and drainage structures, street improvements and any other proposed utilities;

      12.   The location of all drainage structures and the proposed method of disposing of all runoff from the proposed subdivision, and the location of all drainage easements relating thereof, whether they are located within or outside the proposed plat.

   B.   A vicinity map of the proposed subdivision shall accompany the preliminary plat at an appropriate scale. The vicinity map shall show the following features within one-half (1/2) mile of the exterior boundary of the proposed subdivision:

      1.   Names and right of way widths of proposed and existing public highways, arterials and collector roads;

      2.   City limits;

      3.   Government section lines;

      4.   Named rivers, streams, drainages, and canals. (1984 Code § 6-3-2-6; amd. Ord. 682, 5-10-2021)

A traffic impact study (TIS) shall be performed by a professional engineer licensed in the state and employed by the developer when one or more of the following apply:

   A.   Full TIS: A full TIS shall be required for any development that will generate:

      1.   One hundred (100) or more added (new) peak direction trips to or from the site during the adjacent roadway’s peak hours or the development’s peak hours;

      2.   One thousand (1,000) or more added (new) vehicle trips per day;

      3.   One hundred (100) or more dwelling units;

      4.   The proposed development will add fifteen thousand (15,000) square feet or more retail space;

      5.   The proposed development will add thirty five thousand (35,000) square feet or more office space;

      6.   The proposed development will add seventy thousand (70,000) square feet or more industrial space;

      7.   The proposed development will have a significant impact on a roadway, as determined by the city transportation engineer.

      A full TIS shall be completed in accordance with the city’s “Traffic Impact Study Requirements” for any development meeting these thresholds.

   B.   Modified TIS: A modified TIS shall be required for any development that will generate:

      1.   Fifty (50) to ninety nine (99) added (new) peak direction trips to or from the site during the adjacent roadway’s peak hours or the development’s peak hours;

      2.   Five hundred (500) to nine hundred ninety nine (999) added (new) vehicle trips per day; and/or

      3.   Fifty (50) to ninety nine (99) dwelling units.

      The developer shall meet with the city transportation engineer prior to completing the modified TIS. The purpose of this meeting will be to identify the modified requirements for the TIS.

   C.   Authority Of City To Require: The city reserves the right to require a TIS for any and all new development or redevelopment, regardless of the thresholds previously listed. (1984 Code § 6-3-2-7; amd. Ord. 682, 5-10-2021)

   A.   After the approval or conditional approval of the preliminary plat, the subdivider may cause the subdivision, or any part thereof, to be surveyed and a final plat prepared in accordance with the preliminary plat as approved.

   B.   The final plat, prepared in accordance with Idaho Code title 50, chapter 13, and the provisions set forth in this chapter, shall be filed with the zoning administrator, together with a letter requesting that it be approved by the city engineer.

   C.   Such final plat, when submitted, shall be accompanied by prints thereof, as required, and two (2) sets of prints of the plans and (complete) construction drawings and specifications for all proposed improvements as required by article D of this chapter. (1984 Code § 6-3-3-1; amd. Ord. 682, 5-10-2021)

   A.   Filing of the final plat may be made within one year after action by the city council on the preliminary plat.

   B.   Failure to file a final plat within one year after action by the city engineer approving the preliminary plat shall cause all approvals of the preliminary plat to be voided; provided, however, that upon application of the subdivider, the city engineer may grant extensions for reasonable cause in one year increments based on the preliminary plat, and improvement standards are in conformance with the standards in place at approval time. (1984 Code § 6-3-3-2; amd. Ord. 682, 5-10-2021)

Upon receipt of the final plat and all other required data as provided for by this chapter, the zoning administrator shall certify the application as complete and shall affix the date of application acceptance thereon. He shall place the final plat on the planning and zoning commission agenda for consideration at the regular meeting. (1984 Code § 6-3-3-3)

At the time of approval of the final plat, the city council shall accept offers of dedication to the public shown thereon and shall, as a condition precedent to the acceptance of any streets or easements, require that the subdivider improve the streets and easements in accordance with standards established under article D of this chapter. (1984 Code § 6-3-3-7; amd. Ord. 682, 5-10-2021)

The final plat shall be drawn at such scale and contain on the front lettering of such size, including reference to dedication and affidavit of survey, as to enable the same to be placed upon a single sheet eighteen inches by twenty four inches (18" x 24") in size, with no part thereof nearer to the edge of said sheet than one inch (1"), and shall be in full accordance with provisions of the state law, Idaho Code title 50, chapter 13. The reverse of said sheet shall not be used for any portion of the drawing but may contain written matter as to dedication and other information. (1984 Code § 6-3-3-8; amd. Ord. 682, 5-10-2021)

The final plat shall clearly show the following:

   A.   The exterior boundary of the platted tract shall show distance and bearing ties to the primary control monuments. Primary control points, approved by the city engineer, or a description and ties to such control points, to which all dimensions, angles, bearings and similar data on the plat shall be referenced. Such primary control points must include either a section corner, quarter section corner or meander corner according to government survey.

   B.   Location and description of monuments.

   C.   Show all tract boundary lines, property lines, lot lines and right of way lines of streets, easements and other rights of way. Lines shall be labeled with accurate dimensions in feet and decimals thereof and bearings in degrees, minutes and seconds, relative to the established basis of bearings. Curves shall be shown with radii, arc length and chord lengths in feet and decimals thereof; central angles, and chord bearings in degrees, minutes and seconds.

   D.   Names and locations of adjoining subdivisions. Adjoining parcels which are not subdivisions shall be labeled “unplatted”.

   E.   Name and right of way width of each street or other right of way.

   F.   The location, dimensions and purposes of all easements.

   G.   The blocks numbered consecutively throughout the entire subdivision and lots numbered consecutively throughout each block, with areas to be excluded from platting marked “Reserved” or “Not a Part”.

   H.   The outline of any property, other than streets or alleys, by lengths and bearings, with the area marked “Public” and showing the proposed use.

   I.   A title which shall include the name of the subdivision, name of the city, county and state, and the location and description of the subdivision referenced to section, township and range.

   J.   Scale, north arrow. Drawing scale shall be shown by a graphic bar scale and text indicating the number of feet in an inch on the drawing, i.e., scale: One inch equals sixty feet (1" = 60'). Also include a “basis of bearing”.

   K.   Location, width, typical sections, and name of all existing or platted streets or other important features, such as the general outline of the following: existing buildings, watercourses, power lines, telecommunications lines, railroad lines, any existing easements, municipal boundaries, section lines and restrictive covenants as required or assured. Existing easements shall be labeled with the recording instrument number found in the county clerk’s office. Restrictive covenants shall be noted with the recording instrument number found in the county clerk’s office, or, if no restrictive covenants are filed for the subdivision, a note stating that:

      No restrictive covenants have been established or adopted for this subdivision at the time of first recording.

   L.   Certification by a professional land surveyor preparing said plat certifying the accuracy of the survey and plat shall appear on the front of said plat.

   M.   Certification by the owner, including dedication of all streets, rights of way and any sites for public use and grant on any existing or proposed easements.

   N.   Certification and signature of the county surveyor and signature of the city engineer verifying that the plat meets the requirements of state law and this chapter.

   O.   Certification and signature of the city clerk verifying that the final plat complies with state law, Idaho Code title 50, and with this chapter.

   P.   Certification and signature of the city clerk verifying city council and planning and zoning commission approval of the final plat and acceptance of streets, alleys, easements and public land dedications.

   Q.   Certification and signature of the county treasurer verifying that all taxes and levies against said property are currently paid, prior to the filing of said plat, and pursuant to Idaho Code.

   R.   Final plat shall be lettered using a Leroy pen set or similar mechanical lettering set. (1984 Code § 6-3-3-9; amd. Ord. 682, 5-10-2021)

The provisions of this article shall apply to residential and nonresidential subdivisions, as applicable. (2014 Code)

   A.   The improvements described in this article shall be shown on the construction plans of any subdivision and installed in accordance with the procedures and requirements designated in this article. Improvement plans shall be drawn on a twenty-four inch by thirty-six inch (24" x 36") sheet size and at a scale of not less than sixty feet to the inch (60' = 1"), except that they may be drawn at a smaller scale with prior written approval of the city engineer.

   B.   All improvements shall be in accordance with all elements of the comprehensive general plan of the city and the requirements of the Idaho state code, and shall further be in accordance with the standard specifications of the city and with all requirements of this article. Construction shall be under the supervision of the city engineers and public works supervisor and subject to their approval. (1984 Code §6-4-1; amd. Ord. 682, 5-10-2021)

   A.   At the time of acceptance of the final plat, the subdivider shall file with the public works department completely detailed construction drawings and complete written construction specifications for all improvements required for the subdivision.

   B.   Plans for the improvements required by this article shall be prepared by a professional engineer registered in the state.

   C.   Prior to the installation of and acceptance by the city of any improvement installed by the subdivider, all plans and specifications for all improvements shall be reviewed and approved by the city engineer.

   D.   The city may receive a performance bond on all improvements at one hundred twenty percent (120%) of value of the improvements and the bond shall be received prior to commencement of actual construction. (1984 Code §6-4-2; amd. Ord. 682, 5-10-2021)

   A.   Classification: Street type, whether arterial, collector or local, shall be determined by reference to the comprehensive general plan of the city and to a map of the entire area the street serves. When classification of a local street, cul-de- sac or loop street is claimed, the entire length of the street shall be shown on the subdivision plat being proposed or on a previously approved plat.

   B.   Pavement Width: The pavement width of all streets shall conform to the minimum widths defined in the following standard city specifications: (1984 Code § 6-4-3)

 

(1984 Code §6-4-3; amd. Ord. 613, 7-11-2016; Ord. 682, 5-10-2021)

   C.   Paving Design: The paving design of the intersection of any new street with an existing State or Federal highway shall be in accordance with the standard specifications of the Idaho Transportation Department, but in no case shall be less than the applicable specification contained in this section.

   D.   Pavement, Base, Gravel: Pavement, base, leveling course gravel shall be constructed in accordance with the following minimum standard City specifications:

      Base (minimum):

      Local roads: Ten inches (10") compacted pit run or equal and three inches (3") 3/4" minus compacted road mix.

      Minor collector: Ten inches (10") compacted pit run or equal and three inches (3") 3/4" minus compacted road mix.

      Major collector: Twelve inches (12") compacted pit run or equal and three inches (3") 3/4" minus compacted road mix.

      Surface:

      Local and minor collectors: Two and one-half inches (21/2") asphaltic plant mix.

      Major collectors: Three inches (3") asphaltic plant mix.

   E.   Centerlines: In general, the centerline of the street pavement shall coincide with the centerline of the right-of-way in which the pavement is located.

   F.   Curb And Gutter: All subdivisions shall be constructed with curb and gutter. Either six inch (6") vertical curb (SD-701) or standard three inch (3") rolled curb (SD-702) and gutter are allowed on local roads. Minor collectors and major collectors shall be constructed with six inch (6") vertical curb and gutter. (1984 Code § 6-4-3)

   G.   Sidewalks: Sidewalks shall be provided on both sides of all roads per the table in this section. Sidewalks shall also be provided along any other street in a subdivision where deemed by the City to be essential to public convenience or safety. The back of the sidewalk shall be stamped with a "w" over the water service and "s" over the sanitary sewer service.

      1.   Materials:

         a.   Concrete shall conform to the latest edition of the ISPWC.

      2.   Construction:

         a.   Construction shall conform to the latest edition of the ISPWC.

         b.   Sidewalk used in conjunction with vertical curb shall be a minimum four inch (4") thickness and shall be six inches (6") in thickness in all driveway approaches. Sidewalk used in conjunction with rolled curb shall be a minimum of five inches (5") thick with a four inch (4") thick three-fourths inch (3/4") road base under it. (Ord. 613, 7-11-2016)

   H.   Driveways: Driveway curb cuts and driveway approaches shall be made in accordance with the latest edition of the Idaho Standards for Public Works Construction (ISPWC). The centerline of driveway curb cuts located at intersections shall be a minimum of fifty feet (50") from the property line in residential zones and one hundred fifty feet (150") in commercial or industrial zones.

      1.   Minimum Driveway Length:

         a.   The minimum driveway length in all new residential developments, including single-family and multi-family units, shall be twenty-two feet (22"), measured from the back of sidewalk, or from the edge of the public right-of-way if no sidewalk exists, to the face of the garage to prevent vehicle overhang onto sidewalks or public rights-of-way.

         b.   For driveways that do not lead to a garage, the minimum length shall also be twenty-two feet (22") to prevent vehicle overhang onto sidewalks or public rights-of-way.

   I.   Street Lighting: Street lighting in any development, residential or otherwise, shall be provided by the developer in accordance with the latest edition of the ISPWC and exceptions contained therein. Local road fixtures shall be 45-70 watt LED cobra head style (no shoe-box fixtures are allowed) and collector road fixtures shall be 95-115 watt LED cobra heads. Fixtures shall be mounted on a mast arm having length of six feet (6") where located at local road intersections and along collector roads. The mounting height shall be twenty five feet (25") and wood poles are not allowed in new city installations. Subdivider shall determine location of streetlights and show such placement on final construction drawings. At a minimum, streetlights are required at all intersections, curves, cul- de-sacs, and bike path crossings. Street lights shall be spaced no farther than four hundred feet (400") on local roads and three hundred feet (300") on collector roads. A developer may present a proposal to the city council for decorative street lighting. Any proposal for decorative lighting may be accepted, rejected, or accepted in a modified form by the city council. Whichever option is chosen, the developer shall unconditionally guarantee such improvements and indemnify the City from any damages resulting from any defects in workmanship or materials for a period of one year after the date the city accepts the lighting.

   J.   Alleys: Alleys shall be constructed in accordance with the standard specifications of the city.

   K.   Utilities: All utilities shall be placed underground before any base street material is laid.

   L.   Signs: Street signs, traffic control signs and posts shall be installed by the city at the subdivider”s expense.

   M.   Pathways: Shared use pathways separated from streets shall be a minimum of ten feet (10") wide and shall be designed to accommodate two-way bicycle and pedestrian traffic. Pathways design shall comply with the AASHTO Guide for the Development of Bicycle Facilities.

(1984 Code § 6-4-3; amd. Ord. 613, 7-11-2016; Ord. 640, 5-14-2018; Ord. 682, 5-10-2021; Ord. 719, 9-22-2025)

All water mains, valves, hydrants and connections to the city water distribution system shall be provided and installed by the subdivider in accordance with the standards and specifications of the city and in conformance with the latest edition of the ISPWC and the Idaho rules for public drinking water systems. Fire hydrants spacing shall conform to the latest edition of the international building code. See applicable tables for commercial buildings. Fire hydrant spacing in residential areas shall not exceed five hundred feet (500').

   A.   Water Supply Line And Distribution System:

      1.   General: All water lines shall be constructed in accordance with the specifications from the latest edition of the ISPWC and with the special provisions of the contract. These specifications cover the work necessary to install water line, fittings and appurtenances of the sizes and classes indicated, including, but not limited to, the furnishing of all labor, equipment and materials; excavation and backfilling; fine grading of trench bottom; pavement, sidewalk and curb cutting, removal and replacement; providing base for the pipe; providing bell holes in the trench bottom; laying and jointing pipe; installing service connections; furnishing pipe necessary for physical tests; hydrostatic testing of the lines; providing permanent plugs in tees and crosses installed for future use.

      2.   County Roads And State Highways: Where a water line is to be constructed across or within the right of way of a state highway, county road or city street, the contractor shall procure from the proper authority any permits necessary for such work and shall pay all fees, charges, special insurance policies, and furnish a bond, if required, to ensure that all requirements of the state or city are observed, and the roadway and ditches are restored to a condition as good as their original condition. All requirements of the state, county or city authorities shall be strictly observed.

   B.   Lines And Grades:

      1.   Lines and grades as indicated on the plans will be staked by the subdivider's engineer on an offset line. It will be the contractor's responsibility to provide adequate notice when grades are needed, and to indicate the location and amount of offset required for his operation.

      2.   The contractor shall carefully preserve all stakes, reference points, right of way stakes, and bench marks set by the subdivider's engineer to control construction of the project.

      3.   The contractor shall be responsible for the transfer of the lines and grades from the offset stakes to the pipeline and the method of transfer shall be acceptable to the engineer and adequate to ensure construction within allowable tolerances.

   C.   Materials:

      1.   References: All references to the term ASTM and/or NSF refer to standard specifications or methods of the American Society For Testing And Materials and National Sanitary Foundation. The number following the abbreviation refers to the serial number of the pertinent ASTM specification. References shall be made herein to standards, tests, methods, and specifications of research and technical organizations, such as the following:

Item Standard Spec., Test Or Method Designation.

         a.   Reference made to ASTM or other standards shall be understood to mean the latest revision of said specifications or standards, unless otherwise noted.

         b.   Asbestos cement pressure pipe is not acceptable for water supply and distribution.

      2.   PVC Plastic Pipe: PVC pipe indicated on the plans shall be suitable for use at maximum hydrostatic working pressures rated for C-900/C-905 PVC. PVC pipe shall be the product of a recognized manufacturer, with established standards, who is regularly engaged in the production of such materials, and shall be stamped with AWWA approval.

      3.   Service Pipe:

One inch (1") minimum CTS polyethylene service pipe class 200 or one inch (1") copper tubing.

Service lines larger than one inch (1") shall be two hundred (200) psi IPS polyethylene tubing or schedule 80 PVC pipe.

      4.   Service Saddles: Shall have iron pipe or CC threads, manufactured by Rockwell, Smith Blair, Ford, or Romac with single two inch (2") stainless steel band.

      5.   Meter Setters: Shall be a minimum eighteen inches (18") high with coated ball angle valve stop with extended leg to protrude out of meter tile, shall set so that meter depth will be a minimum of eighteen inches (18") maximum twenty two inches (22") from lid. Shall have curb stop with copper compression and female fittings installed prior to meter setter. Meter setter shall have male multipurpose fitting on inlet and female multipurpose on outlet. Shall have a vertical check valve manufactured by Mueller or Ford.

For double meter setters, they shall be supplied with a one inch (1") service line to a U-branch and then a female X male curb stop installed on each outlet side of the U-branch, prior to the meter setter.

      6.   Corporation Stops:

         a.   Shall be brass with coated ball valve manufactured by Mueller or Ford.

         b.   Inlet thread to be iron pipe or CC thread type, outlet to be copper compression fitting.

      7.   Curb Stops: The curb stop shall be full opening stop manufactured by Mueller or Ford.

      8.   Fire Hydrants:

         a.   Shall be in accordance with latest specifications of AWWA.

         b.   Hydrants to be painted with two (2) coats of approved red hydrant enamel and manufactured by Waterous Pacer 100, Mueller Centurion, or Clow Medallian. Shall have mechanical joint shoe.

      9.   Tracer Wires: All mains constructed of materials other than ductile cast iron, and any service lines constructed of materials other than copper, shall be equipped with tracer lines at time of installation. Where splices are required, splices shall be made by soldering or with approved crimp splice. All splices shall be wrapped with three (3) layers of plastic electrical tape. The tracer wire shall be laid in the trench beside the pipe prior to backfilling. Tape once in each joint of pipe. Tracer lines shall be tested after backfilling is complete. A low voltage source shall be connected to the tracer contacts, and a magnetic locator shall be used at intervals not greater than one hundred feet (100'), to determine whether pipe can be located with magnetic locator. Contractor shall supply the necessary testing equipment and personnel at no cost to the city. Faulty tracer lines shall be repaired by the contractor and retested. Tracer wires shall be UF insulated wire, 12-gauge, and shall be accessible at all valve boxes, fire hydrants, and at water services, if poly pipe was used.

      10.   Fittings For PVC Plastic Pipe: Flange fittings are accepted when approved by city.

      11.   Meter Box: Install PVC box minimum of eighteen inches (18") diameter by thirty six inches (36") deep for single and twenty inches (20") diameter for double with meter lid assembly or twenty inches by thirty six inches (20" x 36") poly meter box. For larger meter boxes, contact water department for guidance.

      12.   Water Meters: Water meters shall be purchased and installed by city personnel at the expense of the owner. Water meters shall be manufactured by Sensus and equipped with an encoder register designed for touch read.

   D.   Trench Excavation: Backfill of the trench shall be accomplished so that no section of approved pipe shall be left open longer than twenty four (24) hours, except by permission of the public works supervisor. Complete backfill and cleanup shall progress as each section of pipe has been inspected and approved. (1984 Code § 6-4-4; amd. Ord. 682, 5-10-2021)

   A.   Subdivider shall design and build a pressurized irrigation system utilizing a nonpotable surface irrigation water source. If surface water is not available to a particular tract of land, then the subdivider shall present an alternative plan to the planning and zoning commission for approval. The pressurized system must be capable of providing a minimum of twenty five (25) psi at ten (10) gpm to each lot within the subdivision.

   B.   Irrigation main lines and distribution lines shall be provided in accordance with the latest edition of the Idaho standards for public works construction.

   C.   Each lot shall be provided with a minimum of one inch (1") service line.

   D.   Pressure irrigation system shall be owned and operated by the homeowners’ association or the applicable irrigation district. (1984 Code § 6-4-5; amd. Ord. 682, 5-10-2021)

   A.   Stormwater Management: Stormwater management (SWM) involves a coordinated effort to control the size and severity of floods, the impacts of water pollution events, and erosion and sedimentation problems.

The Idaho legislature enacted the groundwater quality protection act of 1989. The act called for creation of a groundwater quality council that is responsible for developing a groundwater quality plan as well as a groundwater monitoring plan.

The water quality plan has identified urban runoff as a possible major nonpoint source of groundwater contamination. This is a source that cannot be ignored.

This section outlines the city stormwater management program, which is intended to set up the best management practices (BMP) for managing stormwater discharge from new developments. The applicant shall also comply with all applicable state and federal requirements.

An Idaho licensed engineer shall prepare and submit plans to the city demonstrating that the 100-year event is retained on site or detained and will not impact surrounding properties. Methodologies and calculations shall conform to the standard of care and the designs shall include proper and adequate state of Idaho BMPs.

   B.   Goals: This stormwater management plan addresses three (3) distinct system goals: flow controls, water quality protection and erosion and sedimentation control. These goals must be addressed for the construction phase of a development, as well as for the completed development.

      1.   Flow Controls: Management of stormwater flows involves the design and implementation of a control system to achieve the following objectives:

         a.   Mitigate downstream impacts from stormwater flows resulting from land development activities.

         b.   Accommodate the stormwater flows from natural flooding of upstream lands and developments by providing adequate conveyance facilities through downstream sites.

         c.   Reduce the impacts on the downstream drainage system by restoring the original water distribution system to predevelopment conditions through the use of best management practices.

      2.   Water Quality Protection: Management of surface and ground water quality involves the design and implementation of a control system to achieve the following objectives:

         a.   Control or mitigate with the intent to prevent impacts to surface and ground water resources resulting from storm runoff due to land development activities.

         b.   Control the source of water pollutants through the development of on site facilities to structurally control and treat the runoff from the water quality event.

         c.   Regulate the sources of runoff pollution through system management public awareness campaigns and licensing procedures.

      3.   Erosion And Sedimentation Control: The management of erosion and sedimentation from construction sites and new developments involves the design and implementation of a control system. The source of sediment must be controlled through the use of diversions, ground cover lined channels, sediment basins, sediment control structures, filtering and screening membranes or other approved methods.

   C.   Legislative Authority For Stormwater Management: The city is not responsible for all drainage in the city. The city does have the responsibility and the authority to manage stormwater in the city that is associated with public streets and public roads through the following laws:

      1.   Idaho Code Title 40: Idaho Code title 40, gives the city exclusive and general supervision and jurisdiction over all public streets in the city. Idaho Code section 40-1415(1)(d) provides authority over drainage where necessary for motorist safety or right of way maintenance. Idaho Code section 40-1415(6) requires all subdivision plats to be submitted to the city for acceptance and approval of drainage provisions and construction standards.

      2.   Jurisdiction And Ownership: The city has authority to control discharges into the public right of way or into any storm sewers or drainage facilities within the public right of way through its ownership of the right of way.

      3.   Idaho Constitution: The city has constitutional, statutory and other authority as a municipal corporation to regulate all discharges of stormwater onto the public right of way or into the city's stormwater system.

      4.   Other: This is not a comprehensive listing of all legal authority. There may be other legal authorities which the city may assert from time to time.

   D.   Peak Rate Of Discharge: The peak rate of discharge shall be determined for use in designing individual components of the drainage system within the development and to examine predevelopment and postdevelopment peak flows.

      1.   Calculation Methodology: The rate of discharge shall be calculated using the proper methodology. The peak rate for areas up to one hundred (100) acres shall be calculated using the rational method or other preapproved standard methodologies. The soil conservation service (SCS) method TR no. 55, shall be used for larger areas.

      2.   Rational Method Equation For Areas Smaller Than One Hundred Acres: The equation for the rational method follows:

 

 

         a.   Typical C values are shown in exhibit A of this section. For mixed surfaces, a weighted coefficient shall be used.

         b.   The "time of concentration (tc)" is defined as the time required for runoff to travel from the most distant point in the basin to the point of measurement. It is related to the slope and runoff coefficient and may be estimated by various methods. For overland travel distances greater than one thousand feet (1,000') the Izzard (1946), Kirpich (1940), SCS lag equation or velocity charts (1975) may be used.

         c.   Rainfall intensity shall be based upon the intensity-duration- frequency curves in exhibit B of this section. In all cases, a minimum time of concentration of ten (10) minutes should be used. The design storm frequencies shown in table 1 of this section should be considered as a minimum unless special circumstances are involved.

   EXHIBIT B

            TABLE 1
            DESIGN STORM FREQUENCIES

 

 

         d.   The size of the drainage area shall include both on site and off site lands tributary at the design point.

      3.   SCS TR55 Method For Peak Discharges For Areas Larger Than One Hundred Acres:

         a.   See SCS TR55 for application and calculation method.

         b.   The time of concentration shall use the methodologies described above.

         c.   Computer software adaptation of this method are acceptable; provided, that their data and graphical printout are submitted for review.

      4.   Other Methods: Other methods of determining peak rate of charge based on sound engineering principles and with proven results may be acceptable. Said methods shall be reviewed and approved by the city engineer in writing prior to plan submittal.

         a.   Minimum Peak Discharge Rate: The postdevelopment minimum peak discharge rate for design of residential subdivisions shall be greater than or equal to the rate calculated using the rational method assuming the total area equal to the road right of way, the runoff coefficient equal to one, and the storm intensity equal to one inch (1") per hour. For small residential subdivision (less than 5 acres) this method may be used in lieu of other methods. For other developments, the area used for calculation of the minimum discharge rate shall be the impervious area.

      5.   Peak Rates Of Discharge: Peak rates of discharge for design storms shall be included in the design calculations.

   E.   Runoff Volume: Runoff volumes shall be calculated for use in determining storage requirements. Volumes shall be calculated based upon the storm return frequency in table 1 of this section for storage facilities.

      1.   Criteria For Calculating Runoff Volumes: The following standards shall be used when calculating runoff volumes:

         a.   Storm Duration: The storm duration shall be one hour when using the rational method, or twenty four (24) hours when using the SCS method.

         b.   Rainfall Intensities: The rainfall intensities shall correspond to the storm frequencies of table 1 of this section.

      2.   Minimum Runoff Volume: A site specific weighted runoff coefficient shall be determined and used within the Rational Method Equation to determine the worst-case runoff volume. Said weighted runoff coefficient shall be based on landscaping and impervious surfaces in the right of way and a minimum of the front one half (1/2) of the lots. The minimum runoff volume used for design of residential subdivisions shall be greater than or equal to the volume from one inch (1") of rainfall times the area of the road right of way. For other developments, the area used for calculation of the minimum runoff volume shall be the impervious area.

      3.   Runoff Volume (Design Storms): Runoff volumes for design storms shall be included in the design calculations.

   F.   Conveyance System Design Criteria:

      1.   Size:

         a.   Primary Conveyance System: The primary conveyance system shall be designed to accommodate the peak discharge of the design storm frequency in table 1 of this section. The primary system consists of catch basins, drop inlets, street gutters and conduit systems. In general, the primary conveyance system should convey the design storm to the receiving waters with the maximum treatment and the minimum impact or inconvenience to the public.

         b.   Secondary Conveyance System: The secondary conveyance system shall be designed to accommodate the peak discharge of the design storm frequency in table 1 of this section. The secondary system conveys stormwater to the receiving waters after the capacity of the primary system has been exceeded. In general, the secondary conveyance system will convey the design storm to the receiving waters with some impacts and inconvenience to the public.

      2.   Hydraulic Capacity: Hydraulic capacity may be calculated by various acceptable methods for open channels and closed conduits such as Hazen-Williams formula, Darcy-Weisbach equation and Manning equation.

      3.   Velocities:

         a.   Open Channels: Velocities in open channels designed as conveyance system at design flow shall not be less than two feet (2') per second and not greater than the velocity, determined from channel conditions, to erode or scour the channel lining (generally 5 fps for an unlined channel). Supercritical velocities should be avoided.

         b.   Closed Conduits: Velocities in closed conduits at design flow shall be at least two feet (2') per second. They shall not be more than eight feet (8') per second, unless the conduit is designed for higher rates.

      4.   Energy Dissipaters: Energy dissipaters shall be provided when outflow velocity exceeds five feet (5') per second.

      5.   Catch Basins: Catch basin inlets shall be designed to accommodate the design flow.

      6.   Siphons: Cross drain siphons shall not be used.

   G.   Street Section (Gutter) Capacity: Street gutters shall provide stormwater conveyance up to their hydraulic capacity. Beyond that limit, subsurface piping or flow routing will be required to facilitate proper drainage. The minimum gutter grade shall be 0.4 percent.

      1.   Hydraulic Capacity: The hydraulic capacity of a street section to convey water can be calculated by the Manning equation in the following form as developed by Izzard:

 

 

 

 

      2.   Depth Of Water:

         a.   Primary System: During storm events less than or equal to the design storm for the primary system the street and gutter section may be used to convey water to a catchment with the following encroachments. If no curb exists, flow may not encroach onto adjacent property.

            (1)   Local streets: No curb overtopping, the flow may spread to the crown of the street, not to exceed at the crown of the roadway.

            (2)   Collector streets: No curb overtopping, the flow spread must leave at least one 10-foot lane free of water.

            (3)   Arterial streets: No curb overtopping, the flow spread must leave at least one 12-foot lane in each direction free of water.

         b.   Secondary System: During storm events with return frequencies of those of the secondary system the street and gutter section may be used to convey water to a catchment with the following inundation criteria:

            (1)   Local and collector streets: Buildings shall not be inundated. The depth of water over the gutter flow line shall not exceed twelve inches (12"), and shall not exceed six inches (6") at the roadway crown.

            (2)   Arterial streets: Buildings shall not be inundated. The depth of water at the roadway crown shall not exceed three inches (3").

      3.   Ponding Of Water: Ponding of water in the street section is not allowed.

      4.   Collector And Arterial Streets: Cross drain valley gutters are not allowed across collectors and arterial streets.

      5.   Street Grades: Mean velocities in the gutter at peak flows shall not exceed eight feet (8') per second. Excessive velocity shall be checked through diversion of runoff, drop inlet structures or redesign of the street.

      6.   Offset Crown And Super Elevated Streets: Offset crowns, super elevations, meandering crowns and "shed no crown" streets shall be designed so water does not flow from one gutter across the street when the streets are functioning as primary systems.

   H.   Criteria For Stormwater Retention/Detention:

      1.   Subdivisions, multilot developments:

         a.   Site Runoff: In general, stormwater runoff from developments shall be retained on the development site. In areas where a defined predevelopment discharge existed and the postdevelopment discharges are permitted by downstream owners and operators, off site, predevelopment discharge rates may be allowed if the downstream system has proven adequate capacity.

         b.   Location Of Stormwater Facilities: For systems receiving runoff from public streets, all stormwater facilities (including conveyance facilities) shall be located either in the public right of way, easements, or in a common area maintained by the developer or a homeowners' association into perpetuity. Private systems shall not be allowed within public right of way.

         c.   Roof Downspouts/Drains: Building downspouts shall not discharge onto public right of way.

      2.   Single lot developments:

         a.   Private commercial and industrial sites: All site generated stormwater and surface water shall be retained on site.

         b.   Residential: Site generated storm and surface water may be discharged into the public right of way if the existing system is within the right of way and has proven adequate capacity. This capacity may be proven with engineering calculations and approved by the city or if it can be shown that the lot drainage was included in the overall drainage for the development.

   I.   Retention/Detention Facilities:

      1.   General: The following criteria apply to both retention and detention facilities.

      2.   Multiuse: When possible, retention/detention facilities should be designed as open surface facilities for multiuse. If the facility is not designed for multiuse, it shall be fenced with a six foot (6') tall chainlink fence with gates as needed for maintenance and operations access.

      3.   Idaho Department Of Water Resources/Southwest District Health Department Requirements: Retention facilities which incorporate absorption trenches and subsurface infiltration elements for stormwater management shall conform to Idaho Code title 42, chapter 39, and to the Idaho department of water resources rules for waste disposal and injection wells.

      4.   Sediment Control:

         a.   Sand And Grease Traps: Flows into retention/detention facilities shall flow through an appropriately sized sand and grease trap. Maximum velocity through the sand and grease trap(s) shall be 0.5 feet per second.

         b.   Sediment Storage: Storage volumes required for design runoff volumes shall be increased by fifteen percent (15%) to accommodate sediment storage.

      5.   Absorption Designs: Any facility that allows water to percolate into the soil will be considered an absorption design. This includes both aboveground and belowground facilities. Facilities utilizing absorption designs shall not intercept the groundwater table. The bottom of the facility shall have a minimum three foot (3') vertical separation from the seasonal high groundwater or bedrock. The three foot (3') separation between the bottom of the facility and the seasonal high groundwater table shall contain a fine aggregate material to treat the water prior to entering the groundwater. The fine aggregate material shall meet the gradation requirements of ASTM C-33 sand. If best management practices approved by the city are utilized to pretreat the water prior to discharge into the absorption facility, the requirement for three feet (3') of fine aggregate may be reduced.

The seasonal high groundwater table elevation shall be established and used for the facility design. The elevation of the seasonal high groundwater table shall be determined from a monitoring well established at the facility site and monitored during the high groundwater season. If available, Southwest district health department groundwater records may be used to establish the probable highest groundwater elevation.

Alternatively, a site assessment of the area immediately around the proposed facility may be conducted by a licensed geologist or by a professional engineer, registered in the state. The site assessment shall include an evaluation of the soil strata to at least four feet (4') below the bottom of the proposed facility to determine if the probable maximum high groundwater elevation will encroach into the facility. A site assessment report shall be submitted to the city for review and approval. The report shall be stamped by the registered geologist or engineer. This elevation may be used as the groundwater elevation in lieu of data from monitoring wells monitored throughout a year.

Regardless of the method used in determining the groundwater elevation, the elevation shall be shown on the drawings.

If groundwater is encountered during construction of the facility at an elevation higher than that shown on the plans, the facility shall be redesigned to account for the higher elevation. Said redesign shall be approved by the city.

      6.   Maintenance And Operation:

         a.   M&O Manual: A plan for operation, maintenance and repair of the facility shall be prepared and submitted to the city for approval. The approved plan shall be provided to the parties responsible for maintenance and operation of the facility. Typically, the city shall be responsible for heavy maintenance and the homeowners' association is responsible for light maintenance.

         b.   Access: The facility shall be designed to allow access for maintenance and operation. This includes heavy equipment access, if required. Maintenance access roads must be a minimum of twelve feet (12') in width, must have an HS-25 load capacity and a minimum turning radius of thirty feet (30').

      7.   Facility Sites:

         a.   Multilot Developments: Stormwater retention/detention facilities including infiltration and percolation facilities shall be located in the public right of way or in common areas or easements owned and maintained by the developer or homeowners' association.

No street drainage facility will be allowed on any single- family or multi-family lot.

For facilities located in common areas, the developer and/or homeowners' association shall guarantee perpetual maintenance of the facility.

         b.   Single Lot Developments: Single lot developments may not accept additional off site drainage.

         c.   Easements: Detention/retention facilities not located in the public right of way must have a city drainage and access easements with no encroachments which would adversely affect drainage or operation and maintenance of the facility.

      8.   Design: Facilities shall be designed to accommodate the runoff from a design storm with a 100-year return frequency. Emergency overflows shall not be allowed into irrigation facilities without prior written permission from the owner and/or operator of the system and applicable regulatory agencies. Where applicable, facilities shall be designed with minimum twelve inch (12") freeboard above the high water mark.

      9.   Dams And Embankments:

         a.   In fill areas, the minimum top widths of all dams and embankments are listed below:

            TABLE 2

            MINIMUM TOP WIDTHS

 

 

         b.   The design top elevation of all dams and embankments, after all settlement has taken place, shall equal or exceed the maximum water surface elevation in the basin. This is the routed hydrograph, plus the required freeboard height. The design height of the dam or embankment is defined as the vertical distance from the top down to the bottom of the deepest cut. It shall be increased by the amount needed to assure that the design will be maintained after settling. This increase shall not be less than five percent (5%). Where necessary, the engineer shall require consolidation tests of the undisturbed foundation soil to more accurately determine the necessary increase.

         c.   Maximum side slopes for all dams and embankments are three horizontal to one vertical (3:1) on the upstream or empoundment side and two horizontal to one vertical (2:1) on the downstream on outside, or as approved by the state water resources department.

         d.   All earth fill shall be free from brush, roots, and organic material that might decompose.

         e.   Cutoff walls are to be constructed along the dam or embankment centerline of impervious soil or concrete, piling, plastic sheeting or as approved by state water resources department.

         f.   Safety ledges shall be constructed on the side slopes of all wet detention basins having a permanent pool of water and deeper than five feet (5'). The ledges shall be four to six feet (4 - 6') in width and located about two and one-half to three feet (21/2 - 3') below and one to one and one-half feet (1 - 11/2') above the permanent water surface.

         g.   The fill material in all earth dams and embankments shall be compacted to at least ninety five percent (95%) of the maximum density obtained from density tests.

         h.   Embankments over six feet (6') shall be reviewed by the state department of water resources.

   J.   Retention Facilities: Retention facilities are designed to accept all the runoff from the site and retain the runoff until it infiltrates into the surrounding ground or evaporates.

      1.   Design Criteria: Retention facilities shall be designed to accommodate the runoff volume from the design storm as described in subsection E, "Runoff Volume", of this section, with allowance for sediment and freeboard as indicated in subsections I4 and I8 of this section, respectively.

   K.   Detention Facilities:

      1.   Design: The design of any detention facility requires consideration of several factors, such as size of the basin; minimum freeboard depth; maximum allowable depth of temporary ponding; recurrence interval of the storm being considered; storm duration; timing of the inflow; allowable outflow rate; and the length of time water is allowed to remain in the facility. The design goal is to leave downstream areas with the same hydrology that existed before development.

Balancing the requirements is done through the development of three (3) items: an inflow hydrograph, a depth-storage relationship, and a depth-outflow relationship. These items are combined in a routing routine to get the outflow rate, depth of stored water, and volume of storage at any specific time, as the flood passes through the detention facility. The storm interval to be used is specified in table 1 of this section. The inflow/storage/outflow relationships shall be based on a storm duration that identifies a peak detention pond volume for the storm interval required. The design considerations and procedures are discussed in the following sections.

      2.   Inflow Hydrograph Procedures: Generally accepted procedures for determining the inflow hydrograph include the modified rational method and the SCS TR55 method. Other acceptable methods may be used. The design storm shall have a return frequency obtained from table 1 of this section.

      3.   Maximum Outflow Rate: Maximum outflow rate shall not be more than the predevelopment rate of runoff for each storm return interval. It shall account for the initial soil abstractions from the site. The receiving system must be shown to be capable of accommodating the design flow.

      4.   Computer Software Adaptations: Computer software adaptations of these calculations may be acceptable; provided, that their data and graphic printout allow review and evaluation.

      5.   General Structural Criteria: The following list of general structural criteria shall be used to design stormwater detention basins. Since each stormwater basin is unique and soil and other site conditions vary, these criteria may be modified at the discretion of the design engineer. The engineer must submit justifications for any variance in writing to the city for review and approval.

         a.   Principal Outlets Of Detention Facilities:

            (1)   To minimize the chance of clogging and to facilitate cleaning, outlet pipes shall be at least twelve inches (12") in diameter. If riser pipes are used, they shall be at least twelve inches (12") in diameter. Trash racks or antivortex devices may be required. All pipe joints are to be watertight.

            (2)   Antiseep cutoff walls, eight inches (8") thick, are to be installed along outlet pipes.

            (3)   Where necessary, a concrete cradle shall be provided for outlet pipes.

            (4)   All principal outlet structures shall be reinforced concrete. All construction joints are to be watertight.

            (5)   Suitable slope protection approved by the city shall be placed upstream and downstream of principal outlets as necessary to prevent scour and erosion. High velocity discharges (greater than 5 fps) require energy dissipaters.

         b.   Detention Components:

            (1)   Emergency spillways, when required, shall be suitably lined and shall follow criteria contained in hydraulic circular no. 15.

            (2)   Maximum velocities in emergency spillways shall be checked by the design engineer, based on the velocity of the peak flow in the spillway resulting from the routed inflow/outflow hydrograph.

   L.   Infiltration Basins:

      1.   Design: In general, infiltration basins are designed to contain the design inflow without overflowing. The water in the basin infiltrates into the ground through a soil or sand layer.

Infiltration basins shall be designed to assure that the runoff from the design storm is retained such that more than ninety percent (90%) infiltrates into the ground within twenty four (24) hours of the storm event. Infiltration basins shall be off stream facilities and emergency overflows into irrigation facilities shall not be allowed without prior written permission from the owner/operator of the facility and applicable regulatory agencies.

      2.   Conditions Where Infiltration Facilities Are Not Allowed: There are several conditions that rule out a site as an infiltration facility. When the following conditions are likely, disposal of stormwater by infiltration is not recommended. A separate permit may be required by the state department of water resources when any of these conditions exist.

         a.   Seasonal high groundwater is less than three feet (3') below the infiltrating surface.

         b.   Bedrock or impervious soils are within three feet (3') of the infiltrating surface.

         c.   The infiltrating surface is on top of fill unless the fill is clean sand or gravel and demonstrates water quality degradation will be mitigated.

         d.   The surface and underlying soil are SCS hydrologic group C, or the saturated infiltration rate is less than 0.25 inches per hour.

         e.   The facility is located within one hundred feet (100') or within the zone of contribution of a known water well.

      3.   Infiltration Rates: Soil borings shall be taken at the basin sites to classify soil types. Infiltration rates shall be determined for design. A percolation test for the site specific soil conditions at the depth of the bed can be used. The table below presents typical infiltration rates. These values may be used based upon soil testing without an on site percolation test. In no event will a rate exceeding fifteen inches (15") per hour be allowed.

            TABLE 3
            INFILTRATION RATES

 

      4.   Sediment And Grease Traps: Properly sized standard sediment and grease traps shall be installed upstream of infiltration facilities. Maximum velocity shall be 0.5 fps.

      5.   Groundwater Elevations: Groundwater elevation shall be established in accordance with subsection I5 of this section. If groundwater is encountered during construction of the facility at an elevation higher than that shown on the plans, the facility shall be redesigned to account for the higher elevation.

   M.   Percolation Facilities:

      1.   Design: In general, percolation facilities are designed to contain the design inflow without overtopping. The water is stored within the effective subsurface pore volume and percolates into the ground.

Percolation facilities may be designed to contain the runoff from the design storm for a primary system if the facility has a positive outflow to a secondary system. If there is not a positive outflow to a secondary system, the percolation facility must be designed to accommodate the runoff from the design storm for a secondary system. Outflows or emergency outflows to irrigation facilities shall not be allowed without prior written permission of the owner/operator of the facility and applicable regulatory agencies.

The storage volume shall accommodate the design storm, plus fifteen percent (15%). The surface infiltration shall be calculated using the lower two-thirds (2/3) (excluding freeboard) at the sidewall area of the trench or the bottom area.

The facility shall have an approved filter fabric placed between the storage media and the surrounding soil.

Accepted engineering design formula shall be used in determining storage volumes and infiltration rates.

      2.   Conditions Where Percolation Facilities Are Not Allowed: There are several conditions that rule out a site for a percolation facility. If any of the conditions described in subsection L2 of this section exist, disposal of stormwater by percolation is not permitted.

      3.   Sediment And Grease Traps: Properly sized standard sediment and grease traps shall be installed upstream of the percolation facility. Maximum velocity shall be 0.5 fps.

      4.   Monitoring Well: Monitoring wells shall be installed at each percolation facility per DEQ standards.

      5.   Different Soil Strata Characteristics: Soil borings shall be taken at the trench sites to classify soil types. When the soil strata has different infiltration characteristics, the relative rate for that depth of soil shall be used. The infiltration rates described in subsection L3 of this section shall apply.

      6.   Materials: Table 4 of this section indicates the effective void volume for typical materials used in the infiltration bed. The design engineer may determine void volumes for other materials by laboratory analysis and submit them to the city for review.

            TABLE 4
            VOID VOLUME OF TYPICAL MATERIALS

 

 

   N.   Erosion And Sediment Control: Erosion and sediment discharge from the development site must be minimized or eliminated both during construction and after the development is complete. Properly designed developments utilize ground covers, lined ditches, riprap, and underground piping systems to eliminate erosion and control sediment.

      1.   Construction Sites: Prior to the beginning of construction on any development site larger than five (5) acres, the developer or his representative must have a pollution prevention plan in place and must file a notice of intent (NOI) with the EPA, in accordance with NPDES (national pollutant discharge elimination system) requirements. The pollution prevention plan will include provisions for reducing sediment discharges from the construction site and tracking of mud onto roadways. A copy of this plan and the NOI shall be provided to the city prior to any site grading.

   O.   Irrigation And Drainage Facilities: In general, stormwater conveyance and storage facilities shall be separate and distinct from nonstorm systems such as irrigation, drainage and irrigation return flows. Existing nonstorm systems rerouted or piped through new developments shall not be located in the public right of way except at crossings. These systems should be located in individual easements. Approved discharges of storm drain facilities into nonstorm systems shall be at centralized, distinct locations. Stormwater system conveyance piping shall not be utilized for land drainage systems.

   P.   Design Specifications: This section sets forth the minimum standards, specifications, standard details, etc., to be used for the design of stormwater and drainage facilities. Except as modified herein, all work shall be in accordance with the current Idaho standards for public works construction (ISPWC).

      1.   Pipe Size: Pipe size shall be dictated by peak flow and hydraulic capacity. Minimum pipe size shall be twelve inch (12") diameter.

      2.   Discharge Pipes: All discharge pipes shall end in a precast concrete or corrugated metal end section or a cast in place concrete headwall. It may or may not have wingwalls and energy dissipaters as conditions require.

      3.   Materials: Storm sewers shall be constructed of materials specified in Idaho standards for public works construction (ISPWC).

      4.   Pipe Bedding: Pipe bedding shall be provided as specified in ISPWC.

      5.   Maintenance Easements: Maintenance easements shall be provided for access to stormwater facilities where those facilities are located outside the public right of way. The size of the easement shall be dictated by working needs. In general, the easement shall be twenty feet (20') wide or the area of the facility plus a ten foot (10') perimeter. They shall remain free of all encroachments and obstructions (including buildings and trees) which may adversely affect drainage or operation and maintenance of the facility.

   Q.   Catch Basins, Manholes, Sediment And Grease Traps:

      1.   Design: Inlets, catch basins and manholes shall be designed according to the latest edition of ISPWC.

      2.   Manhole Spacing: Manholes shall be provided at all intersections of two (2) or more pipes and at all locations where the pipe changes direction. Manhole spacing maximums shall be four hundred feet (400').

      3.   Manholes: Manholes shall be precast or cast in place concrete and watertight and comply with the ISPWC.

      4.   Precast Manhole Barrels, Cones And Bases: Precast manhole barrels, cones, and bases shall conform to ASTM C 478 with round rubber gasketed joints, conforming to ASTM C 923 or Ramnek (or equivalent) joint sealant.

      5.   Top Riser Section: The top riser section shall end less than one foot (1') below the finished grade. The manhole cover shall be flush with the finished grade.

      6.   Manholes Frames And Covers: Manhole frames and covers shall be cast iron conforming to specification ASTM A 48 class 30. They shall be suitable for HS-25 loading capacity. All storm drain manhole covers shall have a reinforced cast in place concrete collar, and the words "STORM DRAIN" or "SD" shall be cast integrally in the top of the cover.

      7.   Catch Basins: Catch basins shall be cast in place or precast and shall be watertight. Catch basin grates shall be steel capable of HS-25 loading with grate bars set at ninety degrees (90°) to curb face.

      8.   Sediment And Grease Traps: Cleanout lids shall be located within six feet (6') from the edge of the sidewalk on the edge of an HS-25 roadway or access and maintenance road.

   R.   Submission, Inspection, Certification Requirements:

      1.   Inspection Of Drain Facilities And Conveyances: The design engineer shall provide certification of inspection to the city of the storm drainage facilities for conformance to the plans.

In addition, the engineer shall provide certification that all irrigation and drainage water conveyances through a development have been continued through the development or the right to the conveyance has been released prior to final acceptance of the development.

      2.   Required Submissions To The City For Drainage Review:

Note: Review and approval by the city does not constitute a guarantee of project plans and calculations. The review is for the purpose of ensuring general conformance to city policies and requirements. The submitting design engineer is solely responsible for the design. All submissions to the city shall be stamped and signed by a professional engineer registered in the state.

         a.   Topographic survey of the development showing all drainage and irrigation water conveyance systems within the area encompassed by a line two hundred feet (200') outside the property line.

         b.   Peak flow calculations and peak flows.

         c.   Runoff volume calculations.

         d.   Plan and profile of new or modified drainage and irrigation water conveyance systems.

         e.   Plan, profile and calculations for stormwater retention or detention facilities.

         f.   Flood routing computations for the 100-year flood through any existing drainage conveyance systems.

         g.   Maintenance and operation manuals for stormwater facilities.

         h.   Infiltration rates where applicable.

         i.   Seasonal high groundwater table where applicable.

         j.   Soil classifications where applicable.

         k.   Flood routing of the 100-year storm to the ultimate drainage system.

         l.   Copies of associated permits and discharge agreements.

      3.   Postconstruction Submissions: Prior to final acceptance of the development, the following must be submitted to the city:

         a.   Record or as built drawing in electronic AutoCAD or DXF and hard copy form.

         b.   Engineer's storm drain inspection certificate.

         c.   Engineer's water conveyance certificate.

   S.   Exhibits:

      EXHIBIT A
      Recommended "C" Coefficients For "Rational
      Method Equation" Peak Rate Of Discharge

 

Adapted from ASCE (1972)

   T.   Swales:

      1.   Statement Of Purpose: The purpose of this subsection is to promote the public health, safety and general welfare of the citizens of the city by ensuring that drainage swales utilized for draining public rights of way continue to accept, treat, and temporarily store storm drainage runoff as originally designed.

      2.   Applicability: The regulations of this subsection shall apply to the following subdivisions:

Bishop Ranch Subdivision(s).

Creekside Subdivision(s).

Fruitland 7th Street Commercial.

Paradise Estates Subdivision.

River Crest Estates Subdivision(s).

Syringa Springs Subdivision(s).

Any subdivision that was or is developed using swales as a water retention method.

      3.   Permits: Any person who desires to modify, alter, change, enlarge, expand, reduce, shrink, decrease or perform any work on a swale, shall first apply and obtain a permit in the manner set forth in this subsection.

         a.   Exception: No permit shall be required in the following circumstances:

            (1)   Work Undertaken By City: Work undertaken by the city or by contractors or agents acting for or on behalf of the city.

            (2)   Work Covered Under A Building Permit: Work covered under a building permit where the building permit allows work on the swale. Provided, however, all other requirements included in this subsection shall be met and considered a requirement of final acceptance by the city building official.

            (3)   Emergencies: Nothing in this subsection shall be construed to prevent any person from maintaining any swale, by virtue of any statute, ordinance, this subsection or a permit or from modifying a swale as may be necessary for the preservation of the life or property when an emergency exists; provided, that the person making the modification shall notify the public works supervisor (PWS) or the city clerk within one working day following the commencement of the emergency and obtain a permit.

      4.   Application For Permit: Any person required to obtain a permit shall, before commencing work, submit a fee and an application to the city clerk's office on a form prescribed and provided by the city which is consistent with this subsection.

      5.   Filing Of Application: Upon the filing of a completed application with the city clerk’s office, together with the required fees and supporting information, the PWS shall evaluate the application for conformance with the provisions of this subsection and all other applicable ordinances, specifications, standards and policies of the city. Within two (2) working days thereafter, the PWS shall either approve the application and issue a permit in accordance with this subsection or disapprove the application or request a conference with the applicant. If the application is disapproved, the PWS shall provide the applicant with a written statement of such disapproval, setting forth the reasons therefor.

      6.   Fee Schedule: The city, by resolution, may establish fees for the items covered by this subsection.

      7.   Form Of Permit:

         a.   Issuance Of Permit: A permit, if approved by the PWS, shall be issued on a form consistent with this subsection as prescribed by the city.

         b.   License Conferred: The issuance of such a permit shall confer to the permittee the privilege of performing the work authorized in the permit, obligating the permittee to satisfactorily complete such authorized work within the time set forth in the permit and in compliance with the terms and conditions stated in the permit, and in accordance with this subsection, and all applicable ordinances, specifications, standards and policies of the city.

      8.   Indemnification: As a condition of the permit, permittee shall indemnify and save and hold the city and its employees and consultants harmless from and against all claims, demands, actions or judgments, for damages, injury or death, mechanics and other liens, arising out of the failure or neglect of permittee, permittee's employees, contractors and agents, to properly and reasonably perform work, or that otherwise results from the use and occupation of the street right of way by the permittee, and including any attorney fees and costs that may be incurred by the city, its employees or consultants in defense of such claims or any appeals therefrom.

      9.   Construction Standards For The Initial Dwelling Unit Construction: In addition to completing the swale in accordance with the original development plans, the following standards shall be met:

         a.   Implement best management practices during construction to protect and ensure the longevity of the swale. Examples include, but are not limited to, prohibiting construction vehicles from trespassing on the swale, prohibiting construction chemicals (drywall mud, concrete washout, paint, solvent, etc.) from entering the swale, and prohibiting the storage of construction materials within the swale.

         b.   Construct three feet (3') wide by six feet (6') long (horizontal) by six feet (6') deep, drainage windows within the low point of the swale. See figure 1 of this section.

   FIGURE 1
   DRAINAGE WINDOW

         c.   At least one drainage window as described above shall be installed on each property fronting on a city street, with installation of additional drainage windows as may be required by the public works supervisor.

         d.   Install an underground pressurized irrigation sprinkler system as follows:

            (1)   The items herein contained are the performance specifications for the city. These are minimums only and may be increased or altered to fit particular situations.

            (2)   Irrigation systems within the swale shall conform to the specifications listed below. Areas specifically addressed are located between the detached sidewalk and the back of curb.

            (3)   Irrigation within these areas shall be designed and installed on a lot by lot basis. All swale irrigation shall be on a separate zone from the remainder of the residence to allow maximum flexibility of watering schedules.

            (4)   Historically, maximum water loss due to evapotranspiration is roughly 0.3 inch per day. Areas within the landscape only require the amount lost to evapotranspiration to be reintroduced to the plant material for plant survival. The city has established these guidelines as a way to aid the builder/homeowner in efficiently and effectively irrigating their property.

            (5)   Irrigation pipes installed within the swale shall be a minimum of eighteen inches (18") below finished surface, or six inches (6") below frost line, whichever is deeper, and bedded in pea gravel.

            (6)   Sprinkler system shall be designed at a maximum of five (5) gpm or less per sprinkler set/zone/valve.

            (7)   Applicant shall verify system pressure at each location for the purpose of verifying water demand relative to system design.

            (8)   System pressures between fifty (50) psi and eighty (80) psi are acceptable. Pressures below fifty (50) psi or above eighty (80) psi may require additional appurtenances for proper system function. Prior to installation, any such appurtenances shall be submitted to the PWS for examination and approval.

            (9)   All irrigation systems using potable water shall be equipped with a DCV (double check valve) or a RPBP (reduced pressure backflow preventer). Systems using only nonpotable water do not require backflow prevention devices. Such systems shall have absolutely no connection to the city potable water system.

         e.   Scarify bottom and sides of swale a minimum of four inches (4") deep prior to fine grading the swale.

         f.   Fine grade the swale to drain toward the drainage window.

         g.   Driveways crossing the swale shall be limited to twenty feet (20') wide. If greater than twenty feet (20') wide, the applicant shall submit engineered drawings detailing swale modification as necessary to address additional impervious area and to maintain original swale design capacity.

      10.   Construction Standards For Swale Modification After Dwelling Unit Is Constructed: If an applicant desires to modify an existing swale after the initial dwelling unit is constructed, applicant shall submit engineered drawings detailing swale modification as necessary to address any additional impervious area and to maintain original swale design capacity. Modifications include, but are not limited to, adding an additional approach, widening an existing approach, etc.

      11.   Maintenance Responsibilities: Lot owners shall be responsible for light maintenance of adjoining swales. Light maintenance includes removal of trash, routine mowing, watering, irrigation maintenance/repairs and replanting grass. The city shall be responsible for heavy maintenance. Heavy maintenance includes excavating (excluding excavating for sprinkler repair), adding additional drainage window, repairing drainage window components, adding additional curb inlets and clearing curb inlets.

      12.   Modified Swale: Any swale that has been modified in any manner such that it no longer exists as it was when it was engineered, designed, constructed or installed shall be allowed to remain as is, provided the swale properly accepts, treats, and temporarily stores storm drainage runoff as originally intended. If a modified swale does not conform to the original shape, does not include its original features or does not accept, treat or temporarily store water as it was designed to do, the city shall have the right to modify or repair the swale to ensure the swale can perform as it was originally intended.

      13.   Warranty: All work shall be warranted to be free from defects in workmanship or materials for a period of one year from the date the work is accepted by the city, and the permittee shall be responsible for any necessary maintenance or repair of any such work during the warranty period. In the event the permittee fails, neglects or refuses to perform any warranty work which has been brought to the attention of the permittee within the twelve (12) month period, the city may perform the work and seek reimbursement from the permittee.

      14.   Modification Or Revocation Of Permit: Any permit issued pursuant to the provisions of this subsection may be modified or revoked by order of the PWS in the event the circumstances under which the permit was originally issued shall have changed to such an extent that it would be in the best interests of the public and the city. In the event the permittee violates the permit, the PWS may revoke the permit immediately and without notice.

      15.   Enforcement: Any violation of this subsection shall be a misdemeanor, subject to penalty as provided in section 1-4-1 of this code. In addition, if it appears that any person has engaged or is about to engage in any act or practice violating any provision of this subsection, the city may institute a civil action in the district court to enjoin any action violating the provisions hereof. Without limiting the foregoing, the city may seek a judicial action to enforce compliance with this subsection. If a permittee is violating or if the city has reasonable cause to believe that a permittee is about to violate a permit, the city may terminate the permit and issue a stop work order. Also, the city may seek an order, a permanent or temporary injunction, restraining order, or such other relief as the city deems appropriate. In the event any such violation arises out of the refusal or failure or neglect to obtain a required permit or to enter into a license, easement or other agreement required by this subsection, then, in addition to the foregoing relief, the city shall be entitled to assess additional permit fees. In addition to the foregoing, the city shall be entitled to take any other action and seek any other remedy as may be permitted by law or in equity. (1984 Code § 6-4-6; amd. 2014 Code; Ord. 682, 5-10-2021)

   A.   The reservation of an easement along any stream or important surface drainage course located in an area being subdivided may be required by the planning and zoning commission for the purpose of widening, deepening, sloping, improving or protecting the stream or drainage course.

   B.   No ditch, pipe or structure for irrigation water or irrigation wastewater shall be constructed, rerouted or changed in any way unless such obstruction, rerouting or change has first been approved in writing by the ditch company officer in charge; provided, however, that where such ditch, pipe or structure is held in mutual ownership, said approval in writing shall be obtained from the engineer.

   C.   A copy of such written approval by the ditch company officer and/or the engineer shall be filed with the construction drawing as provided.

   D.   All existing irrigation ditches or irrigation waste ditches shall be piped. (1984 Code § 6-4-7; amd. Ord. 682, 5-10-2021)

All sewer mains, manholes, appurtenances and connections, if necessary, shall be provided and installed by the subdivider in accordance with the standards and specifications of the city and in conformance with the latest edition of the ISPWC and the rules of the state. Manholes shall be no farther apart than four hundred feet (400').

   A.   County Roads And State Highways: Where a sewer is to be constructed across or within the right of way of a county road or state highway, the contractor shall procure from the proper authority any permits necessary for such work, and shall pay all fees, charges, special insurance policies, and furnish a bond, if required, to ensure that all requirements of the county or state are observed, and the roadway and ditches are restored to as good as their original condition. All requirements of the county or state authorities shall be strictly observed.

   B.   Protective Separations: Horizontal and vertical separations between sanitary sewer lines and potable water lines shall be required by the pertinent state sanitary utility regulations.

   C.   Materials:

 

 

      1.   General:

         a.   Reference made to ASTM or other standards shall be understood to mean, unless otherwise noted, the latest revision of said specification or standard.

         b.   All materials which the contractor proposes to use shall be new and may be tested in accordance with ASTM standards. If any materials do not comply with the specifications or are found defective during or after construction, they shall be removed by the contractor and replaced in a manner suitable to the engineer and these specifications and plans. The testing or rejection of materials at any time by the engineer or his representative does not relieve the contractor from his contractual obligation to comply with the specifications of this contract and to fully and completely perform all requirements of his contract.

         c.   The contractor shall be solely responsible to verify and ensure that all materials used, including those obtained from suppliers and manufacturers, conform in all respects to the specifications and conditions of the contract.

      2.   Concrete Pipe: Normally will not be accepted unless called for in the special provisions, or approved by city engineer.

      3.   Asbestos Cement Pipe: Will not be accepted for sewer mains or service line.

      4.   PVC Pipe: PVC pipe shall be used, or approved equal if approved by the city engineer. PVC pipe for sewer mains and laterals shall conform to ASTM-D 3034 or F-679 with an SDR-35 wall thickness. The pipe shall be the product of a recognized manufacturer.

      5.   Sanitary Sewer Fittings: All fittings shall be of the same material and equal strength as the pipe with which they are used.

         a.   Unless otherwise specified, all connections for building laterals shall be tees. "Inserta" tees are not allowed. Tees shall be capped with an acceptable type of rubber jointed plug, banded in place in a manner to withstand the test pressure.

         b.   For all service connections shown on the plans, the fitting shall be installed and the service lateral extended beyond the boundary of the easement or right of way while the main sewer pipe is being laid. Air or hydrostatic tests shall be conducted after installation of required service lateral connections.

         c.   Service connections to existing concrete mains shall be done by using a Romac sewer saddle with a four inch (4") stainless steel band or an equal.

      6.   Manhole Frames And Covers: Manhole lids shall be stamped "sanitary" for sanitary sewers, and stamped "storm" for storm sewers.

   D.   Bedding Of Sewer Pipe: Shall be done in accordance with the latest edition of the ISPWC.

   E.   Distribution, Preparation And Handling Of Pipe: Distribution, preparation and handling of pipe shall be done in accordance with the latest edition of the ISPWC and in addition to the following items:

      1.   Material shall be distributed on the job no faster than it can be used to good advantage. In general, no more than one week's supply of material shall be distributed in advance of laying, unless otherwise approved by the engineer.

   F.   Laying Of Pipe:

      1.   The contractor shall take the necessary precautions required to prevent dirt or other material from getting into the pipe during the laying operation.

      2.   If the pipe cannot be put into the trench and in place without earth or foreign material entering it, the engineer may require that, before lowering the pipe into the trench, a heavy tightly woven bag of suitable size be placed over each end and left there until ready to make the connection.

      3.   At all times, when laying is not in progress, open ends of the pipe shall be closed by a watertight plug or other approved means. At the close of the day's work, or whenever the workmen are absent from the job, the end of the last laid section of the pipe shall be plugged, capped, or otherwise tightly closed to prevent the entry of foreign material of any nature. The contractor shall take all precautions necessary to prevent the uplift of the pipe prior to backfilling the pipe zone.

      4.   At the end of the day's work, the last pipe shall be blocked in such a manner as may be required to prevent creep during downtime.

   G.   Backfilling: Shall be done in accordance with the latest edition of the ISPWC and in addition to the following items:

      1.   Backfill Above Pipe Zone: Backfill above the pipe zone shall be one or more of the following classes as specified in the special specifications or on the plans. Unless otherwise specified, backfill material will be ordinary backfill.

      2.   Ordinary Backfill: The excavated material may be pushed into the trench by mechanical means. Where this method of backfill is allowed, the earth shall be pushed first onto the slope of the backfill previously placed and allowed to roll down into the trench. The contractor will not be allowed to push the backfill material into the open trench. Under no circumstances shall sharp, heavy pieces of material be allowed to drop directly onto the pipe or the tamped material around the pipe. All windrowed material over trenches and the upper twelve inches (12") of all trenches finished level with the surrounding ground shall be free and clear of all boulders and stones four inches (4") in diameter and larger, unless otherwise designated in the special specifications or directed by the engineer. Water settling may be required on all ordinary backfill.

      3.   Class A Backfill: Wherever trench excavation goes through existing pavement, sidewalks or concrete slabs, or as noted on the plans, the trench shall be backfilled to the elevation of the lower surface of the original pavement or concrete with well graded three-fourths (3/4) minus gravel approved by the engineer. Gravel backfill shall be mechanically compacted in twelve inch (12") lifts to ninety five percent (95%) optimum density, or as approved by the engineer.

      4.   Excess Backfill: Any excess or deficiency of backfill material which becomes apparent after normal settlement, within the contractor's guarantee period, shall be the contractor's responsibility and shall be corrected, all at contractor's expense.

   H.   Seeding: Seeding will not be accepted unless approved by engineer. Sod will be required in all areas where trenching has damaged grass.

      1.   Preparation Of Sod Bed: The contractor shall provide one-half foot (1/2') of topsoil and shall proceed with floating and fine grading to final contours.

      2.   Irrigation And Care: The contractor shall be responsible to make arrangements to keep sod irrigated to establish initial growth.

   I.   Testing Sewer Lines: Shall be done in accordance with the latest edition of the ISPWC. (1984 Code § 6-4-8)

Whenever the subdivider desires or proposes to reserve an area for schools or parks, to be so designated on the subdivision plans, such reservations shall meet standards of the city and/or school district respectively. (1984 Code § 6-4-9)

The city shall have the right to place an inspector of its own choosing on the development site, with all expenses to be borne by the developer. (1984 Code § 6-4-10)

Developers shall warrant workmanship and materials for one full year from the time of acceptance by the city. Developers or engineers, at their own expense, can be required to correct any defects which may exist, for which they are notified, within one year. Whenever a developer or engineer is required to make corrections or repairs to any defect, the warranty period shall be extended for one full year after said repairs or corrections are completed on the repair work. Prior to final acceptance of improvements, complete record drawings shall be submitted and approved by the city. (1984 Code § 6-4-11)

The developer shall commence all development as proposed within one year of the date of approval or all permits issued shall be automatically suspended without notice. If the improvements are not commenced within that one year period, the planning and zoning commission may review the plans and specifications for compliance with existing city standards prior to any new construction and require compliance with presently existing city standards before allowing construction. (1984 Code § 6-4-12)

For the purpose of this article, the following words and phrases shall have the meanings ascribed to them in this section:

BUILDING OFFICIAL: The officer or other designated authority charged with the administration and enforcement of this article, or the building official's duly authorized representative.

DRIVEWAY: A minor private way used by vehicles and pedestrians on a mobile home lot or used for common access to a small group of lots or facilities.

FINAL PLAN: The authorized plan of a manufactured home park approved by the planning and zoning commission.

MANUFACTURED HOME: A structure, transportable in one or more sections that, in the traveling mode, is eight (8) body feet or more in width and forty (40) body feet or more in length, or, when erected on site, is three hundred twenty (320) or more square feet, that is built on a permanent chassis and designed to be used as a dwelling, with or without a permanent foundation, when connected to the required utilities, and that includes the plumbing, heating, air conditioning and electrical systems contained therein. This definition includes, but is not limited to, those structures which have been historically referred to as mobile homes and trailer houses.

MANUFACTURED HOME ACCESSORY BUILDING OR STRUCTURE: A building or structure that is an addition to or supplements the facilities provided in a manufactured home. It is not a self- contained, separate, habitable building or structure. Examples are awnings, cabanas, garages, ramadas, storage structures, carports, windbreaks or porches.

MANUFACTURED HOME LOT OR SPACE: A plot of ground within a manufactured home park designated for accommodation of one manufactured home and for the exclusive use of its occupants.

MANUFACTURED HOME PARK: Any plot of ground upon which two (2) or more manufactured homes, occupied for dwelling or sleeping purposes are located and is owned by an individual, a firm, trust, partnership, public or private association or corporation.

MANUFACTURED HOME STAND PAD: That part of an individual lot which has been reserved for the placement of one manufactured home.

PARK MANAGEMENT: The person or persons who owns or has charge, care or control of the manufactured home park.

PARK STREET: A private way which affords principal means of access to individual manufactured home lots or auxiliary buildings.

PERSON: Any individual, firm, trust, partnership, public or private association, or corporation.

PRELIMINARY PLAN: A plan of a manufactured home park prepared for consideration of the planning and zoning commission, which contains the elements and requirements as set forth in this article.

PRIVATE STREET: A street or roadway that is on private property, but allows access to the park and areas within the park. Private streets shall be maintained by the owner.

SEWER CONNECTION: The connection consisting of all pipes, fittings and appurtenances from the drain outlet of the manufactured home to the inlet of the corresponding sewer riser pipe of the sewerage system serving the manufactured home park.

SEWER RISER PIPE: That portion of the sewer lateral which extends vertically to the ground elevation and terminates at each manufactured home lot.

WATER CONNECTION: The connection consisting of all pipes, fittings and appurtenances from the water riser pipe to the water inlet pipe of the distribution system within the manufactured home.

WATER RISER PIPE: That portion of the water supply system serving the manufactured home park which extends vertically to the ground elevation and terminates at a designated point at each manufactured home lot. (1984 Code § 6-5-1; amd. 2014 Code; Ord. 682, 5-10-2021)

No person shall construct, build, enlarge or significantly alter a manufactured home park until they have made application for a preliminary and final plan and until the preliminary and final plans have been approved by the planning and zoning commission. Application for plan approval shall be in writing, signed by the applicant, accompanied by an affidavit of the applicant as to the truth of the application, and by payment of the preliminary plan fee as established by resolution of the City Council and as may be amended from time to time. The application shall contain:

   A.   Name, email address, and address of the applicant.

   B.   Location and legal description of the proposed manufactured home park. (1984 Code § 6-5-2; amd. Ord. 682, 5-10-2021; Ord. 712, 2-10-2025)

All preliminary plans shall contain the following:

   A.   The area and dimensions of the tract of land.

   B.   The number, location and size of all manufactured home lots.

   C.   The location and width of roadways and walkways.

   D.   The location of water and sewer lines, riser pipes, electrical cable and service, and irrigation lines and conduits.

   E.   Plans and specifications of the water supply and refuse and sewer disposal facilities.

   F.   Plans and specifications of all buildings constructed or to be constructed within the manufactured home park.

   G.   The location and details of lighting and electrical systems.

   H.   All plans and specifications to indicate distances, depths, setbacks and separations.

   I.   Double frontage lots backing on streets shall be prohibited from using exterior roadway for entrance or exit purposes.

   J.   All lot dimensions are to be shown on all lot lines.

   K.   Radii at curbs, at street intersections, at lot corners, should be rounded with minimum twenty foot (20') radius.

   L.   Exterior boundaries of plan drawings must be tied to at least two (2) county or city monuments. (1984 Code § 6-5-3; amd. Ord. 682, 5-10-2021)

Phasing may be allowed. Phasing shall be laid out in a written agreement, setting forth the area and what is to be developed. Phasing shall include all development work, such as roads, water, sewer, drainage and irrigation. The work shall also include service to all lots and adequate work to allow development of the next phase. (1984 Code § 6-5-4)

   A.   The zoning administrator may transmit one copy each of the preliminary plan to the following agencies for review and recommendations and may request recommendations from such other agencies as he may deem necessary:

   City building official.

   City engineers.

   City of Fruitland public works department.

   Drainage district 5 (if said plan abuts or crosses).

   Farmers Mutual Telephone Company.

   Fire chief.

   Fruitland school district 373.

   Highway district 1.

   Idaho Power Company.

   Idaho transportation department (if said plan abuts).

   Intermountain Gas Company.

   Irrigation district appropriate to area being planned.

   Marathon Pipeline (if said plan abuts or crosses).

   Payette County assessor.

   Postmaster.

   Treasure Valley Classical Academy.

   Williams Northwest pipeline (if said plan abuts or crosses).

   B.   The zoning administrator shall transmit one copy to each city engineer for review and recommendations. The city engineers’ review fees shall be paid by the developer. (1984 Code § 6-5-7; amd. 2014 Code; Ord. 682, 5-10-2021)

The planning and zoning commission shall approve, approve conditionally or disapprove the plan within forty five (45) days of the date submitted with a complete application. If the preliminary plan is disapproved or approved conditionally, or approved, the reasons for such action shall be stated in writing, a copy of which, signed by the zoning administrator, shall be attached to one copy of the plan and transmitted to the applicant. (Ord. 682, 5-10-2021)

Time limits for acting on the preliminary plan, as specified in this section and section 10-15E-8 of this article, may be extended by mutual consent of the developer and the planning and zoning commission. (1984 Code § 6-5-9; amd. Ord. 682, 5-10-2021)

   A.   After the approval or conditional approval of the preliminary plan, the developer may cause the manufactured home park final plan to be prepared in accordance with the preliminary plan as approved.

   B.   Such final plan, when submitted, shall be accompanied by prints thereof, as required, and two (2) sets of prints of the plans and complete construction specifications for all proposed improvements. (1984 Code § 6-5-10; amd. Ord. 682, 5-10-2021)

   A.   Filing of the final plan may be made within one year after action by the planning and zoning commission on the preliminary plan.

   B.   Failure to file a final plan within one year after action by the planning and zoning commission approving the preliminary plan shall cause all approvals of the preliminary plan to be voided; provided, however, that upon application of the developer, the planning and zoning commission may grant extensions for reasonable cause in one year increments with the understanding the annual extension be approved by the city engineer, based on the preliminary plan, and improvements standards are in conformance with the standards in place at approval time. (1984 Code § 6-5-11; amd. Ord. 682, 5-10-2021)

Upon receipt of the final plan and all other required data as provided for by this article, the city engineer shall certify the application as complete and shall affix the date of application acceptance thereon. (1984 Code § 6-5-12; amd. Ord. 682, 5-10-2021)

Within sixty (60) days after the date of the meeting at which the final plan is first considered by the planning and zoning commission, the planning and zoning commission will approve, conditionally approve or disapprove the final plan provided, however, that said time for consideration may be extended with the consent of the developer. (1984 Code § 6-5-14; amd. Ord. 682, 5-10-2021)

The zoning administrator or building official are hereby authorized and directed to make such inspections as are necessary to determine satisfactory compliance. (1984 Code § 6-5-16; amd. 2014 Code; Ord. 682, 5-10-2021)

The zoning administrator or building official shall have the power to enter at reasonable times upon any private or public property for the purpose of inspecting and investigating conditions relating to the enforcement of this article. (1984 Code § 6-5-17; amd. 2014 Code; Ord. 682, 5-10-2021)

It shall be the duty of the park management to give the zoning administrator or building official free access to all lots at reasonable times for the purpose of inspection. (1984 Code § 6-5-18; amd. 2014 Code; Ord. 682, 5-10-2021)

It shall be the duty of every occupant of a manufactured home park to give the owner thereof or his agent or employee access to any part of such manufactured home park at reasonable times for the purpose of making such repairs or alterations as are necessary to effect compliance with this article. (1984 Code § 6-5-19; amd. Ord. 682, 5-10-2021)

General requirements shall be that the condition of soil, groundwater level, drainage and topography shall not create hazards to the property or the health or safety of the occupants. The site shall not be exposed to objectionable smoke, noise, odors or other adverse influences. No portion subject to unpredictable or sudden flooding, subsidence or erosion shall be used for any purpose which would expose persons or property to hazards. (1984 Code § 6-5-20; amd. Ord. 682, 5-10-2021)

Soil and ground cover requirements shall be such that the exposed ground surfaces in all parts of every manufactured home park shall be paved, or covered with stone screenings or other solid material, or protected with a vegetative growth that is capable of preventing soil erosion and of eliminating objectionable dust. (1984 Code § 6-5-21; amd. Ord. 682, 5-10-2021)

Site drainage requirements shall be that the ground surface in all parts of every manufactured home park shall be graded and equipped to drain all surface water in a safe, efficient manner, together with controlling grades and dimensions of all tile lines, culverts, catch basins, drain inlets, turf, and gutters and curbs, and final drainage disposal, including any existing facilities to be used. (1984 Code § 6-5-22; amd. Ord. 682, 5-10-2021)

Each manufactured home park shall be constructed with an on site engineered drainage structure, approved by the city, which structure shall pretreat any drainage water before that water enters any city water drainage system.

   A.   Improvement plans providing for the drainage of stormwater shall include a drainage plan relating to the draining of the proposed subdivision to the drainage area of which it is a part; a calculation of the runoff based on the Idaho transportation department urban storm sewer design for a 100-year storm event for the watercourses lying within or running through the manufactured home park as set forth in the standard specifications of the city; and a design for disposing of runoff from the manufactured home park, including the size, location and dedication of drainage easements.

   B.   Drainage structures, channel improvements and storm sewer shall be constructed in accordance with the standard specifications of the city. These structures, improvements and sewer shall be so constructed to dispose of the calculated maximum runoff to a point of final discharge or acceptable wasteway.

   C.   All drainage ditches and wasteways, new or existing, shall be piped. (1984 Code § 6-5-23; amd. Ord. 682, 5-10-2021)

   A.   No part of any park shall be used for nonresidential purposes, except such uses that are required for the direct service and well being of park residents, and for the management and maintenance of the park.

   B.   Nothing contained in this section shall be deemed as prohibiting the sale of a manufactured home located on a manufactured home stand and connected to the pertinent utilities. (1984 Code § 6-5-24; amd. Ord. 682, 5-10-2021)

   A.   Manufactured homes shall be separated from each other by at least ten feet (10'); provided, that manufactured homes placed end to end shall have a clearance of ten feet (10') where opposing rear walls are staggered.

   B.   An accessory structure, such as an awning, cabana, storage cabinet, carport, windbreak and porch, which has a floor area exceeding twenty five (25) square feet shall, for purposes of all separation requirements, be considered to be part of the manufactured home. (1984 Code § 6-5-25; amd. Ord. 682, 5-10-2021)

   A.   In all parks accommodating or designed to accommodate twenty five (25) or more manufactured homes, there shall be one or more recreation, open or common areas which shall be easily accessible to all park residents.

   B.   The size of such recreation areas shall be based upon a minimum of one hundred (100) square feet for each lot. No outdoor recreation area shall contain less than two thousand five hundred (2,500) square feet.

   C.   Recreation areas shall be so located as to be free of traffic hazards and should, where the topography permits, be centrally located. (1984 Code § 6-5-26; amd. Ord. 682, 5-10-2021)

   A.   All manufactured homes shall be located at least eighteen feet (18') in back of curb from any park property boundary line abutting upon a public street or highway.

   B.   There shall be a minimum distance of eighteen feet (18') between the manufactured home stand and abutting public street and a minimum distance between manufactured homes of at least ten feet (10').

   C.   All manufactured home parks shall be provided with screening, such as fences or natural growth, along the property boundary line separating the park and such adjacent nonresidential uses and at least ten feet (10') behind the curb line of a private street. (See § 10-9-7 for fencing regulations).

   D.   All manufactured homes shall have a front yard setback of at least ten feet (10'). (1984 Code § 6-5-27; amd. Ord. 682, 5-10-2021)

   A.   General Requirements: All manufactured home parks shall be provided with safe and convenient vehicular access from abutting public streets or roads to each manufactured home lot. Such access shall be provided by streets or private streets.

   B.   Park Entrance: Entrances to manufactured home parks shall be designed to minimize congestion and hazards and allow free movement of traffic on adjacent streets. No parking shall be permitted on the park entrance street for a distance of one hundred feet (100') from its point of beginning, unless approved by the planning and zoning commission.

   C.   Internal Streets: Surfaced roadways shall be of adequate width to accommodate anticipated traffic, and in any case shall meet the following minimum requirements:

      1.   All streets, except minor streets, thirty two feet (32'), curb face to curb face;

      2.   Minor streets, twenty eight feet (28'), curb face to curb face;

      3.   Where dead end streets are provided, a cul-de-sac having a roadway diameter of at least ninety feet (90'), back of curb to back of curb, shall be provided;

      4.   Streets shall be laid out so as to intersect as nearly as possible at right angles, and no street shall intersect any other street at an angle of less than eighty degrees (80°).

   D.   Manufactured Home Parking: Each manufactured home space shall contain a minimum of three thousand two hundred (3,200) square feet and shall be at least forty feet (40') in width. Each manufactured home shall be placed as to provide the necessary clearance as provided in this article.

   E.   Off Street Parking: Off street parking areas shall be provided for the use of park occupants and guests.

      1.   Off street parking shall be provided at the rate of three hundred fifty (350) square feet of hard surfaced area for each manufactured home lot;

      2.   Off street parking shall be located within a distance of thirty feet (30') from the manufactured home to be served, unless other vehicular access is provided.

   F.   Required Illumination Of Park Street Systems: All parks shall be furnished with lighting units so spaced and equipped with luminaries placed at such mounting heights, as will provide adequate levels of illumination for the safe movement of pedestrians and vehicles at night at:

      1.   All parts of the park street systems;

      2.   Potentially hazardous locations, such as major street intersections and steps or stepped ramps.

   G.   Street Construction: Street construction and design standards shall conform to minimum standards of city codes, in addition to the following standards:

      1.   Pavements: All streets shall be provided with an asphalt or concrete surface which shall be durable and well drained under normal use and weather conditions. Pavement edges shall be protected to prevent raveling of the wearing surface and shifting of the pavement base. Street surfaces shall be maintained free of cracks, holes, and other hazards set forth in this article.

      2.   Grades: Grades shall conform to the minimum standards of this article. Grades of all streets shall be sufficient to ensure adequate surface drainage, but shall be more than minimum street grade of three-tenths of one percent (0.3%) with a maximum grade being seven percent (7%) for secondary and major streets and ten percent (10%) for local or minor streets. Where the observance of these standards is impossible, the planning and zoning commission shall review the situation before an exception may be granted.

      3.   Intersections: Within one hundred feet (100') of an intersection, streets shall be at approximately right angles; a distance of at least one hundred twenty five feet (125') shall be maintained between centerlines of offset intersecting streets; intersections of more than two (2) streets at one point shall be avoided.

      4.   Curb: Minimum four inch (4") high rolled curb to be constructed of either asphalt or concrete with three thousand (3,000) psi density.

   H.   Fences; Location, Height And Density: The outer park perimeter fence shall be solid with a minimum height of six feet (6').

   I.   Measurements Of Height Of Fences: All fences along a roadway will be measured from and along the sidewalk, or if no sidewalk exists, from and along the curb. All other fences will be measured from and along the finished grade of the property along the fence. (Ord. 682, 5-10-2021)

   A.   Support And Tie Downs: The area of the manufactured home stand pad shall be improved to provide adequate support for the placement and tie down of the manufactured home, thereby securing the superstructure against uplift, sliding, rotation and overturning.

   B.   Shifting Or Settling: The manufactured home stand pad shall not heave, shift or settle unevenly under the weight of the manufactured home due to frost action, inadequate drainage, vibration or other forces acting on the structure.

   C.   Footings And Foundations: Each manufactured home which is placed for long term occupancy shall be placed on footings and foundation, which footings and foundation shall comply with the requirements of Idaho Code sections 44-2201 through 44-2202. (1984 Code § 6-5-29; amd. 2014 Code; Ord. 682, 5-10-2021)

The park shall be connected to the city water system and a compound water meter of adequate size shall be used to meter the water supplied to the park. A backflow device sufficient for manufactured home parks shall be installed downstream of the water meter, but prior to any service connection at the owner’s expense. The backflow device shall be owned and maintained by the park owner. (1984 Code § 6-5-30; amd. Ord. 682, 5-10-2021)

Fire hydrants shall be required to maintain safe standards of fire protection and shall not be more than five hundred feet (500') from any manufactured home stand pad, service building or other structure in the park, measured along the centerline of the street. Fire hydrants shall be in accordance with latest specifications of AWWA. Hydrants to be painted with two (2) coats of red hydrant enamel and manufactured by Waterous Pacer 100, Mueller Centurion or Clow Medallian; shall have mechanical joint shoe. (1984 Code § 6-5-31; amd. Ord. 682, 5-10-2021)

   A.   Individual water riser pipes shall be located within the confined area of the manufactured home stand pad at a point where the water connection will approximate a vertical position.

   B.   Water riser pipes shall be installed in accordance with the latest provisions of the state plumbing code. The pipe shall be at least three-fourths inch (3/4") unless otherwise specified by the state plumbing bureau. The water outlet shall be capped when a manufactured home does not occupy the lot.

   C.   Adequate provisions shall be made to prevent freezing of service lines, valves and riser pipes and to protect risers from heaving and thawing actions of ground during freezing weather. Surface drainage shall be diverted from the location of the riser pipe.

   D.   A shutoff valve below the frost line shall be provided near the water riser pipe on each manufactured home lot. Shutoff valve must have a valve box placed over them for access.

   E.   Underground stop and waste valves shall not be installed on any water service. (1984 Code § 6-5-32; amd. Ord. 682, 5-10-2021)

Every manufactured home park shall install and maintain a system to supply water to residents for irrigation of lawns and gardens. The source of that supply shall be from an irrigation company or other water delivery system, if available, and, if not available, then from a water well. (1984 Code § 6-5-33; amd. Ord. 682, 5-10-2021)

All plumbing in the manufactured home park shall comply with state and local plumbing laws and regulations and must connect to the public sewer of the city and shall conform to all rules and regulations of the city. (1984 Code § 6-5-34; amd. Ord. 682, 5-10-2021)

All sewer lines shall be located in trenches of sufficient depth to be free of breakage from traffic or other movements, and shall be separated from the park water supply system at a safe distance. Sewers shall be at a grade which will ensure a velocity of two feet (2') per second when flowing full. All sewer lines shall be constructed of materials approved by the city, shall be adequately vented and shall have watertight joints. (1984 Code § 6-5-35; amd. Ord. 682, 5-10-2021)

   A.   Each manufactured home stand pad shall be provided with at least a three inch (3") diameter sewer riser pipe; the sewer riser pipe shall be so located on each stand pad that the sewer connection to the manufactured home drain outlet will approximate a vertical position.

   C.   All materials used for sewer connections shall be semirigid, corrosive resistant, nonabsorbent and durable. The inner surface shall be smooth.

   D.   Provision shall be made for plugging the sewer riser pipe when a manufactured home does not occupy the lot. Surface drainage shall be diverted away from the riser. The rim of the riser pipe shall extend at least four inches (4") above ground elevation. (1984 Code § 6-5-36; amd. Ord. 682, 5-10-2021)

Effluents from sewage or sewage treatment shall not be discharged into any waters of the state. (1984 Code § 6-5-37; amd. Ord. 682, 5-10-2021)

All plumbing within the manufactured home park shall comply with state and local plumbing standards and local regulations and laws, as well as those of the city. All plumbing within each manufactured home shall conform to the minimum standards of the state and local regulations and laws. (1984 Code § 6-5-38; amd. Ord. 682, 5-10-2021)

Every park shall contain an electrical wiring system consisting of wiring, fixtures, equipment and appurtenances, which shall be installed and maintained in accordance with applicable codes and regulations governing such systems. (1984 Code § 6-5-39; amd. Ord. 682, 5-10-2021)

Main power lines shall be installed underground and must comply with all local and state requirements. (1984 Code § 6-5-40; amd. Ord. 682, 5-10-2021)

Individual electrical connections shall conform to the requirements of the electrical codes of the city and the state. (1984 Code § 6-5-41; amd. Ord. 682, 5-10-2021)

All exposed noncurrent carrying metal parts of manufactured homes and all other equipment shall be grounded by means of an approved grounding conductor with branch circuit conductors or other approved method of grounded metallic wiring. The neutral conductor shall not be used as an equipment ground for manufactured homes or other equipment. (1984 Code § 6-5-42; amd. Ord. 682, 5-10-2021)

The requirements of the international fire code and international building code shall apply to service buildings, recreation buildings and other community service facilities, such as:

   A.   Management offices, repair shops and storage areas;

   B.   Sanitary facilities;

   C.   Indoor recreation areas;

   D.   Commercial uses supplying essential goods or services for the exclusive use of park occupants.

   E.   Storage sheds shall not be located closer than five feet (5') to the main structure, other structures, or the space (lot) line.

   F.   Under no circumstances will it be permissible to allow these buildings and facilities to be used as temporary or permanent shelters for human habitation or occupancy. (1984 Code § 6-5-43; amd. Ord. 682, 5-10-2021)

Cooking shelters, stoves, barbecue pits and fireplaces shall be so located, constructed, maintained and used as to minimize fire hazards and smoke nuisance, both on the property on which used and on neighboring property. No open fire shall be permitted except in facilities provided. No open fire shall be left unattended. No fuel shall be used, and no material burned which emits dense smoke or objectionable odors. (1984 Code § 6-5-44; amd. Ord. 682, 5-10-2021)

The storage, collection and disposal of refuse in the manufactured home park shall be so conducted as to create none of the following: health hazards, rodent harborage, insect breeding areas, accidents, fire hazards or air pollution. (1984 Code § 6-5-45; amd. Ord. 682, 5-10-2021)

Trash incinerators shall not be used for the disposal of garbage and trash. (1984 Code § 6-5-46; amd. Ord. 682, 5-10-2021)

Grounds, buildings and structures shall be maintained free of insect and rodent harborage and infestation. Extermination methods and measures to control insects and rodents shall conform with requirements of the health authority. (1984 Code § 6-5-47; amd. Ord. 682, 5-10-2021)

Parks shall be maintained free of accumulations of debris which may provide rodent harborage or breeding places for flies, mosquitoes and other pests. (1984 Code § 6-5-48; amd. Ord. 682, 5-10-2021)

Storage areas shall be so maintained as to prevent rodent harborage. Lumber, pipe and other building material shall be stored at least one foot (1') above the ground. (1984 Code § 6-5-49; amd. Ord. 682, 5-10-2021)

Where the potential for insect and rodent infestation exists, all exterior openings in or beneath any structure shall be appropriately screened with wire mesh or other suitable materials. (1984 Code § 6-5-50; amd. Ord. 682, 5-10-2021)

The growth of brush, weeds and grass shall be controlled to prevent harborage of noxious insects. Parks shall be so maintained as to prevent the growth of noxious and unsightly weeds, or those which could be injurious to health. Open areas as well as areas about and under the manufactured home shall be maintained free of heavy undergrowth of any description. (1984 Code § 6-5-51; amd. Ord. 682, 5-10-2021)

   A.   Natural gas piping systems shall be installed and maintained in accordance with applicable codes and regulations governing such systems.

   B.   Each manufactured home lot provided with piped gas shall have an approved manual shutoff valve installed upstream of the gas outlet. The outlet shall be equipped with an approved cap to prevent accidental discharge of gas when the outlet is not in use. (1984 Code § 6-5-52; amd. Ord. 682, 5-10-2021)

   A.   In the event of the use of liquefied petroleum gas systems, they shall be installed and maintained in accordance with applicable codes and regulations governing such systems.

   B.   The systems shall be provided with safety devices to relieve excessive pressures, and shall be arranged so that the discharge terminates at a safe location.

   C.   The systems shall have at least one accessible means for shutting off gas. Such means shall be located outside the manufactured homes and shall be maintained in effective operating condition.

   D.   All LPG piping outside of the manufactured homes shall be well supported and protected against mechanical injury. Undiluted liquefied petroleum gas in liquid form shall not be conveyed through piping equipment and systems in manufactured homes.

   E.   Liquefied petroleum gas containers installed on a manufactured home lot shall be securely, but not permanently, fastened to prevent accidental overturning. Such containers shall not be less than five (5), nor more than two hundred (200) U.S. gallons’ gross capacity.

   F.   No liquefied petroleum gas vessel shall be stored or located inside or beneath any storage cabinet, carport, manufactured home or any other structure, unless such installations are approved by the building official. (1984 Code § 6-5-53; amd. Ord. 682, 5-10-2021)

   A.   In the event of the use of fuel oil supply systems, they shall be installed and maintained in accordance with applicable codes and regulations governing such systems.

   B.   All piping from outside fuel storage tanks, or cylinders, to manufactured homes shall be permanently installed and securely fastened in place.

   C.   All fuel oil storage tanks or cylinders shall be securely fastened in place and shall not be located inside or beneath any manufactured home or less than five feet (5') from any manufactured home exit.

   D.   Storage tanks located in areas subject to traffic shall be protected against physical damage. (1984 Code § 6-5-54; amd. Ord. 682, 5-10-2021)

Manufactured home parks shall be kept free of litter, rubbish and other flammable materials. (1984 Code § 6-5-55; amd. Ord. 682, 5-10-2021)

Fires shall be allowed only in accordance with section 10-15E-40 of this article. (1984 Code § 6-5-57; amd. Ord. 682, 5-10-2021)

In any case where a provision of this article is found to be in conflict with a provision of any other ordinance or code of the city existing on the effective date of this article, the provision which, in the judgment of the city council, establishes the higher standard for the promotion and protection of the health and safety of the people shall prevail. In any case where a provision of this article is found to be in conflict with a provision of any other ordinance or code of the city existing on the effective date of this article which establishes a lower standard for the promotion and protection of the health and safety of the people, the provisions of this article shall be deemed to prevail, and such other ordinances or codes are declared to be repealed to the extent that they may be found in conflict with this article. (1984 Code § 6-5-59; amd. Ord. 682, 5-10-2021)

In addition to any other requirements contained herein, all developments allowed pursuant to this article shall conform to the most current edition of NFPA 501A, “Manufactured Home Installations”, which is adopted herein and incorporated herein as if set out in full verbatim. (1984 Code § 6-5-60; amd. Ord. 682, 5-10-2021)