Document Star_doc_1bcded6ed3

ADA COUNTY DEVELOPMENT SERVICES 200 W. FRONT STREET, BOISE, IDAHO 83702-7300 PHONE (208) 287-7900 FAX (208) 287-7909 BUILDING • COMMUNITY PLANNING • ENGINEERING & SURVEYING • PERMITTING June 18, 2021 Shawn Nickel City of Star Planning & Zoning 10769 W State St Star, ID 83669 RE: AZ-21-11/ PP-21-15 / 9670 & 10090 W Floating Feather Road / Langtree Bungalows Subdivision Shawn, The City of Star has requested feedback regarding the proposed annexation and preliminary plat for the Langtree Bungalow Subdivision, which will consist of 103 single-family homes and a private road on 27 acres at 9679 and 10090 W Floating Feather Road. Ada County is supportive of the application due to the proximity of the site to existing public services. Goal 2.2f of the Ada County Comprehensive Plan encourages residential development to occur at urban densities within Areas of City Impact where public facilities are available. The layout of the subdivision also complies with many of the goals of the Star Comprehensive Plan, as adopted by Ada County. The proposal to set aside over 16% of the site as usable open space, which will include a club house, pickleball court, centralized park, and pedestrian pathways with is compatible with Residential Policy 3 of the Star Comprehensive Plan, which encourages neighborhood parks and open spaces to be provided within residential areas. A pathway is proposed to allow for the extension of a walkway from Floating Feather Road to Star Middle School and is supported by Transportation Policy 10 of the Star Comprehensive Plan which supports developments that complements surrounding communities’ pathway systems to improve inter- community access for non-drivers. Regarding land use, the Comprehensive Plan currently adopted by Ada County for the Star Area of City Impact designates the site as Medium Density Residential, which is intended for single-family residential development at densities of up to four units per acre and is consistent with the Land Use Map of the Star Comprehensive Plan, as adopted by Ada County. Thank you for this opportunity to provide feedback. Sincerely, Stacey Yarrington Community & Regional Planner Ada County Development Services ---PAGE BREAK--- (208) 286-7772 11665 W. STATE ST., SUITE B STAR, IDAHO 83669 MIDDLETON RURAL FIRE DISTRICT STAR FIRE PROTECTION DISTRICT Langtree Bungalows Subdivision DATE: September 23, 2021 TO: City of Star, Planning & Zoning FROM: Victor Islas, Deputy Chief SUBJECT: Fire District Review PROJECT NAME: Langtree Bungalows Subdivision (AZ-21-11, DA-21-16, PP-21-15, PR-21-08) Fire District Summary Report: Overview: This development can be serviced by the Star Fire Protection District. This development shall comply with the 2018 International Fire Code (IFC) and any codes set forth by the City of Star, Idaho. Fire Response Time: This development will be served by the Star Fire Protection District Station 51, located at 11655 W. State St., Star, Idaho. Station 51 is 2.2 miles with a travel time of 5 minutes under ideal driving conditions to the proposed entrance of the development off W. Floating Feather Rd. Accessibility: Roadway Access, Traffic, Radio Coverage Access roads shall be provided and maintained following Appendix D and Section 503 of the IFC. Access shall include adequate roadway widths, signage, turnarounds, and turning radius for fire apparatus. Access road design shall be designed and constructed to allow for evacuation simultaneously with emergency response operations. All access roads in this development shall remain clear and unobstructed during construction of the development. Additional parking restrictions may be required as to always maintain access for emergency vehicles. Hydrants shall always remain unobstructed per city code. One- or two-family dwelling residential developments: Developments of one- or two-family dwellings where the number of dwelling units exceeds 30 shall provide with at least two separate and approved fire apparatus access roads. Additional access will be required to the north due to the number of lots. The fire district requires that Autoturn models be submitted for review. Autoturn models should be reflect the utilization of a 36’ long fire engine and a 50’ long ladder truck. Traffic calming devices will require approval by the Fire District. An unobstructed vertical clearance of no less than 13 feet 6 inches shall be always maintained. All electronic gates will be required to be equipped with a knox switch and yelp for emergency services. ---PAGE BREAK--- (208) 286-7772 11665 W. STATE ST., SUITE B STAR, IDAHO 83669 MIDDLETON RURAL FIRE DISTRICT STAR FIRE PROTECTION DISTRICT Langtree Bungalows Subdivision The applicant shall work with City of Star, Ada County and Fire District to provide an address identification plan and signage which meets the requirements set forth by each agency. Addressing shall be placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 Upon commencement of initial construction of a new structure, a clear visible freestanding sign or post hall be erected and maintained in place until the permanent address numerals are attached or otherwise displaced upon the premises at completion. Review Note: As per Star City Code section 8-6B-2H flag lots are not allowed and not approved by the Fire District. Developer and or HOA will be responsible for maintaining clearance of private roads all year around. This includes but is not limited to snow removal. Water Supply: Water supply requirements will be followed as described in Appendix B of the 2018 International Fire Code unless agreed upon by the Fire District. 1. Fire Flow: One- and two-family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 1 hours to service the entire project. One- and two-family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. 2. Water Supply: Acceptance of the water supply for fire protection will be by the Fire District and water quality by the Star Sewer & Water District for bacteria testing. 3. Water Supply: Final Approval of the fire hydrant locations shall be by the Star Fire Protection District or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection may be integrated into the hydrant, or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the City of Star and Star Sewer and Water District Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. ---PAGE BREAK--- (208) 286-7772 11665 W. STATE ST., SUITE B STAR, IDAHO 83669 MIDDLETON RURAL FIRE DISTRICT STAR FIRE PROTECTION DISTRICT Langtree Bungalows Subdivision Inspections: Final inspection by the Fire District of the above listed including hydrant flow must be completed before building permits are issued Additional Comments: Side Setback as per City Code. Any modification to setback will require review and approval by the Fire District. Streetlights shall be turned on once residential building begins, Lighting is essential in assisting first responders with identifying entrances safely while responding to calls for service. ---PAGE BREAK--- June 25, 2021 By e-mail: [EMAIL REDACTED] City of Star P.O. Box 130 Star, Idaho 83669 Subject: Langtree Bungalows Subdivision, AZ-21-11/DA-21-16/PP-21-15/PR-21-08 Dear Mr. Nickel: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: The following information does not cover every aspect of this project; however, we have the following general comments to use as appropriate: 1. AIR QUALITY • Please review IDAPA 58.01.01 for all rules on Air Quality, especially those regarding fugitive dust (58.01.01.651), trade waste burning (58.01.01.600-617), and odor control plans (58.01.01.776). • All property owners, developers, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during all phases of construction activities per IDAPA 58.01.01.651. • DEQ recommends the city/county require the development and submittal of a dust prevention and control plan for all construction projects prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. • Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment June 25, 2021 Page 2 • Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. • For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER • DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department. • All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well. • DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water. • DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. DRINKING WATER • DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval. • All projects for construction or modification of public drinking water systems require preconstruction approval. • DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite. ---PAGE BREAK--- Response to Request for Comment June 25, 2021 Page 3 • If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter. • DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for protection of ground water resources. • DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER • Please contact DEQ to determine whether this project will require a National Pollution Discharge Elimination System (NPDES) Permit. A Construction General Permit from EPA may be required if this project will disturb one or more acres of land, or will disturb less than one acre of land but are part of a common plan of development or sale that will ultimately disturb one or more acres of land. • If this project is near a source of surface water, DEQ requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho’s water resources. Additionally, please contact DEQ to identify BMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions. • The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regional Office, at 2735 Airport Way, Boise, or call (208) 334-2190 for more information. Information is also available on the IDWR website at: channel-alteration-permits.html • The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. 5. SOLID WASTE, HAZARDOUS WASTE AND GROUND WATER CONTAMINATION • Solid Waste. No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards (IDAPA 58.01.06), Rules and Regulations for Hazardous Waste (IDAPA 58.01.05), and Rules and Regulations for the Prevention of Air Pollution (IDAPA 58.01.01). Inert and other approved materials are also defined in the Solid Waste Management Regulations and Standards ---PAGE BREAK--- Response to Request for Comment June 25, 2021 Page 4 • Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements. • Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852). Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850. • Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES • If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website tanks/leaking-underground-storage-tanks-in-idaho/ for assistance. • If applicable to this project, DEQ recommends that BMPs be implemented for any of the following conditions: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more information on any of these conditions. ---PAGE BREAK--- Response to Request for Comment June 25, 2021 Page 5 We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator DEQ-Boise Regional Office EDMS#: 2021AEK123 ---PAGE BREAK--- ---PAGE BREAK--- Mel Norton Postmaster 10780 W State St Star ID 83669-9998 Phone: [PHONE REDACTED] May 17, 2021 Stephanie Hopkins Land Planner KM ENGINEERING 5725 N. Discovery Way I Boise, ID 83713 [PHONE REDACTED] Subject: Delivery Method Approval Stephanie, Thank you for contacting the Postal Service to update us on the decision to have Star Bungalows Subdivision be a gated community. As the developer has decided to have this be a gated community the previous letter’s (sent on May 11th) CBU location will no longer be an acceptable location. I do approve of the new location outside the gates on the attached map to provide enough CBUs for the entirety of the development in all its phases. As this is will be a gated community the post office will not be going past the gates for parcel delivery either, so it is strongly suggested that on top of the CBUs needed to deliver the mail that the developer also places several parcel locker units along with the CBU so that the customer have a place to receive packages. Please keep in mind when ordering your cluster boxes from the manufacturer we request that you ask them to number the boxes consecutively. As an example we would want the boxes to be labeled 1-165 as opposed to multiple units repeatedly numbered 1-16. We also request that the Parcel Lockers on the units also be numbered consecutively, so if there are 11 CBU units needed for the development, and there were two parcel lockers per unit, then the parcel lockers would be numbered 1 through 22. This numbering would also include any additional parcel locker units that were installed on top of the CBUs. If the CBUs are not numbered correctly, we may refuse to deliver until the numbering has been corrected. Thank you for your assistance. Mel Norton Postmaster, Star ---PAGE BREAK--- ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achd.ada.id.us Kent Goldthorpe, President Dave McKinney, Vice-President Jim D. Hansen, Commissioner Mary May, Commissioner Alexis Pickering, Commissioner August 11th, 2021 To: Walsh Group P.O. Box 1297 Eagle, ID 83616 Subject: SPP21-0017/ AZ-21-11/ DA-21-16/ PP-21-15/ PR-21-08 10090 W Floating Feather Road Langtree Bungalows Subdivision On 07/19/2021, the Ada County Highway District approved Langtree Bungalows Subdivision/ SPP21-0009/ AZ-21-11/ DA-21-16/ PP-21-15/ PR-21-08 for a preliminary plat application consisting of 103 residential lots and 21 common lots on 27.09 acres. The site-specific conditions of approval also apply to Langtree Bungalows/ SPP21-0017/ AZ-21-11/ DA-21-16/ PP-21-15/ PR- 21-08. If you have any questions, please feel free to contact me at (208) 387-6132. Sincerely, Kelly Bruner Planner Development Services cc: City of Star (Shawn Nickel, via email) Walsh Group Stephanie Hopkins ---PAGE BREAK--- Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements).Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 2. In accordance with District policy, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 3. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 4. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 5. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 6. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-[PHONE REDACTED]) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 8. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 9. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 10. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 11. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. ---PAGE BREAK---   1 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 Development Services Department Project/File: Langtree Bungalow Subdivision/SPP21-0009/AZ-21-11/DA-21-16/ PP-21-15/PR- 21-08 This is an annexation/rezone, private street, and preliminary plat application to allow for the development of 124 lots on 27.09 acres. This site is located north of Floating Feather road between Pollard Road and Hornback Avenue. Lead Agency: City of Star Site address: Northwest of the intersection of Floating Feather Road and Plummer Road Staff Approval: July 19th, 2021 Applicant: Walsh Group P.O. Box 1297 Eagle, Idaho 83616 Representative: KM Engineering, LLP. Stephanie Hopkins 5725 North Discovery Way Boise, Idaho 83713 Staff Contact: Brenna Garro Phone: 387-6346 E-mail: [EMAIL REDACTED] A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a rezone from RUT ( Rural Urban Transitioning) to R-4 (Residential), annexation, private street, and preliminary plat for the development of the Langtree Bungalow Subdivision, a development with 103 residential lots and 21 common lots on 27.09 acres. The proposal is consistent with the City of Star’s future land use map, which designates this area as neighborhood residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Residential/Existing Public Use RUT South Neighborhood Residential RUT East Rural Residential/Existing Public Use R-3 West Neighborhood Residential R-3-DA 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: ---PAGE BREAK--- 2 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 • Welton Estates, located directly east of the site, was approved by ACHD on February 10, 2021 for the development of 14 lots on 10.15 acres. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Floating Feather Road is scheduled in the IFYWP for the construction of sidewalk on the north side from Brandon Road to Hornback Avenue in 2023. • Floating Feather Road is listed in the CIP to be widened to 3-lanes from Star Road to Plummer Road between 2036 and 2040. • The intersection of Floating Feather Road and Plummer Road is listed in the CIP to be widened to 2-lanes on the south leg, 2-lanes east, and 2-lanes on the west leg, and reconstructed as roundabout between 2036 and 2040. 9. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Floating Feather Road as a Level 3 facility that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 421 additional vehicle trips per day (19 existing); 29 additional vehicle trips per hour in the PM peak hour (2 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. A turn lane analysis was conducted for the Langtree Bungalows Subdivision. The analysis found that turn lanes are not warranted on Floating Feather Road at the proposed site access. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is (575 VPH). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Floating Feather Road 723-feet Minor Arterial 242 Better Than ---PAGE BREAK--- 3 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Floating Feather Road East of Star Road was 3500 on 11/05/19. C. Findings for Consideration 1. Floating Feather Road a. Existing Conditions: Floating Feather is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 61-feet of right-of-way for Floating Feather Road (21 to 25- feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ---PAGE BREAK--- 4 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Floating Feather Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 49-foot street section within 78-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 39- feet from the centerline of Floating Feather Road abutting the site. The applicant is proposing to improve Floating Feather Road with additional pavement widening to total 16-feet from the centerline, curb, gutter, and 5-foot wide detached concrete sidewalk. d. Staff Comments/Recommendations: The applicant’s proposal to dedicate additional right-of- way to total 39-feet from the centerline of Floating Feather Road abutting the site meets District policy and should be approved, as proposed. Floating Feather Road is listed in the CIP to be widened to 3-lanes within 78-feet of right-of-way, therefore the applicant will be compensated for the right-of-way dedication. The applicant’s proposal to improve Floating Feather Road with 16-feet from the centerline, curb and gutter does not meet and exceeds ACHD policy and should not be approved, as proposed. Directly west of the site, Floating Feather Road is improved as a 36-foot wide collector street section with vertical curb and gutter abutting the Claymont and Colt Place Subdivisions. When those subdivisions were originally approved in 2005/2006 Floating Feather Road was classified as a collector roadway, which required the construction of curb and gutter on Floating Feather Road adjacent to the site. With the 2008 adoption of ACHD’s Floating Feather Realignment Study and ACHD 2009 Master Street Map, Floating Feather Road was reclassified as an arterial road. Since arterial roadways are impact fee eligible (ACHD constructs full improvements – curb and gutter), the construction of curb and gutter is not required abutting this site. Consistent with ACHD policy the applicant should be required to widen the pavement on Floating Feather Road to 17-feet from centerline with a 3-foot gravels shoulder abutting the site. The applicant’s proposal to construct a 5-foot wide detached concrete sidewalk meets District policy and should be approved, as proposed. The sidewalk should be located a minimum of 32-feet from the centerline of Floating Feather Road abutting the site. The applicant should be required to provide a permanent right-of-way easement to two-feet behind back of sidewalk for detached sidewalks located outside of the dedicated right-of-way. 2. Private Roads a. Existing Conditions: There are two existing driveways from the site onto Floating Feather Road; a 22-foot wide driveway and a 24-foot wide driveway located approximately 61-feet and 134-feet west of the site’s east property line (measured property line to centerline). b. Policy: Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. ---PAGE BREAK--- 5 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. c. Applicant Proposal: The applicant is proposing to close both of the existing driveways onto Floating Feather Road, located 61-feet and 134-feet west of the site’s east property line, with curb, gutter, and 5-foot wide detached sidewalk. The applicant is proposing to construct a 33-foot wide gated private road from the site onto Floating Feather Road located approximately 382-feet west of the site’s east property line. d. Staff Comments/Recommendations: The applicant’s proposal to close both of the existing driveways onto Floating Feather Road, located 61-feet and 134-feet west of the site’s east property line, meets District policy and should be approved, as proposed. The driveways should be closed with pavement widening, a gravel shoulder, and 5-foot wide detached concrete sidewalk. The applicant’s proposal to construct a 33-foot wide gated private road from the site onto Floating Feather Road, located 382-feet west of the site’s east property line does not meet the District’s successive driveways policy which requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. However, staff recommends approval of the driveway location to allow ---PAGE BREAK--- 6 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 the private road to be located as proposed due to the fact that the driveway across from the site serves a single family home. The gate should be located a minimum of 50-feet from the edge of pavement of Floating Feather Road and a turnaround shall be provided. This private road is approved as temporary full access driveway and may be restricted at any time in the future at discretion of ACHD. If the City of Star approves the private road, the applicant shall be required to pave the private roadway its’ full width and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Star, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 3. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 4. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 5. Other Access Floating Feather Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate 39-feet of right-of-way from the centerline of Floating Feather Road abutting the site, as proposed. Compensation will be provided for this right-of-way dedication. 2. Widen the pavement on Floating Feather Road total 17-feet from centerline with a 3-foot wide gravel shoulder abutting the site. Construct a 5-foot wide detached concrete sidewalk located a ---PAGE BREAK--- 7 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 minimum of 32-feet from the centerline of Floating Feather Road abutting the site. Provide a permanent right-of-way easement to two-feet behind back of sidewalk for detached sidewalks located outside of the dedicated right-of-way 3. Close the existing 22 and 24-foot wide driveways onto Floating Feather Road, located 61 and 134- feet west of the site’s east property line. 4. Construct a 33-foot wide gated private road from the site onto Floating Feather Road, located 382- feet west of the site’s east property line, as proposed. Locate the gate a minimum of 50-feet from the edge of Floating Feather Road. A turnaround shall be provided. 5. Install street name and stop signs for the private road. The signs may be ordered though the District. Verification of the correct, approved name of the road is required. 6. Direct lot access to Floating Feather is prohibited and should be noted on the final plat. 7. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Payment of impact fees is due prior to issuance of a building permit. 9. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-[PHONE REDACTED]) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. ---PAGE BREAK--- 8 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines ---PAGE BREAK--- 9 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 VICINITY MAP ---PAGE BREAK--- 10 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 SITE PLAN ---PAGE BREAK--- 11 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. ---PAGE BREAK--- 12 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. ---PAGE BREAK--- 13 Langtree Bungalow Subdivision SPP21-0009/AZ-21-11/DA-21-16 PP-21-15/PR-21-08 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 1 of 2 April 22, 2021 The Walsh Group Kelli Black Phone: [PHONE REDACTED] VIA EMAIL RE: Star Bungalows Subdivision – ITD Development Condition Memo Dear Ms. Black, The Idaho Transportation Department (ITD) appreciated the opportunity to review the Star Bungalows Subdivision Traffic Impact Analysis (TIA) located north of Floating Feather and west of SH-16. We have completed our review and although we do not have any technical questions, we do have concerns for the development’s added trips to the SH-16 corridor. ITD has entered into an agreement with the city of Star to collect a proportionate share contribution from each new development for impacts to the State highway system. As two agencies we are working together to accelerate highway construction within Star’s area of impact to accommodate new development growth. ITD values your contribution to the transportation system so we can help keep goods, services and the public moving at an efficient pace. Currently the intersection of SH-16 and Floating Feather Road has failing eastbound and westbound movements. ITD has been in discussions with ACHD to limit the intersection to right-in, right-out, left-in along with dedicated right turn lanes on SH-16 and lengthening the existing left turn lanes to current standards to be an acceptable solution. Although analysis was not included in the TIS, ITD also knows the site traffic passing through the intersection of SH-44 / SH-16 increases congestion and delay to this intersection. ITD is currently working with our local agency partners including the city of Star to finalize the SH-44 Corridor Plan. This plan identifies the ultimate configuration of SH-44 / SH-16 to be a grade separated interchange. ITD determined Star Bungalows Subdivision’s proportionate share contribution at both intersections as the following. Details of the proportionate share calculation are included in the attached ITD Staff Technical Report. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 2 of 2 Maintaining safety and mobility for Idaho’s motorists is of utmost importance to ITD. We appreciate your improvements to livability in Star, ID as we want all residents to travel safely and efficiently around the Treasure Valley. If you have any questions please contact me by email at [EMAIL REDACTED] or [PHONE REDACTED] extension Sincerely, Erika R. Bowen, P.E. ITD – District 3 Development Services Manager Cc: Shawn Nickel – City of Star Paige Bankhead – ACHD Chhang Ream – CR Engineering ---PAGE BREAK--- Page 1 of 10 Staff Technical Report 4/22/2021 Development: Star Bungalows Subdivision Lead Agency: City of Star Shawn Nickel 10769 W. State Street Star, Idaho 83669 [EMAIL REDACTED] Phone: (208) 286-7247 Location: West of SH-16 on the north side of Floating Feather SH-16 MP 101 Applicant: The Walsh Group Kelli Black Phone: [PHONE REDACTED] Consultant: Chhang Ream CR Engineering, Inc. 181 East 50th Street Garden City, ID 83714 [EMAIL REDACTED] Phone: [PHONE REDACTED] Staff Contact: Erika Bowen ITD – District 3 Development Services Manager [EMAIL REDACTED] Phone: [PHONE REDACTED] extension #7 ---PAGE BREAK--- Page 2 of 10 Proportionate Share Contribution ITD District 3 has issued Memo 39-Development Proportionate Share Contribution (Updated 11-13-2020) as a means to request equitable contribution from developers to improve public facilities needed to serve new growth and development. ITD does not have jurisdictional authority to require proportionate share contribution from the developer because they are not asking for a direct access approach. ITD and the city of Star have entered into an Intergovernmental Agreement for the city to collect proportionate share contributions on the department’s behalf to be used towards future ITIP projects on the State highway system jointly selected by the two agencies. Intersection Proportionate Share Contribution SH-44 / SH-16 $128,000 SH-16 / Floating Feather Road $1,191 TOTAL $129,191 Per household unit Approx. $1,219 Traffic Impact Study Overview 1. Proposed Development The proposed Star Bungalows Subdivision will contain 106 detached senior adult dwelling units. The proposed build- out year is 2024. 2. Vicinity Map ---PAGE BREAK--- Page 3 of 10 3. Trip Generation ---PAGE BREAK--- Page 4 of 10 4. Trip Distribution 5. Traffic Impact Study Recommendations Dated: April 20, 2021 CR Engineering prepared a traffic impact study for the proposed Star Bungalows Subdivision. Below are the conclusions and recommendations presented in the TIS by CR Engineering. The following summary is not the opinion of ITD staff. ITD staff has reviewed the submitted traffic impact study for consistency with ITD policies and practices and may have additional and/or varied requirements beyond what is noted in the summary. Based on the COMPASS model, ITD only asked for site trips and not analysis at the intersections of SH-44 / Plummer Road and SH-44 / SH-16. ---PAGE BREAK--- Page 5 of 10 ITD Proportionate Share Contributions 1. SH-44 and Plummer Road Per the TIS, the following are the site trips at full buildout at the intersection of SH-44 and Plummer Road. Per the DRAFT SH-44 Corridor Plan, improvements on the Plummer Road approaches at the intersection of SH-44 / Plummer Road were not identified. ITD’s SH-44 widening project will widen the corridor to the ultimate 5-lane configuration from Star Road to SH-16 in 2023. ITD does not intend to program an additional project to add improvements on the Plummer Road approaches. This will be accomplished by ACHD as parcels develop near this intersection. ---PAGE BREAK--- Page 6 of 10 Staff does not recommend any proportionate share contributions at the intersection of SH-44 / Plummer Road. 2. SH-44 and Floating Feather Road *All supporting documentation in Appendix A Per the Sterling Floating Feather TIS, the westbound and eastbound movements at the intersection of SH-16 and Floating Feather Road functions fail with significant delay in the PM peak. ITD has had discussions with ACHD regarding limiting Floating Feather Road / SH-16 to right-in, right-out, left-in. The road also meets warrants for dedicated northbound and southbound right turn lanes. As discussed at the D3 TIS Committee Review meeting on April 14, 2021, ITD shall start asking for proportionate share to restrict and improve this intersection moving forward. Staff estimates the design and construction costs for adding right turn lanes on SH-16, extending the existing left turn lanes and installing concrete traffic separator to be approximately $793,963. Proportionate share shall be based on the development’s total site traffic at this intersection versus 2025 traffic volumes identified in the Sterling Floating Feather TIS. ---PAGE BREAK--- Page 7 of 10 Star Gazer Site Traffic @ Floating Feather / SH-16 AM = 2 PM = 3 2025 Total Traffic @ Floating Feather / SH-16 AM(PM) Proportionate Share Calculations AM Site = 2 AM Total = 1,454 AM % = 0.14 PM Site = 3 PM Total = 1,808 PM % = 0.16 Average Proportionate Share Percentage Avg % = 0.15 SH-16 / Floating Feather Cost Estimate $793,963 Proportionate Share Contribution $1,191 Staff calculates the developer’s proportionate share to be $1,191(0.15%) based on site trips versus total intersection trips at 2025. ---PAGE BREAK--- Page 8 of 10 3. SH-44 and SH-16 Per the TIS, the following are the site trips at full buildout at the intersection of SH-44 and SH-16. Per the DRAFT SH-44 corridor plan, the ultimate intersection configuration shall be a grade separated interchange. ITD’s GARVEE office estimates the design, construction and right-of-of way costs for the grade separated interchange to be $40,000,000. Proportionate share shall be based on the development’s total site traffic at this intersection versus 2045 traffic volumes identified in the DRAFT SH-44 Corridor plan. Proportionate Share Calculations AM Site = 22 AM Total = 6,682 AM % = 0.33 PM Site = 24 PM Total = 7,637 PM % = 0.31 Average Proportionate Share Percentage Avg % = 0.32 SH-44 / SH-16 Interchange Cost Estimate $40,000,000 Proportionate Share Contribution $128,000 Staff calculates the developer’s proportionate share to be $128,000 (0.31%) based on site trips versus total intersection trips at the 2045 horizon year for the SH-44 corridor plan. ---PAGE BREAK--- Page 9 of 10 *ITD Staff Recommendations are intended to assure that the proposed development will not place an undue burden on the existing State Highway system within the vicinity impacted by the proposed development. Recommendations included in ITD’s Staff Technical Report along with any development conditions (see associated Permit Committee Agenda/Minutes) is only valid for the period of one year from the date of the TIS report. ITD reserves the right to request an updated TIS to reflect current traffic conditions if an approved encroachment application and/or proportionate share contribution are not obtained/provided within one year. ---PAGE BREAK--- Page 10 of 10 Appendix A SH-44 / Floating Feather Road Documentation ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- October 1, 2021 To: Star Mayor and City Council From: Ann Kuck, 10399 W Rolling Hills Dr., Star Re: Preliminary Plat - Langtree Bungalows Thank you for the opportunity to address several questions and concerns that I have regarding the Langtree Bungalows Subdivision on the agenda for the October 5 City Council meeting. It appears that the lots directly abutting the Special Transition Overlay Area, located to the north of the Langtree property do not meet the comprehensive plan requirement for a transition from the STOA. These lots appear to be approximately .14 acre and should be at least one acre to form a meaningful transition between the properties. The proposed emergency access north through the Schreiner Subdivision is on private property. This property is owned by two homeowners in the Schreiner Subdivision and allows for access only to the undeveloped lot, not through it. There is a letter on file with Shawn Nickel from the attorney representing these two homeowners. I believe this letter makes it clear that the proposed road to the north is not acceptable. In the letter from KM Engineering’s access and connectivity section, there is the statement, “The primary entrance for the subdivision will be a full access point via Floating Feather Road and will extend through the Langtree Bungalows Subdivision. We have coordinated with the property owner to the east to facilitate an emergency access via a common driveway for the first phase of development.” With access from the east and from Floating Feather Road, this road to the north is not needed and should be eliminated. I did not find several items in the packet that are required: • Notes from the neighborhood meetings. • Names and addresses of homeowners notified about the project. • Reports on wetlands and floodplain areas. In the background section of the letter from KM Engineering, there is this statement, “We have also completed a wetlands study, floodplain study and have coordinated with the various agencies and jurisdictions responsible for reviewing development in the area. Under the section on annexation and zoning, “This site is unique given the topography of the area, and the noted wetland and floodplain areas, both of which have been studied as part of this project. I have a question about why there is a request that the internal streets measure 33 feet from back curb to back of curb with a right of way of 47 feet (It is noted that this does not satisfy the UDC which calls for roads to be 36 feet from back of curb to back of curb in a 50 foot right of way). I am asking the Council to deny or table this application until missing documentation is available and the questions concerning the access road to the north are addressed. Thank you. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov October 1, 2021 Shawn Nickel City Planner P.O. Box 130 Star, Idaho 83669 VIA EMAIL Development Application AZ-21-11, DA-21-16, PP-21-15, PR-21-08 Project Name LANGTREE BUNGALOWS SUBDIVISION Project Location 9670 & 10090 West Floating Feather Road, west of SH-16 milepost 101.10 Project Description Annexation and zoning a develo0pment agreement, and preliminary plat, and private street for a proposed residential subdivision consisting of 103 residential lots. Applicant Stephanie Hopkins, KM Engineering, LLP Representing Walsh Group The Idaho Transportation Department (ITD) reviewed the referenced annexation, rezone, development agreement, preliminary plat, and private street applications and has the following comments: 1. This project does not abut the State Highway system. 2. ITD and the City of Star have entered into an interagency agreement to collect proportionate share from new developments to mitigate traffic impacts from incoming developments. Proportionate share for each development is calculated based off of number of trips added to State Highway system. The number of trips generated can be determined using the Institute of Transportation Engineers (ITE) Trip Generation Manual. ITD requires trip distribution information to determine where trips generated by developments access the State Highway system. 3. Applicant provided a Traffic Impact Study (TIS) for review; According to the information provided, the proposed subdivision is adding trips to SH-16/Floating Feather Road intersection and SH-16/ SH- 44 intersection. Currently the intersection of SH-16 and Floating Feather Road has failing eastbound and westbound movements. ITD has been in discussions with ACHD to cul-de-sac Floating Feather on the west side, however if this is not possible the intersection will be limited to right in, right out, left in. Proportionate share is based on the average AM and PM site trips through the intersection of SH-16/ ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Floating Feather Road, which is approximately 0.15% percent of the traffic utilizing the intersection in 2045. TIS showed that trips generated also account for approximately 0.32% of traffic utilizing the SH- 16/SH-44 intersection in 2045. The SH-16 Environmental Impact Study (EIS) identified the ultimate configuration as a grade separated interchange. ITD’s GARVEE office estimates the design, construction, and right-of-way costs for the grade separated interchange to be $40,000,000. The applicant will only be responsible for contributing their proportionate share of $128,000 (0.32%) for the SH-44/SH-16 interchange and $1,191 (0.15%) for the SH-16/ Floating Feather Road intersection for a total of $129,191. Please refer to the attached technical report for more details. 4. Idaho Code 40-1910 does not allow advertising within the right-of-way of any State Highway. 5. The Idaho Administrative Procedure Act (IDAPA) 39.03.60 governs advertising along the State Highway system. The applicant may contact Justin Pond, Right-of-Way Section Program Manager, at (208) 334-8832 for more information. 6. ITD objects to this development. ITD will remove the objection if the governing board requires, and the applicant agrees to, the execution of a Development Agreement with the City of Star binding the contribution of the proportionate share amount of $129,191. If you have any questions, you may contact me at (208) 334-8338. Sincerely, Sarah Arjona Development Services Coordinator [EMAIL REDACTED] ---PAGE BREAK--- Star/ Langtree Bungalows Written Public Statement Star City council Meeting 10/5/21 Robert Fehlau 2203 N. Sunny Lane, Star, Idaho 83669 [PHONE REDACTED] The Proposed Star/ Langtree Bungalows Subdivision should be denied for the following reasons: 1. The proposed .14 acre lots directly abutting the Special Transition Overlay Area (STOA) do not meet the Comp Plan required one Acre minimum. Because the applicants conditional purchase includes one buildable lot in the Schreiner Subdivision, protected by CC&Rs, this does not allow him to change the boundary or dictate how or where a transition will take place. The applicant states: page 26 Langtree packet: “The developer is acquiring these two parcels within the Special Transition Overlay zone and plans to use a portion of those parcels as a buffer to the proposed subdivision.” This is not an acceptable solution to the homeowners in that subdivision. Any lot owner would need to adhere to the existing CC&Rs. We strongly disagree with “Staff’s interpretation that this proposed buffer meets the intent of the Comprehensive Plan and the Unified Development Code. Council should consider this when making its decision on the application.” P. 16 Langtree Bungalows Subdivision packet. 2. The proposed emergency access north through the Schreiner Subdivision is on private property, is owned by two homeowners in the subdivision and allows for access only to the undeveloped lot, not through it. “The applicant states they have worked out an emergency access agreement with the property owner to the east to allow a secondary access through a common driveway.” P.12 Langtree Bungalows packet. With this option, the north road, or even a stub road, should not be considered and should be eliminated. 3. We believe that there is omitted, incorrect or time sensitive information in the council packet. Both of these reasons and more were stated quite clearly in a letter submitted to the city by an attorney, hired by homeowners in the Schreiner Subdivision (included on page 2 this statement). This letter which was submitted 9/27/2020, two days before any agenda was posted, should have been included in the packet. We also believe that there is other incomplete information in the packet that are critical before any decision. Specifically, regarding Special On-Site Features the staff report lists as not pertaining: Areas of Critical Environmental Concern, Evidence of Erosion, Riparian Vegetation, Steep Slopes, Unique Animal Life, Unique Plant Life, Unstable Soils, Wildlife Habitat. All these concerns are present and need to be addressed. The applicant stated “We have also completed a wetlands study,”. Why is this wetlands study not included in the application packet? It also seems to me that a letter from West Ada school district, Ada County and COMPAS should have been included. 4. We do not feel that the Applicant is proceeding in good faith on the requirements for the neighborhood meeting listed below. Our above concerns, which were shared with the applicant at both neighborhood meetings, would affect the feasibility of the development north of the irrigation canal. The applicant was directly asked if he planned to proceed with the application knowing these requirements. As required by “Star UDC 8-6A-3: PRELIMINARY PLAT PROCESS: the following requirement has not been submitted in the application or addressed. “ O. Neighborhood meeting information including sign-in sheet, copy of meeting letter, copy of mailing labels, and detailed summary of neighbor questions and concerns and how the development has been designed to address those concerns; “ Furthermore, if the applicant re-applies after denial, we request that any structures backing to the STOA be limited to single story, which was also requested at the neighborhood meetings. ---PAGE BREAK--- M B & H MORRIS BOWER & HAWS PLLC 12550 W. Explorer Drive, Suite 100, Boise, Idaho 83713 Tel: (208) 345-3333 Fax: (208) 345-4461 Thomas C. Morris [EMAIL REDACTED] September 27, 2021 City of Star Attn: Shawn L. Nickel Planning Director and Zoning Administrator PO Box 130 Star, ID 83669 Re: Langtree Bungalows Subdivision Application. Dear Mr. Nickel, This firm represents Maxine McCombs, Leroy Swanson and Maryann Johnson (the “Homeowners”), each of whom owns a home in the Schreiner Subdivision. The Schreiner subdivision is a small 6 lot subdivision contiguous to and directly north of the proposed Langtree Bungalows Subdivision. The Homeowners represent all of the current homeowners in the Subdivision. Of the additional 3 lots in the Schreiner Subdivision, one of the lots is the private road Schreiner Lane (Lot one of the lots is a “non-buildable” lot (Lot which leaves one residential lot remaining that currently has no improvements on it (Lot This letter is written on behalf of the Homeowners in response to the Notice of Public Hearing recently received by them. The Langtree Bungalows Subdivision is a proposed residential subdivision consisting of 103 residential lots located at 9670 and 10090 W. Floating Feather Road. The developer, Walsh Group, LLC (“Walsh”), also recently acquired (or is planning to acquire) Lots 3 and 6 in the Schreiner Subdivision and is now proposing a stub street to the north of Langtree Bungalows Subdivision and through these lots to provide emergency access to the northern half of the development. The Homeowners oppose this ---PAGE BREAK--- proposed emergency access road that would run through the Schreiner Subdivision and connect to their private road. Early on in this process, back when Lots 3 and 6 were owned by Bryan Pecht, the Homeowners were made aware that Mr. Pecht was trying to sell Lots 3 and 6 along with the property to the south of the Schreiner Subdivision for development purposes (now the proposed Langtree Bungalows Subdivision). Out of an abundance of caution, this firm sent a letter to Mr. Pecht dated September 27, 2021, informing Mr. Pecht that Lots 3 and 6 could not be used in the development of the property to the south. A copy of this letter is attached hereto. In addition to that letter, in each of the neighborhood meetings conducted by Walsh, one or more of the Homeowners expressed to Walsh representatives that were present that they would oppose any attempt to build a road from the Langtree Bungalows Subdivision to the private Schreiner Lane. Walsh originally discussed a full access road connecting to Schreiner Lane. It now appears from the application that the road would be for emergency access only. Regardless, any road connecting to Schreiner Lane is opposed by the Homeowners. Without directly acknowledging the opposition that has been repeatedly and consistently voiced by the Homeowners, Stephanie Hopkins, Land Planner with KM Engineering, LLP, states in her May 18, 2021, letter addressed to you that: “The second emergency access proposed will be via a stub street at the north part of the property. Details regarding connection and requirements for this access point need to be determined, however, the intent is for this point of access to serve the second phase of development for the subdivision.” Page 6, emphasis added. Those details were never determined because the Homeowners opposed it and are not going to let it happen. Walsh was aware when it purchased this property that any development of Lots 3 and 6 is restricted by the Declaration of Covenants, Conditions and Restrictions for the Schreiner Subdivision recorded February 23, 1999, as instrument number 99017537, records of Ada County, Idaho (the “CC&Rs”). Specifically, the CC&Rs restrict any development of Lot 6 as it is designated as “non-buildable.” Thus, no improvements whatsoever can be made to Lot 6, including any road, whether providing full access or emergency access. In addition, Lot 3 can only accommodate one dwelling unit. That dwelling unit is further limited to a single-family dwelling unit, and the dwelling unit cannot be used for commercial purposes. Because use of Lot 3 is reserved solely for one single-family dwelling, no roads or access to or from the Langtree Bungalows Subdivision is allowed. Approval of any access through the Schreiner Subdivision will likely result in litigation. Further, Schreiner Lane is a private lane and is only designed to accommodate the 4 buildable lots currently in the Schreiner Subdivision. When the Homeowners purchased their lots and built homes on it, they relied upon the subdivision plat and CC&Rs that were put into place to protect the relative peace and quiet of this small subdivision, designed for a maximum of 4 homes on large lots. Again, Walsh was aware of this when it acquired the property it seeks to develop. Allowing full access through the Schreiner Subdivision for the 103 homeowners and guests in the Langtree Bungalows Subdivision would be a disaster for the Homeowners. While full access is not currently proposed, that ultimate intent has been stated by Walsh. Even allowing emergency access could significantly forever change the nature of the Schreiner Subdivision. The proposed development is ---PAGE BREAK--- a 55+ retirement community. It is a fact that older residents have a greater need for emergency services than would be found in a typical subdivision. No one wants ambulances and fire trucks routinely rumbling down their private road. And finally, no mention is made by Walsh of how expenses for maintenance and upkeep of the private Schreiner Lane, all of which are currently paid by the Schreiner Subdivision lot owners, would be apportioned, assessed, collected and put to use. For the reasons stated, the Homeowners oppose any access road being routed through their subdivision. The Homeowners further state their concern with Walsh’s proposed treatment of buffering along the City’s Special Transition Overlay Area. Lots along the Langtree Bungalows Subdivision north boundary that abut the City’s Special Transition Overlay Area should be minimum one-acre lots or otherwise provide adequate buffering. It is unclear from Walsh’s proposal exactly what buffering will be provided. The only thing stated is that the developer is acquiring two undeveloped parcels (Lots 3 and 6) within the Schreiner Subdivision and “plans to use a portion of those parcels as a buffer to the proposed subdivision.” That proposal lacks any specificity. We ask that the City require Walsh to provide adequate buffering as contemplated by the City’s Special Transition Overlay Area. If you should have any questions, please contact me. Thank you for your review of this letter. Very Truly Yours, Tom C. Morris CC: clients ---PAGE BREAK--- Reference items and highlighted concerns: Page number, if given, refers to page in Langtree Bungalows Subdivision packet. ---PAGE BREAK--- “RE: Langtree Bungalows – Star, ID Annexation and Zoning, and Preliminary Plat Narrative In researching this property and preparing the subject proposal we held two neighborhood meetings, participated in a pre-application meeting with City staff and researched adjacent projects and recent approvals. We have also completed a wetlands study, floodplain study and have coordinated with the various agencies and jurisdictions responsible for reviewing development in the area. Through these discussions and research, our preliminary plat has been adapted to accommodate adjacent property owners to the west and north, to meet topographic and environmental conditions and to incorporate various City requirements. UNIFIED DEVELOPMENT CODE: 5. The annexation (as applicable) is in the best interest of city. 8-4D-4: REQUIRED FINDINGS (PRIVATE STREETS): p.7 In order to approve the application, the administrator and/or Council shall find the following: A. The design of the private street meets the requirements of this article; B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity; and C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: p.8 A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. 8-3B-3: ADDITIONAL RESIDENTIAL DISTRICT STANDARDS - RESIDENTIAL DISTRICTS: p.10 B. When development is planned with lots that directly abut existing lots within a Rural Residential area, or “Special Transition Overlay Area” as shown on the Comprehensive Plan Land Use map, an appropriate transition shall be provided for the two abutting residential lot types. A transition shall take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting rural residential lots, or may include the provision of a buffer strip avoiding urban lots directly abutting rural residential lots, or may include ---PAGE BREAK--- setbacks within the urban lots similar to the rural residential lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the rural residential lots. Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: p.11 A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced or home sites may be clustered to increase open space within a portion of a site when property is within this overlay. 8.5.4 Policies Related to The Special Transition Overlay Areas: A. Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new abutting lots to be one acre in size or may include buffering. B. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. C. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. D. When an urban density residential development is planned with lots that directly abut lots within a Special Transition Overlay Area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include the provision of a buffer strip avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include setbacks within the urban lots similar to the Special Transition Overlay Area lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the Special Transition Overlay Area lots. ---PAGE BREAK--- E. Larger setbacks should be required for new lots planned to abut existing Special Transition Overlay Area lots. PRELIMINARY PLAT & PRIVATE STREET: p.12 An emergency access is proposed at the far north end of the development that will connect through the Star Acres Subdivision lot owned by the applicant (Schriner Subdivition under contract with applicant). This access shall have appropriate traffic control devices as approved by the Star Fire District to prevent full time access to the north. The applicant states they have worked out an emergency access agreement with the property owner to the east to allow a secondary access through a common driveway. PUBLIC RESPONSES p.15 No public comments have been received at this time. STAFF ANALYSIS & RECOMMENDATIONS TRANSITIONAL LOTS: The northern boundary of the subdivision is immediately adjacent to Star Acres Subdivision, an Ada County approved 5-acre lot subdivision that is in Un-Incorporated Ada County. The majority of the houses built within the Star Acres Subdivision are located to the west end of the lots and along N. Wing Road. The Star Comprehensive Plan designates the area within this subdivision as a Special Transition Overlay Area. The Unified Development Code provides a definition for transitional Lots or Properties and states the following: The size of a new residential lot when being proposed adjacent to an established residential use. The ratio for lots adjacent to properties shall be determined on a case-by-case basis, when considering the size of the development potential for the existing use. This shall not be required if separated by an existing roadway or large canal where the distance between new structures and existing structures equal or exceed 100 feet. It appears from the submitted preliminary plat that the developer has made an effort to design the development with this requirement in mind (see exhibit attached). The northwest corner of the property is proposed to be a 2.7-acre open park area. This provides a buffer to the one property that borders the development. There is approximately 700 feet abutting the property to the north that is owned by the developer of Langtree Bungalows Subdivision. The developer plans to use a portion of these two lots as a buffer when and if a home is built on the property. LANGTREE BUNGALOWS SUBDIVISION – FILE # AZ-21-11/DA-21-16/PP-21-15/PR-21-08 16 from owners in Star Acres Subdivision that the CC&R’s for the subdivision prohibit future resubdivision of the existing Star Acre lots. It is Staff’s interpretation that this proposed buffer meets the intent of the Comprehensive Plan and the Unified Development Code. Council should consider this when making its decision on the application. ANNEXATION/REZONE FINDINGS: p.16 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ---PAGE BREAK--- ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. p.17 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation is reasonably necessary for the orderly development of the City. p.17 PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and Managing urban sprawl to protect outlying rural areas. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. RE: Langtree Bungalows – Star, ID Annexation and Zoning, and Preliminary Plat Narrative In researching this property and preparing the subject proposal we held two neighborhood meetings, participated in a pre-application meeting with City staff and researched adjacent projects and recent approvals. We have also completed a wetlands study, floodplain study and have coordinated with the various agencies and jurisdictions responsible for reviewing development in the area. Through these discussions and research, our preliminary plat has been adapted to accommodate adjacent property owners to the west and north, to meet topographic and environmental conditions and to incorporate various City requirements. Comprehensive Plan p.25 packet ---PAGE BREAK--- According to the City’s Comprehensive Plan, the future land use designation for this property is Neighborhood Residential. The north portion of the property is adjacent to a Special Transition Overlay Area within the Schreiner Subdivision. Special Transition Overlay Area p.26 Approximately 900 linear feet of the subject property’s north boundary abuts the City’s Special Transition Overlay Area. A little over 200 feet of that boundary is the southern property boundary of a developed parcel containing a single-family residence within the Schreiner Subdivision. We propose to observe and fulfill the intent of the special transition overlay area by incorporating approximately 2.7 acres of open space on the west part of the site adjacent to that existing home and property. The other approximately 700 feet abutting the property comprises the southern property lines of two undeveloped parcels within the Schreiner Subdivision. The developer is acquiring these two parcels within the Special Transition Overlay zone and plans to use a portion of those parcels as a buffer to the proposed subdivision. In addition, there will be a pickleball court, internal walkways and green space located in the north part of the development. Fire Department Emergency Access p.29 Per the Fire Department’s request, we plan to include two points for emergency access within the project site. One point of access will be located near the southeast part of the site and will connect via a common driveway (Lot 8, Block 2) to a road planned within the adjacent property (Parcel No. S0405449930). This point of access will serve as the secondary emergency access for the first phase of development. The second emergency access proposed will be via a stub street at the north part of the property. Details regarding connection and requirements for this access point need to be determined, however, the intent is for this point of access to serve the second phase of development for the subdivision. SPECIAL ON-SITE FEATURES (Yes or No – If yes explain in your narrative): p.34 Areas of Critical Environmental Concern - Floodplain - __Yes, information provided Evidence of Erosion - Fish Habitat - Historical Assets - Mature Trees - Riparian Vegetation - Steep Slopes - Stream/Creek - Unstable Soils - Unique Animal Life - Unique Plant Life - Keller Associates, Inc. has reviewed the Preliminary Plat for the Langtree Bungalows Subdivision dated May 18, 2021. We reviewed the applicant’s package to check conformance with the City’s Subdivision Ordinance and coordinated our review with Shawn L. Nickel. We have the following comments and questions based on our review. 9. Lots 18 and 19 appear to overlap the foothills ditch. Is this intentional? Please review, provide clarification, or revise plans. ---PAGE BREAK--- Star UDC related requirements: 8-1A-6: PUBLIC HEARING PROCESS: C. Neighborhood Meetings: 1. Required: If a public hearing is required, applicants are required to hold a neighborhood meeting to present the proposed project to the neighbors, answer questions and receive comments prior to the submittal of an application. 5. Location: Neighborhood meetings shall be held at one of the following locations: on the subject property; at the nearest available public meeting place including, but not limited to, a fire station, library, school, church or community center; or at an office space with suitable meeting facilities, if the facilities are within the corporate limits of the City of Star. 6. Written Verification: The application materials shall include a copy of the provided neighborhood meeting notice, a copy of the neighborhood radius list and map, and written 5 verification of the neighborhood meeting, which shall include an attendance roster. 8-6A-3: PRELIMINARY PLAT PROCESS: B. Neighborhood Meeting: Applicants are required to hold a neighborhood meeting, in conformance with Section 8-1A-6C to provide an opportunity for public review of the proposed project prior to the submittal of an application. The applicant shall provide a summary of the meeting, including questions and concerns of the neighbors and how the submitted application addresses those issues. O. Neighborhood meeting information including sign-in sheet, copy of meeting letter, copy of mailing labels, and detailed summary of neighbor questions and concerns and how the development has been designed to address those concerns; ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field, Asst. City Planner MEETING DATE: October 5, 2021 - PUBLIC HEARING FILE(S) RZ-21-05 Rezone DA-21-17 Development Agreement PP-21-16 Preliminary Plat for Stardust Ranch Subdivision PR-21-09 Private Street OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant/Representative Lofthus Group, LLC Andrew Newell 1675 S. Blacksmith Place Blaine A. Womer Civil Engineering Meridian, Idaho 83642 4335 W. Emerald Street, Ste. 145 Boise, Idaho 83706 REQUEST The Applicant is seeking approval of a Rezone (R-2 to R-3), a Development Agreement, a Preliminary Plat and a Private Street for a proposed residential subdivision consisting of 5 residential lots and 3 common lots. The property is located on the south side of W. Floating Feather Road in Star, Idaho, and consists of 2.17 acres with a proposed density of 2.3 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is generally located between N. Star Road and N. Munger Road, Star, Idaho. Ada County Parcel No. S0407120610. Existing Site Characteristics: The property is currently vacant and used as pasture. Irrigation/Drainage District(s): - Middleton Irrigation Association, Inc. Middleton Mill Ditch Company PO Box 848 Middleton, ID 83644 ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 2 Flood Zone: This property is not located in a Special Flood Hazard Area. FEMA FIRM Panel: 16001C0130J FIRM Effective Date: 06/19/2020 Flood Zone: Zone X Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – None.  Riparian Vegetation – No known areas.  Steep Slopes – No.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held February 18, 2021 Neighborhood Meeting Held March 25, 2021 Application Submitted & Fees Paid May 18, 2021 Application Accepted June 17, 2021 Residents within 300’ Notified September 14, 2021 Agencies Notified July 28, 2021 Legal Notice Published September 16, 2021 Property Posted September 17, 2021 HISTORY This parcel is currently annexed and zoned R-2. Staff has been unable to locate the historical documents associated with the original annexation. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing R-2 Neighborhood Residential Vacant/Pasture Proposed R-3-DA Neighborhood Residential Single Family Residential North of site Rural Residential (RR) Residential (R-3) Neighborhood Residential Single Family Residential/Lakeshore ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 3 Park Subdivision/Star Creek Subdivision South of site Residential (R-3) Neighborhood Residential Clearlake Subdivision (Lakes at Pristine Meadows) East of site Residential (R-2) Neighborhood Residential Single Family Residential West of site Residential (R-3) Neighborhood Residential Single Family Dwelling - Vacant CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. Failure to execute the development agreement within the required timeframe will result in the ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 4 denial of all related applications. C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in a Residential district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. In zoning designations of R-1, R-2, R-3, R-4 and R-5, housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per acre. Wells and septic systems may be permitted for larger lots in this land use designation that are not adjacent to municipal services, as determined by the Sewer District, and if approved by the applicable Health Department. Private streets may be approved in this district for access to newly subdivided or split property. This district does allow for some non-residential uses as specified in 8-3A-3. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city C-2-DA), indicates that the zoning was approved by the city with a development agreement, with specific conditions of zoning. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 5 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 8-4D-3: STANDARDS (PRIVATE STREETS): All private streets shall be designed and constructed to the following standards: A. Design Standards: 1. Easement: The private street shall be constructed on a perpetual ingress/egress easement or a single platted lot (with access easement) that provides access to all applicable properties. 2. Connection Point: Where the point of connection of the private street is to a public street, the private street shall be approved by the transportation authority. ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 6 3. Emergency Vehicle: The private street shall provide sufficient maneuvering area for emergency vehicles as determined and approved by the Star Fire District. 4. Gates: Gates or other obstacles shall not be allowed, unless approved by Council through a Planned Unit Development or Development Agreement. B. Construction Standards: 1. Obtain approval from the county street naming committee for a private street name(s); 2. Contact the transportation authority to install an approved street name sign that complies with the regulations of the county street naming ordinance; 3. Roadway and Storm Drainage: The private street shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the city of Star based on plans submitted by a certified engineer. 4. Street Width: The private street shall be constructed within the easement and shall have a travel lane that meets ACHD width standards for the City of Star, or as determined by the Council and Star Fire District. 5. Sidewalks: A five foot attached or detached sidewalk shall be provided on one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. 6. Fire Lanes: All drive aisles as determined by the Star Fire District to be fire lanes, shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. 7. No building permit shall be issued for any structure using a private street for access to a public street until the private street has been approved. C. The applicant or owner shall establish an on-going maintenance fund through the Owner’s association with annual maintenance dues to ensure that funds are available for future repair and maintenance of all private streets. This shall be a requirement in a development agreement and/or as part of a planned unit development. A reserve account condition shall be included in the recorded CC&R’s and shall be provided to the City for review. The condition of approval shall include the following: 1. Private Road Reserve Study Requirements. a. At least once every three years, the board shall cause to be conducted a reasonably competent and diligent visual inspection of the private road components that the association is obligated to repair, replace, restore, or maintain as part of a study of the reserve account requirements of the common interest development, if the current replacement value of the major components is equal to or greater than one-half of the gross budget of the association, excluding the association’s reserve account for that period. The ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 7 board shall review this study, or cause it to be reviewed, annually and shall consider and implement necessary adjustments to the board’s analysis of the reserve account requirements as a result of that review. b. The study required by this section shall at a minimum include: i. Identification of the private road components that the association is obligated to repair, replace, restore, or maintain. ii. Identification of the probable remaining useful life of the components identified in paragraph as of the date of the study. iii. An estimate of the cost of repair, replacement, restoration, or maintenance of the components identified in paragraph iv. An estimate of the total annual contribution necessary to defray the cost to repair, replace, restore, or maintain the components identified in paragraph during and at the end of their useful life, after subtracting total reserve funds as of the date of the study. v. A reserve funding plan that indicates how the association plans to fund the contribution identified in paragraph to meet the association’s obligation for the repair and replacement of all private road components. c. A copy of all studies and updates shall be provided to the City, to be included in the development application record. 8-4D-4: REQUIRED FINDINGS (PRIVATE STREETS): In order to approve the application, the administrator and/or Council shall find the following: A. The design of the private street meets the requirements of this article; B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity; and C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. B. Qualified Open Space: The following may qualify to meet the common open space ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 8 requirements: 1. Any open space that is active or passive in its intended use, and accessible or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 9 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 10 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced or home sites may be clustered to increase open space within a portion of a site when property is within this overlay. 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 11 • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW ANNEXATION & REZONE: The annexation and rezone request from Residential (R-2) to Residential (R-3) on the applicant’s property will allow for the subdivision of the property to develop with urban densities that will be consistent with the current Comprehensive Plan Map. The overall gross density of the proposed development is 2.30 dwelling units per acre. The current Comprehensive Plan Land Use Map designates this property as Neighborhood Residential, with an anticipated density of 3 to 5 dwelling units per acre. The requested density is currently below this designation. The requested zoning designation and density meets the intent of the Comprehensive Plan and is compatible with the surrounding land uses. PRELIMINARY PLAT & PRIVATE STREET: The Preliminary Plat submitted contains 5 residential lots and 3 common lots for a total of 8 lots with a density of 2.30 dwelling units per acre. The buildable, residential lots range in size from 8,054 square feet to 12,173 square feet with an average buildable lot of 10,310 square feet. The applicant has indicated that the development will contain a total of 14,554 square feet (15.4%) of open space. The applicant states that useable open space, not including street buffers and endcaps equal 14,554 square feet (15.4%) exceeding the requirement for usable open space in the current Unified Development Code, Section 8-4E-2. The development will be accessed from a single ingress/egress off W. Floating Feather Road. An emergency access is proposed at the far east of the development and shall have appropriate traffic control devices as approved by the Star Fire District. The internal street is proposed to be private and proposed to measure 32 feet from back of curb to back of curb. This does not meet Section 8-4D-34B of the UDC requiring for roads to be 36 feet from back of curb to back of curb. The applicant is requesting a reduction in the width of the roadway. The development will have a thirty (30) foot buffer along Floating Feather Road with a minimum of five feet high berm/fence satisfying the Unified Development Code section 8-8C-2, J4b. There will also be a five foot detached sidewalk along Floating Feather which will satisfy section 8-4A-17 of the UDC. ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 12 The current Unified Development Code, Section 8-4E-2 requires a development of this size to have a minimum of 1 site amenity. The applicant is proposing an open grassy area on the northeast corner of the development but has not indicated a specific amenity. A condition of approval requiring at least one amenity per Section 8-4E-2C of the UDC shall be included in this recommendation. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Applicant is not proposing Internal sidewalks in the development. A ribbon curb will be included at the edges of the private street. • Lighting Streetlights shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire development. The applicant has submitted a streetlight plan showing one light at the entrance to the development. The applicant has not provided a streetlight design/cut sheet that will be required and must be approved by Staff before installation. • Street Names Applicant has not provided verification from Ada County that the proposed street name has been approved. The applicant shall continue to work with the County on a street name through the final plat process. • Subdivision Name Applicant has provided a letter from Ada County that the subdivision name has been approved and reserved for this development. • Landscaping As required by the Unified Development Code, Chapter 8, Section 8-8C-2-M Street Trees; A minimum of one street tree shall be planted for every thirty-five (35) linear feet of street frontage. The applicant shall use “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code. Section 8-8C-2, J5 states that a minimum of one deciduous shade tree per four thousand (4,000) square feet of common area shall be provided. The landscape plan as submitted appears to meet the requirements for trees in the street buffer along W. Floating Feather Road and the common open area. The plan does not indicate street trees in the front of the homes along the internal, private street. Trees are required and shall be installed once homes are located on each lot. • Setbacks – Client is not requesting any set back waivers and will adhere to the R-3 requirements outlined earlier in this report. ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 13 • Mailbox Cluster – Star Postmaster, Mel Norton, has authorized the mailbox cluster to be placed on the east side of Lot 1, Block 1, Facing East and accessible from North Star Lane. This letter is part of the applicant packet. DEVELOPMENT AGREEMENT Through the Development Agreement process, the applicant is proposing to work with the City and neighboring property owners to provide further insurances that the development will be built as presented and/or modified by the Council through the review process. Items that should be considered by the applicant and Council include the following: • Density; • ITD Proportionate Share Fees; • Private Road Maintenance; • Private Road Study Every Three Years; • Fencing and Berming Adjacent to Existing Neighborhoods • Emergency Access • Future Development AGENCY RESPONSES Keller and Associates Pending ITD September 17, 2021 ACHD September 9, 2021 DEQ August 6, 2021 Star Fire District September 24, 2021 PUBLIC RESPONSES Bryan Lightfield, 11535 W. Floating Feather Road, Star, Idaho 83669 STAFF ANALYSIS & RECOMMENDATIONS Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed rezone, development agreement, preliminary plat and private road street meets the requirements, standards, and intent for development as they relate to the Unified Development Code and the Comprehensive Plan. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 14 FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve these applications, the Unified Development Code requires that Council must find the following: ANNEXATION/REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the residential districts is to provide regulations and districts for various residential neighborhoods with gross densities in compliance with the intent of the Comprehensive Plan designation. Housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications in all districts exceeding one dwelling unit per acre. Private streets may be approved in this district for access to newly subdivided or split property. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 15 school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. PRIVATE STREET FINDINGS: A. The design of the private street meets the requirements of this article; The City must find that the proposed private streets meet the design standards in the Code. ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 16 B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity: The City must find that it has not been presented with any facts stating this private road will cause damage, hazard or nuisance, or other detriment to persons, property or uses in the vicinity. C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The City must find that the use is not in conflict with the comprehensive plan and/or regional transportation plan. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for the Stardust Ranch Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. All private streets shall have a minimum street width of 36’ and shall be constructed to ACHD standards, unless a reduced width is approved by Council. 3. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The development agreement shall be signed and recorded as part of the ordinance for annexation and zoning and shall contain the details of the fees to be collected. The proportionate share amount, as determined by ITD is $8,318. 4. Applicant shall satisfy all ACHD requirements prior to issuing building permits. 5. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed and energized prior to any building permits being issued. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight design/cut sheet for approval by city staff prior to Final Plat approval. 6. Street trees shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees including one tree per thirty-five (35) linear feet. A revised landscape plan shall be submitted to the City showing street trees and at least one approved open space amenity prior to approval of the Final Plat. ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 17 7. Common area trees shall be provided as stated in Section 8-8C-2, J5, including one tree per four thousand (4,000) square feet. 8. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 9. The entrance to W. Floating Feather Road shall be cleaned to include dirt, dust, rocks, mud, and other debris. All trash shall be secured on site and trash receptacles emptied on a regular basis to avoid blowing debris. 10. During the entire construction process, dust from the site must be minimized as much as possible. Water trucks should be used as appropriate. Excess dust could result in fines and or work stoppage. 11. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 12. Letter of approval from the Ada County Street Naming Committee must be submitted and all names on the final plat must match those approved, prior to signing. 13. Pressurized irrigation systems shall comply with the Irrigation District(s) and the City of Star Codes. Plans for pressurized irrigation systems shall be submitted to, and approved by the City of Star Engineer, prior to installation. 14. The Applicant/Owner shall submit a private street maintenance plan, including future funding, in compliance with Section 8-4D-3C of the UDC, with the submittal of the final plat application. 15. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 16. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 17. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 18. A plat note shall state that development standards for residential development shall comply with the effective building and zoning requirements at time of building permit issuance, unless amended in the Development Agreement. 19. Development standards for single family residential units shall comply with effective building and zoning requirements at time of building permit issuance, or as approved through the Development Agreement or as stated herein. 20. All common areas shall be owned and maintained by the Homeowners Association. 21. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. 22. A sign application is required for any subdivision signs. 23. Owner/Developer will agree to install a 2” (High Density Polyethylene) HDPE SDR-11 roll pipe in the shared utility trench to be used for future fiber optic telecommunication cables. 24. Any additional Conditions of Approval as required by Staff and City Council. ---PAGE BREAK--- STARDUST RANCH SUBDIVISION – FILE # RZ-21-05/DA-21-17/PP-21-16/PR-21-09 18 COUNCIL DECISION The Star City Council File #RZ-21-05/DA-21-17/PP-21-16/PR-21-09 for Stardust Ranch Subdivision on 2021. ---PAGE BREAK--- CIVIL ENGINEERING B W A BLAINE A. WOMER ● ---PAGE BREAK--- City of Star P.O. Box 130 Star, Idaho 83669 P: [PHONE REDACTED] Preliminary Plat Application Form #520 Rev 2-2021 Page 1 of 13 ***All information must be filled out to be processed. Applicant Information: PRIMARY CONTACT IS: Applicant Owner Representative Applicant Name: Applicant Address: Zip: Phone: Email: Owner Name: Owner Address: Zip: Phone: Email: Representative architect, engineer, developer): Contact: Firm Name: Address: Zip: Phone: Email: Property Information: Subdivision Name: Site Location: Approved Zoning Designation of Site: Parcel Number(s): Zoning Designations: Zoning Designation Comp Plan Designation Land Use Existing Proposed North of site South of site East of site West of site PRELIMINARY PLAT APPLICATION FILE NO.: Date Application Received: Fee Paid: Processed by: City: R-2 R-3 R-2 X S0407120610 W. Floating Feather Road, Star, ID 83669 Andrew Newell Blaine A. Womer Civil Engineering 4335 W Emerald Street, Suite 145, Boise, ID 83706 [EMAIL REDACTED] [PHONE REDACTED] Lofthus Group, LLC 1675 S. Blacksmith Place, Meridian, ID [PHONE REDACTED] 83642 [EMAIL REDACTED] Stardust Ranch Subdivision R-3 RR R-3 R-2 Pasture Residential Residential Residential Undeveloped Residential Neighborhood Residential Neighborhood Residential Neighborhood Residential Neighborhood Residential Neighborhood Residential Neighborhood Residential same as above ---PAGE BREAK--- Preliminary Plat Application Form #520 Rev 2-2021 Page 2 of 13 SITE DATA: FLOOD ZONE DATA: (This Info Must Be Filled Out Completely Prior to Acceptance): Total Acreage of Site in Special Flood Hazard Area - a. A note must be provided on the final plat documenting the current flood zone in which the property or properties are located. The boundary line must be drawn on the plat in situations where two or more flood zones intersect over the property or properties being surveyed. b. FEMA FIRM panel(s): etc.: FIRM effective date(s): mm/dd/year Flood Zone(s): Zone X, Zone A, Zone AE, Zone AH, etc.: Base Flood Elevation(s): ft., etc.: c. Flood Zones are subject to change by FEMA and all land within a floodplain is regulated by Chapter 10 of the Star City Code. Public Streets - Private Streets - Describe Pedestrian Walkways (location, width, material) - Describe Bike Paths (location, width, material) - Total Acreage of Site - Breakdown of Acreage of Land in Contiguous Ownership - Total Acreage of Site in Special Flood Hazard Area - Dwelling Units per Gross Acre - Minimum Lot Size - Minimum Lot Width - Total Number of Lots - Residential - Commercial - Industrial - Common - Total Number of Units - Single-family - Duplex - Multi-family - Percent of Site and Total Acreage of Common Area - / Percent of Common Space to be used for drainage - Describe Common Space Areas (amenities, landscaping, structures, etc.) - Proposed Dedicated Lots & Acreage (school, parks, etc): NA 16001C0130J 06/19/2020 Zone X NA NA NA NA NA 0 0 0 0 2.17 2.17 2.30 5 8 3 5 5 8054 SF 47' 0 0 15.4 0.33 0.33 acres of common area with landscaping dedicated concrete sidewalks. 34 ROW - 32 back to back 5' detached concrete along FLoating Feather ---PAGE BREAK--- Preliminary Plat Application Form #520 Rev 2-2021 Page 3 of 13 d. Please see link for help with FEMA information e. All maps will delineate flood plain lines. PUBLIC SERVICES (Describe what services are available and agency providing service): Potable Water - Irrigation Water- Sanitary Sewer- Fire Protection - Schools - Roads - SPECIAL ON-SITE FEATURES (Yes or No – If yes explain in your narrative): Areas of Critical Environmental Concern - Floodplain - Evidence of Erosion - Fish Habitat - Historical Assets - Mature Trees - Riparian Vegetation - Steep Slopes - Stream/Creek - Unstable Soils - Unique Animal Life - Unique Plant Life - Application Requirements: (Applications are required to contain one copy of the following unless otherwise noted. When combining with other applications (Annexation, CUP, etc.) please include one paper copy for all applications) Applicant Description Staff Pre-application meeting with Planning Department required prior to neighborhood meeting. Copy of neighborhood meeting notice sent to property owners within 300 feet and meeting sign-in sheet. (Please contact the City for addresses & labels) (Applicants are required to hold a neighborhood meeting to provide an opportunity for public review of the proposed project prior to the submittal of an application.) Completed and signed Preliminary Plat Application Fee: Please contact the City for current fee. Fees may be paid in person with check or electronically with credit card. Please call City for electronic payment. Additional service fee will apply to all electronic payments. Narrative explaining the project. (must be signed by applicant) Legal description of the property (word.doc and pdf version with engineer’s seal) Recorded warranty deed for the subject property If the signature on this application is not the owner of the property, an original notarized statement (affidavit of legal interest) from the owner stating the applicant is authorized to submit this application. Approval of the proposed subdivision name from Ada County Surveyor’s office. One 8½” X 11” copy and electronic copy in pdf. format of vicinity map showing the location of the subject property One full-size copy and one 11” X 17” copy of the Preliminary Plat Electronic copy in pdf. format of Preliminary Plat One full-size copy and one 11” X 17” copy of the landscape plan Electronic copy in pdf. format of landscape plan Electronic copy in pdf. format of preliminary site grading & drainage plans Phasing plan shall be included in the application if the project is to be phased. Star Sewer and Water District Star Sewer and Water District Star Fire Department Private No No No No No No No No No No No Middleton Mill Ditch Co. West Ada School District X NA X X X X No NA x x x x x x NA ---PAGE BREAK--- ---PAGE BREAK--- 4355 W. Emerald Street, Suite 145, Boise, ID 83706 • Phone: (208) 593-7555 1 May 12, 2021 Project No.: L1821001 City of Star P.O. Box 130 Star, ID 83669 RE: Stardust Ranch Subdivision – Star, ID Applications for Rezone and Preliminary Plat On behalf of Lofthus Group, we are pleased to submit the attached applications for the development of the Stardust Ranch Subdivision (Project), located on the south side of Floating Feather Road roughly 1,400 feet west of the intersection of Floating Father Road and Star Road in Star, ID. More specifically, this Project is within the NW¼ of the NE¼ of Section 7, Township 4 North, Range 1 West, Boise Meridian. The purpose of this letter is to provide supplemental information for the Project to assist in the review process of this application. Our applications include: 1) Rezoning of the 2.17-acre site from R-2 to R-3 for single family detached homes and; 2) Preliminary Plat for a new residential subdivision consisting of 5 single family lots. Existing Use of the Property The property currently has no existing homes or buildings. All existing structures/materials will be removed from the property. The parcel has historically been used for pastures. The land generally slopes from north to South. The Middleton Canal abuts the south side of the Project. Comprehensive Plan and Surrounding Land Uses The Stardust Ranch community totals 2.17 acres. The City of Star’s Land Use Map designates the area as Neighborhood Residential, allowing for 3-5 dwelling units per acre. The surrounding land uses within the immediate area are as follows: North – pasture and residential (Starcreek and Lakeshore Park Subdivision); East – pasture and residential; South and West - pasture and residential (Clearlake Subdivision). The surrounding subdivisions are zoned R-3. The development of the Project is consistent with other approved projects. ---PAGE BREAK--- 4355 W. Emerald Street, Suite 145, Boise, ID 83706 • Phone: (208) 593-7555 2 Rezone The applicant is requesting rezoning to R-3 with a preliminary plat. The proposed gross density of the Project is 2.30, which is lower than the density range allowed within the Neighborhood Residential designation. The development of this Project will not only develop a vacant property but will also provide a fine housing product that is desired in this location and current economy. Residential Lots and Density The Project provides lots ranging in size from 12,173 square feet (sf) to 8,054 sf, with an average residential lot size of 10,310 sf. The proposed gross density of the project is 2.30 dwelling units per acre. The development has lot widths of 47 to 80 feet and lot depths of 65 to 172 to accommodate different house plans and residential lifestyles. The Project is intended to be developed as one phase. Open Space and Amenities The total and qualified open space within the Project is 0.33 acres, or 15.4%. A 30 foot wide common lot and landscape buffer is provide along the entire north property line, providing separation and privacy from the busy minor arterial street. Streets and Utilities The Project has been designed in compliance with the ACHD and City of Star standards. The proposed private street section will consist of 34 feet of right-of-way, 28 feet of asphalt and 2-foot ribbon curb on either side. The frontage road will be improved to provide 17 feet of asphalt (measured from center line/section line), a 3 feet of gravel shoulder, drainage swale and 5 feet of concrete sidewalk. A gravel access road will be installed for emergency fire access use. Potable water and sewer are all readily available to the property and will be served by the Star Sewer and Water District (SSWD). All utilities within the proposed development comply with the adopted master plans of the SSWD. Pressure irrigation is anticipated to be provided by Middleton Mill Ditch Company via the Middleton Canal. All storm water generated onsite will be handled and remained onsite. Current preliminary design shows roadside swales. This preliminary design may be altered in the future based on additional information acquired during the final design process. Traffic Impact Study The Traffic Impact Study is not required to this project per ACHD. ---PAGE BREAK--- ---PAGE BREAK--- S D S D WM TR WM FLOATING FEATHER ROAD STARLIGHT LANE NORTH STAR LANE MIDDLETON CANAL CIVIL ENGINEERING B W A BLAINE A. WOMER ● CONTACT INFORMATION VICINITY MAP PRELIMINARY PLAT OF STARDUST RANCH SUBDIVISION PRELIMINARY PLAT NOTES LEGEND FO FO FO FO G G G G G OHP OHP OHP EP EP EP EP C C C C C RD RD RD RD P P P P P JT JT JT JT PRELIMINARY PLAT DATA ---PAGE BREAK--- Catch Basin Rim El = 2465.80' Inv El = 2464.35' S 88°34'51" E 462.93' S 00°32'21" W 275.31' N 81°25'04" W 74.56' N 69°24'51" W 172.88' N 64°16'34" W 204.08' N 73°14'08" W 45.44' N 01°22'52" E 113.20' TBM #1 El = 2466.18' Rim El = 2466.88 Inv El = 2464.67' GT 2 PF 2 PC 4 TT 5 PF 4 PG 2 PC 4 PF 4 PG 2 TT 4 1 1 2 3 3 3 4 4 4 4 3 3 3 3 3 START START START START START END END END END END START END 3 3 3 3 4 4 4 5 5 LANDSCAPING INFORMATION * ROADWAY LANDSCAPE BUFFERS: W. FLOATING FEATHER RD. (MINOR ARTERIAL): 30' STREET BUFFER 463 FEET STREET BUFFER SHADE TREES @ 3/100' =14 TREES REQUIRED 10 TREES PROPOSED EVERGREENS @ 3/100' =14 EVERGREEN TREES REQUIRED 14 EVERGREEN TREES PROPOSED ORNAMENTALS @ 0/100' =0 ORNAMENTALS TREES REQUIRED 8 ORNAMENTALS TREES PROPOSED SHRUBS @ 8/100' =37 SHRUBS REQUIRED 59 SHRUBS PROPOSED 5' HIGH BUFFER/ SCREEN REQUIRED 6' HEIGHT SOLID VINYL FENCE PROVIDED * PARKWAY STRIPS / STREET TREES: N/A * COMMON LOTS: 1 TREE / 4000 SF 1,990 SF TOTAL COMMON LOT AREA (BUFFER AREA NOT INCLUDED TOTAL COMMON AREA TREES REQUIRED = 1 CLASS II TREES = 1 PROVIDED * OVERALL LANDSCAPE TREE REQUIREMENTS TOTAL SHADE TREES REQUIRED = 15 PROVIDED = 11 TOTAL CONIFERS REQUIRED = 14 PROVIDED = 14 TOTAL SHRUBS REQUIRED = 37 PROVIDED = 59 TOTAL ORNAMENTAL TREES REQUIRED = 0 PROVIDED = 8 TOTAL TREE SPECIES PROVIDED = 5 * NOTE: CONIFERS AND ORNAMENTAL TREES ARE SUBSTITUTED AT THE RATE OF 2 PER SHADE TREE. * MITIGATION FOR REMOVAL OF EXISTING TREES: ALL EXISTING TREES ON THE SITE ARE TO REMAIN - NO MITIGATION NECESSARY - COORDINATE WITH THE CITY FORESTER IN THE FIELD BEFORE ANY EXISTING TREES ARE DAMAGED OR REMOVED. * SITE AMENITIES: 1 + 1/20 ACRES + 1/75 BUILDING LOTS = 1 REQUIRED AMENITIES AMENITIES PROVIDED: OPEN GRASSY PLAY AREA SITE DEVELOPMENT FEATURES TOTAL ACRES 2.17 ACRES EXISTING ZONING: R-2 PROPOSED ZONING: R-3 TOTAL LOTS: 8 BUILDABLE LOTS: 5 MINIMUM LOT SIZE: 8,054 SF DENSITY LOTS PER ACRE: 2.30/AC AVERAGE BUILDABLE LOT AREA: 10,310 SF REQUIRED OPEN SPACE: 15.0% TOTAL OPEN SPACE SHOWN: 14,554 SF (15.4%) REQUIRED QUALIFIED OPEN SPACE: 10.0% QUALIFIED OPEN SPACE SHOWN: 14,554 SF (15.4%) JB 10 PLANT SCHEDULE Gleditsia triacanthos inermis 'Skyline' Skyline Honeylocust Prunus cerasifera ‘Thundercloud’ Thundercloud Plum Tilia tomentosa ‘Sterling’ Sterling Linden 2" B&B 2" B&B 2" B&B 45' hgt. 30' w 20' hgt. 20' w 45' hgt. 35' w CLASS II CLASS I CLASS II Euonymous alatus 'Compactus' Dwarf Burning Bush Buxus japonica 'Winter Gem' Winter Gem Boxwood Berberis thunbergii 'Helmond Pillar' Helmond Pillar Barberry Cornus alba 'Bailhalo' Ivory Halo Dogwood Juniperus horizontalis 'Blue Chip' Blue Chip Juniper Picea pungens 'Globosa' Dwarf Globe Blue Spruce Hemerocallis x 'Stella De Oro' Stella De Oro Daylilly 2 Gal. 5 Gal. 2 Gal. 5 Gal. 5 Gal. 5 Gal. 1 Gal. 4' hgt. x 4' wide 4' hgt. x 4' wide 3' hgt. x 2' wide 6' hgt. x 6' wide 1' hgt. x 6' wide 4' hgt. x 6' wide 18" hgt. x 2' wide BOTANICAL NAME COMMON NAME KEY DECIDUOUS TREES . MATURE SIZE CLASS PLANTING SIZE SHRUBS . GROUND COVERS/ GRASSES/ PERENNIALS . NOTE: All trees to be grade #1 (Shown at 80% Maturity) QUANTITY PLANT IDENTIFICATION KEY EXISTING TREES TO REMAIN PLANTS TO BE INSTALLED STEEL EDGING, SEE DETAIL 1/L2.0 CUT EDGE, SEE DETAIL 2/L2.0 6' SOLID TAN VINYL PRIVACY FENCE, SEE DETAIL 7/L2.0 6' WROUGHT IRON FENCE, SEE DETAIL 6/L2.0 PROPERTY LINE (VERIFY) RTF TURF TYPE TALL FESCUE SOD OVER APPROVED TOPSOIL AS SPECIFIED 1" MINUS BLACK AND TAN CRUSHED BASALT OVER DEWITT PRO 5 WEED BARRIER AND APPROVED TOPSOIL AS SPECIFIED GRAVEL ROADWAY SHOULDER PER CIVIL EZ ROLL GRASS PAVERS AS DETAILED. COORDINATE WITH CIVIL FOR EXTENTS OF FIRE LANE AND ADDITIONAL REQUIREMENTS. LANDSCAPE LEGEND Pinus flexilis 'Vanderwolf's Pyramid'' Vanderwolf's Limber Pine Picea pungens 'glauca' Colorado Blue Spruce 6' B&B 8'-10' B&B 20' hgt. 10' w 35' hgt. 15' w CONIF. CONIF. CONIFEROUS TREES . 40' VISION TRIANGLE OPEN GRASSY PLAY SPACE VINYL FENCE AS DETAILED WROUGHT IRON FENCE AS DETAILED EZ ROLL GRASS PAVERS AS DETAILED. 1 2 3 4 CALLOUT LEGEND GT PC TT PF PP 5 SEE DETAIL 9/L2.0 SEE DETAIL 8/L2.0 SEE DETAIL 3/L2.0 SEE DETAIL 4/L2.0 CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 5/17/21 L1.0 LANDSCAPE NOTES SEE SHEET L2.0 FOR LANDSCAPE DETAILS VICINITY MAP IRRIGATION NOTES: DISCLAIMER 1. ALL PLANT MATERIAL SHALL CONFORM TO THE AMERICAN NURSERYMAN STANDARDS FOR TYPE AND SIZE SHOWN. PLANTS WILL BE REJECTED IF NOT IN A SOUND AND HEALTHY CONDITION. ALL PLANT MATERIAL SHALL BE GRADE #1 OR BETTER. 2. ALL PLANTING BEDS AND TREE WELLS IN LAWN AREAS (WELLS TO BE 3' IN DIAMETER) SHALL BE COVERED WITH A MINIMUM OF 3" DEPTH OF 1" MINUS BLACK AND TAN ROCK MULCH. SUBMIT SAMPLE FOR APPROVAL BY OWNER. 3. ALL LAWN AREAS SHALL BE SODDED WITH 100% TURF TYPE TALL FESCUE (FESTUCA ARUNDINACIA). CONTRACTOR SHALL VERIFY AND MATCH THE VARIETY EXISTING IN THE ADJACENT DEVELOPMENT. 4. ALL PLANT MATERIAL SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR BEGINNING AT THE DATE OF ACCEPTANCE BY OWNER. REPLACE ALL PLANT MATERIAL FOUND DEAD OR NOT IN A HEALTHY CONDITION IMMEDIATELY WITH THE SAME SIZE AND SPECIES AT NO COST TO THE OWNER. 5. PLANTING BACKFILL FOR TREES AND PLANTING BEDS SHALL BE 5 PARTS TOPSOIL AND 1 PART COMPOST WITH STRAW. STAKE ALL TREES PER DETAILS. 6. ALL LAWN AREAS SHALL HAVE 6" OF TOPSOIL AND ALL PLANTING BEDS SHALL HAVE 12" OF TOPSOIL (MINIMUM). TOPSOIL SHALL BE A LOOSE, FRIABLE, SANDY LOAM, CLEAN AND FREE OF TOXIC MATERIALS, NOXIOUS WEEDS, WEED SEEDS, ROCKS, GRASS, OR OTHER FOREIGN MATERIAL LARGER THAN 1" IN ANY DIMENSION, A PH FROM 5.5 TO 7.0. TOP SOIL FROM SITE SHALL BE USED, IF MEETING THESE STANDARDS. PLACE 1/2" COMPOST OVER ALL LANDSCAPED AREAS AND ROTOTILL INTO TOP SPREAD, COMPACT, AND FINE GRADE TOPSOIL TO A SMOOTH AND UNIFORM GRADE, 1" BELOW SURFACE OF WALKS AND CURBS IN AREAS TO BE SODDED AND 3" IN PLANTING BED AREAS. 7. FERTILIZE ALL TREES AND SHRUBS WITH 'AGRIFORM" PLANTING TABLETS, 21 GRAM. QUANTITY PER MANUFACTURER'S RECOMMENDATION. 8. PLANT MATERIAL SHALL NOT BE SUBSTITUTED WITHOUT THE WRITTEN PERMISSION OF OWNER. SUBMIT NAMES OF THREE SUPPLIERS CONTACTED IF SUBSTITUTION IS REQUESTED AND PLANT MATERIAL SPECIFIED IS NOT AVAILABLE. 9. SHRUB PLANTING BEDS SHALL BE SHOVEL EDGED TO CREATE A DISTINCT SEPARATION OF LANDSCAPE TYPES. 10. IMMEDIATELY CLEAN UP ANY TOPSOIL, OR OTHER DEBRIS ON SITE CREATED FROM LANDSCAPE OPERATION AND DISPOSE OF PROPERLY OFF SITE. 11. ALL LANDSCAPE AREAS SHALL HAVE AN STATE OF THE ART AUTOMATIC UNDERGROUND SPRINKLER SYSTEM WHICH INSURES COMPLETE COVERAGE AND IS PROPERLY ZONED FOR REQUIRED WATER USES AND HAS A WEATHER STATION CAPABLE OF TURNING OFF FOR RAIN/FREEZE EVENTS. ALL SHRUB ZONES, SPRAY ZONES AND GEAR DRIVEN ZONES SHALL BE PLACED ON SEPARATE ZONES. DO NOT EXCEED A MAXIMUM OF 5 FPS IN ALL MAINLINE AND LATERAL LINES. 12. COORDINATE ALL DRAINAGE AREAS AND UTILITIES WITH TREE LOCATIONS AND ADJUST PER FIELD CONDITIONS. 13. ALL EXISTING TREES SHOWN TO REMAIN SHALL BE RETAINED AND PROTECTED THROUGH OUT CONSTRUCTION. 14. NO TREES SHALL BE PLANTED WITHIN THE 10 FOOT CLEAR ZONE OF ALL ACHD STORM DRAIN PIPE, STRUCTURES, OR FACILITIES. 15. STORM PONDS MUST BE PROTECTED FROM ANY AND ALL CONTAMINATION DURING THE CONSTRUCTION AND INSTALLATION OF THE LANDSCAPE IRRIGATION SYSTEM. 16. ALL TREES TO BE LOCATED A MINIMUM OF 5 FEET OR GREATER FROM THE BACK OF ANY SIDEWALK.. 17. TRIM ALL TREES WITHIN VISION TRIANGLES TO 8' ABOVE FINISH GRADE TO MEET ACHD STANDARDS. 1. ALL LANDSCAPED AREAS SHALL HAVE AN AUTOMATIC UNDERGROUND SPRINKLER SYSTEM WHICH INSURES COMPLETE COVERAGE AND PROPERLY ZONED FOR REQUIRED WATER USES. EACH HYDROZONE IS TO BE IRRIGATED WITH SEPARATE INDIVIDUAL STATIONS. 2. PLANTER BEDS AND LAWN AREAS ARE TO HAVE SEPARATE HYDRO-ZONES. 3. POP-UP SPRINKLER HEADS SHALL HAVE A MINIMUM RISER HEIGHT OF 4 INCHES AT LAWN AREAS AND 18" AT PLANTER BEDS. 4. PLANTER BEDS ARE TO HAVE DRIP IRRIGATION SYSTEM OR POP-UP SPRAY SYSTEM. 5. ELECTRONIC WATER DISTRIBUTION/ TIMING CONTROLLERS ARE TO BE PROVIDED. MINIMUM CONTROLLER REQUIREMENTS ARE AS FOLLOWS: a. PRECISE INDIVIDUAL STATION TIMING b. RUN TIME CAPABILITIES FOR EXTREMES IN PRECIPITATION RATES c. AT LEAST ONE PROGRAM FOR EACH HYDROZONE d. SUFFICIENT MULTIPLE CYCLES TO AVOID WATER RUN-OFF e. POWER FAILURE BACKUP FOR ALL PROGRAMED INDIVIDUAL VALVED WATERING STATIONS WILL BE DESIGNED AND INSTALLED TO PROVIDE WATER TO RESPECTIVE HYDRO-ZONES. 6. INDIVIDUAL VALVED WATERING STATIONS WILL BE DESIGNED AND INSTALLED TO PROVIDE WATER TO RESPECTIVE HYDRO-ZONES. 7. THE IRRIGATION SYSTEM SHALL BE DESIGNED TO PROVIDE 100% HEAD TO HEAD COVERAGE WITH TRIANGULAR SPACING. 8. SPRINKLER HEADS SHALL BE ADJUSTED TO REDUCE OVERSPRAY ONTO IMPERVIOUS SURFACES (BUILDINGS, SIDEWALKS, DRIVEWAYS, AND ASPHALT AREAS). 9. PROVIDE MINIMUM QUICK COUPLER VALVE PER EACH AUTOMATIC VALVE ZONES. APPROVE Q.C.V. LOCATIONS WITH LANDSCAPE ARCHITECT. 10. POINT OF CONNECTION TO BE APPROVED BY JURISDICTION PROVIDING WATER SOURCE. THIS DRAWING HAS BEEN PREPARED BASED UPON INFORMATION PROVIDED, IN PART BY OTHERS. WHILE THIS INFORMATION IS BELIEVED TO BE RELIABLE, SOUTH BECK AND BAIRD, PC. CANNOT ASSURE ITS ACCURACY AND THUS IS NOT RESPONSIBLE FOR THE ACCURACY OF THIS DRAWING OR FOR ANY ERRORS OR OMISSIONS WHICH MAY HAVE BEEN INCORPORATE INTO IT AS A RESULT. SOUTH BECK AND BAIRD, PC. ASSUMES NO LIABILITY FOR ANY MISINFORMATION. W. FLOATING FEATHER RD. BLAINE A. WOMER CIVIL ENGINEERING 4355 W. EMERALD STREET, SUITE 145 BOISE, ID 83706 CONTACT: ANDREW F. NEWELL, P.E. EMAIL: [EMAIL REDACTED] PHONE: (208) 593-7555 ENGINEER/PLANNER COMPASS LAND SURVEYING, PLLC 623 11th AVENUE SOUTH NAMPA, ID 83651 CONTACT: RICHARD GRAY EMAIL: [EMAIL REDACTED] PHONE: (208) 442-0115 SURVEYOR STARDUST RANCH SUBDIVISION A PARCEL OF LAND LOCATED IN THE NW1/4 OF THE NE1/4 OF SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN CITY OF STAR, ADA COUNTY, IDAHO MAY 2021 LOFTHUS GROUP, LLC 1675 S. BLACKSMITH PLACE MERIDIAN, ID 83642 CONTACT: GERRY KELLEY EMAIL: [EMAIL REDACTED] PHONE: (208) 514-5003 DEVELOPER/APPLICANT SOUTH BECK AND BAIRD 2002 S. VISTA AVENUE BOISE, ID 83705 CONTACT: JIM MIHAN EMAIL: [EMAIL REDACTED] PHONE: (208) 342-2999 LANDSCAPE ARCHITECT ---PAGE BREAK--- CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below . R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. PRE-PLAT SUBMITTAL F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 5/17/21 L2.0 SHRUB PLANTING NOT TO SCALE 1. WATER SHRUB TWICE WITHIN FIRST 24 HOURS. 2. APPLY SPECIFIED PRE-EMERGENT PER MANUFACTURER'S RECOMMENDATIONS TO ALL GROUNDCOVER BEDS. KEEP GROUND LINE SAME AS NURSERY LINE REMOVE ANY PLASTIC, BURLAP, NAILS, OR OTHER MATERIALS FROM THE ROOTBALL WHICH MAY LIMIT ROOT GROWTH CONSTRUCT 2" EARTH BERM TO FORM A WATER RETENTION BASIN, FILL BERM WITH MULCH, AS SPECIFIED MULCH, PER PLANS, 3" DEPTH OVER ENTIRE BED. DO NOT COVER CROWNS OF PLANTS PROVIDE DEWITT PRO 5 WEED BARRIER FABRIC OR APPROVED EQUAL PROVIDE COMMERCIAL FERTILIZER TABLETS AND BIOSTIMULANT, AS SPECIFIED, FOR EACH SHRUB BACKFILL WITH APPROVED TOPSOIL AND SOIL AMENDMENTS, AS SPECIFIED. BACKFILL IN 6" LIFTS, WATER EACH LAYER, DO NOT TAMP OR OVER COMPACT. CONSTRUCT 6" MOUND OF TOPSOIL 6" 6" WIDTH OF ROOTBALL 6" 4 PERENNIAL & GROUNDCOVER PLANTING NOT TO SCALE 1. ALL GROUNDCOVER PLANTS TO BE PLANTED ON CENTER AND IN A TRIANGULAR PATTERN. 2. APPLY SPECIFIED PRE-EMERGENT PER MANUFACTURER'S RECOMMENDATIONS TO ALL GROUNDCOVER BEDS. FINISH GRADE PER PLANS EDGING, PER PLANS AND DETAILS GROUNDCOVER PLANTING PER PLANTING PLAN MULCH, PER PLANS, 3" DEPTH OVER ENTIRE BED. DO NOT COVER CROWNS OF PLANTS SPLIT ALL ROOT BOUND ROOTS WITH 3 EQUAL SPACED VERTICAL CUTS. TILL SOIL TO A DEPTH OF 12", BACKFILL WITH APPROVED TOPSOIL AND SOIL AMENDMENTS, AS SPECIFIED. DEWITT PRO 5 WEED BARRIER FABRIC OR APPROVED EQUAL SUBGRADE A = LENGTH, AS SPECIFIED OR PER PLANT SCHEDULE B = 85% OF 3" 12" 3 APPROVED TOPSOIL AND SOIL AMENDMENTS AS SPECIFIED 3" DEPTH OF MULCH AT PLANTER BEDS CUT EDGE FINISH GRADE, PER PLANS (TYPICAL AT TREES IN TURF AREAS) PLANTER BED CUT EDGE NOT TO SCALE 2 6" 112" 2" HIGHEST ROOT SHALL BE 2" MAXIMUM BELOW SOIL LINE. UTILIZE SOIL/ROOT PROBE AROUND TRUNK (APPROX 1"-2" AWAY FROM TRUNK) TO LOCATE HIGHEST ROOTS. SOIL LINE ROOT FLARE/COLLAR (SWELLING AT SOIL LINE WHERE STEM TISSUE TRANSITIONS INTO ROOT TISSUE) TO BE AT SOIL LINE. ROOT PROBE WHEN PRESENT: BUD POINT (A MINOR CROOK IN THE TRUNK JUST ABOVE THE SOIL LINE) TO BE APPROXIMATELY 1 12" ABOVE THE SOIL LINE 1. THE STAKING OF TREES IS TO BE THE CONTRACTOR'S OPTION; HOWEVER, THE CONTRACTOR IS RESPONSIBLE TO INSURE THAT ALL TREES ARE PLANTED STRAIGHT AND THAT THEY REMAIN STRAIGHT FOR LENGTH OF WARRANTY PERIOD OR 1 YEAR AFTER SUBSTANTIAL COMPLETION WHICHEVER IS GREATER. ALL STAKING SHALL BE REMOVED AT THE END OF THE WARRANTY PERIOD. 2. IN THE EVENT OF A QUESTION OR LACK OF CLARITY ON THE DRAWINGS, THE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT BEFORE PROCEEDING. 3. LANDSCAPE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT AND OWNER PRIOR TO INSTALLATION OF PLANT MATERIAL. 4. WRAP RUBBER CINCH TIES AROUND THE TREE TRUNKS AND STAKES USING EITHER THE STANDARD OR FIGURE EIGHT TYING METHOD. SECURE THE TIES TO THE STAKES WITH GALVANIZED NAILS TO PREVENT SLIPPAGE. 5. WATER TREE TWICE WITHIN THE FIRST 24 HOURS. 6. IN THE EVENT HARDPAN SOILS PREVENT TREE PLANTING AS DETAILED, NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY. 7. FOR TREES LOCATED WITHIN ROADSIDE PLANTERS LESS THAN 8'-0" IN WIDTH, PROVIDE TREE ROOT BARRIER (DEEPROOT #24-2 OR APPROVED EQUAL). LOCATE ROOT BARRIER AT BACK OF CURB AND EDGE OF SIDEWALK. EXTEND ROOT BARRIER TO 80% OF MATURE TREE CANOPY. ALL TREE INSTALLATIONS SHALL CONFORM TO ALL AGENCY APPROVAL REQUIREMENTS, CONTRACTOR SHALL VERIFY PRIOR TO ANY INSTALLATIONS. REMOVE DEAD/DAMAGED BRANCHES AND PRUNE TO INTERNATIONAL SOCIETY OF ARBORICULTURE STANDARDS; IMPROPERLY PRUNED TREES (AS DETERMINED BY THE LANDSCAPE ARCHITECT) SHALL BE REMOVED AND REPLACED. DO NOT REMOVE MAIN LEADER!! RUBBER CINCH TIE 2"x 2" WOOD STAKE (LENGTH AS REQUIRED)-DO NOT PENETRATE ROOTBALL. SEE NOTE 1. SET STAKES PARALLEL TO PREVAILING WIND. REMOVE TREE WRAP TRUNK PROTECTION, AFTER INSTALLATION CONSTRUCT 2" EARTH BERM AT EDGE OF ROOTBALL, FILL TREE RING W/ MULCH, AS SPECIFIED. 3" THICK MULCH LAYER, KEEP MULCH 3" AWAY FROM TRUNK. REMOVE BURLAP, TWINE, AND WIRE BASKET FROM TOP 23 OF ROOTBALL, REMOVE ALL NAILS, TIES, AND PLASTIC FROM ROOTBALL. IF BURLAP IS UTILIZED TO WRAP THE ROOTBALL, IT SHALL BE COMPLETELY REMOVED. ONLY BIODEGRADABLE BURLAP SHALL BE LEFT ON THE BOTTOM OF THE ROOTBALL. FINISH GRADE PREVAILING WIND DIRECTION DECIDUOUS TREE PLANTING NOT TO SCALE 5' MIN. CLEAR AS SPECIFIED TO BASE OF CROWN 5' MIN. DIA. TREE RING WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL COMMERCIAL SLOW RELEASE FERTILIZER TABLETS SIDES OF HOLE ROUGH & UNEVEN BACKFILL WITH APPROVED TOPSOIL AND SOIL AMENDMENTS AS SPECIFIED. BACKFILL IN 6" LIFTS, WATER EACH LAYER, TAMP AS REQUIRED, BACKFILL SOIL EVEN W/ TOP OF ROOTBALL, DO NOT OVER COMPACT!! SET ROOTBALL ON NATIVE, UNDISTURBED SOIL 9 1. THE STAKING OF TREES IS TO BE THE CONTRACTOR'S OPTION; HOWEVER, THE CONTRACTOR IS RESPONSIBLE TO INSURE THAT ALL TREES ARE PLANTED STRAIGHT AND THAT THEY REMAIN STRAIGHT FOR LENGTH OF WARRANTY PERIOD OR 1 YEAR AFTER SUBSTANTIAL COMPLETION WHICH EVER IS GREATER. ALL STAKING SHALL BE REMOVED AT THE END OF THE WARRANTY PERIOD. 2. IN THE EVENT OF A QUESTION OR LACK OF CLARITY ON THE DRAWINGS, THE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT BEFORE PROCEEDING. 3. LANDSCAPE CONTRACTOR IS TO NOTIFY THE LANDSCAPE ARCHITECT AND OWNER PRIOR TO INSTALLATION OF PLANT MATERIAL. 4. WRAP RUBBER CINCH TIES AROUND THE TREE TRUNKS AND STAKES USING EITHER THE STANDARD OR FIGURE EIGHT TYING METHOD. SECURE THE TIES TO THE STAKES WITH GALVANIZED NAILS TO PREVENT SLIPPAGE. 5. WATER TREE TWICE WITHIN THE FIRST 24 HOURS. 6. IN THE EVENT HARDPAN SOILS PREVENT TREE PLANTING AS DETAILED, NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY. CONIFEROUS TREE PLANTING NOT TO SCALE 112" 2" HIGHEST ROOT SHALL BE 2" MAXIMUM BELOW SOIL LINE. UTILIZE SOIL/ROOT PROBE AROUND TRUNK (APPROX 1"-2" AWAY FROM TRUNK) TO LOCATE HIGHEST ROOTS. SOIL LINE ROOT FLARE/COLLAR (SWELLING AT SOIL LINE WHERE STEM TISSUE TRANSITIONS INTO ROOT TISSUE) TO BE AT SOIL LINE. ROOT PROBE WHEN PRESENT: BUD POINT (A MINOR CROOK IN THE TRUNK JUST ABOVE THE SOIL LINE) TO BE APPROXIMATELY 1 12" ABOVE THE SOIL LINE REMOVE DEAD/DAMAGED BRANCHES AND PRUNE TO INTERNATIONAL SOCIETY OF ARBORICULTURE STANDARDS; IMPROPERLY PRUNED TREES (AS DETERMINED BY THE LANDSCAPE ARCHITECT) SHALL BE REMOVED AND REPLACED. DO NOT REMOVE MAIN LEADER!! RUBBER CINCH TIE 2"x 2" WOOD STAKE (LENGTH AS REQUIRED)-DO NOT PENETRATE ROOTBALL. SEE NOTE 1. SET STAKES PARALLEL TO PREVAILING WIND. REMOVE TREE WRAP TRUNK PROTECTION, AFTER INSTALLATION CONSTRUCT 2" EARTH BERM AT EDGE OF ROOTBALL, FILL TREE RING W/ MULCH, AS SPECIFIED. 3" THICK MULCH LAYER, KEEP MULCH 3" AWAY FROM TRUNK. REMOVE BURLAP, TWINE, AND WIRE BASKET FROM TOP 23 OF ROOTBALL, REMOVE ALL NAILS, TIES, AND PLASTIC FROM ROOTBALL. IF BURLAP IS UTILIZED TO WRAP THE ROOTBALL, IT SHALL BE COMPLETELY REMOVED. ONLY BIODEGRADABLE BURLAP SHALL BE LEFT ON THE BOTTOM OF THE ROOTBALL. FINISH GRADE PREVAILING WIND DIRECTION 24" AS SPECIFIED REMOVE LOWER 24" OF BRANCHES 5' MIN. DIA. TREE RING WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL WIDTH OF BALL COMMERCIAL SLOW RELEASE FERTILIZER TABLETS SIDES OF HOLE ROUGH & UNEVEN BACKFILL WITH APPROVED TOPSOIL AND SOIL AMENDMENTS AS SPECIFIED. BACKFILL IN 6" LIFTS, WATER EACH LAYER, TAMP AS REQUIRED, BACKFILL SOIL EVEN W/ TOP OF ROOTBALL, DO NOT OVER COMPACT!! SET ROOTBALL ON NATIVE, UNDISTURBED SOIL 8 DURA EDGE STEEL EDGING NOT TO SCALE LANDSCAPE MULCH, AS SPECIFIED FINISH GRADE PER PLANS STEEL EDGING, STAKE PER MANUFACTURER'S RECOMMENDATIONS LANDSCAPE FABRIC, AS SPECIFIED, SECURE FABRIC PER MANUFACTURERS RECOMMENDATIONS. NO LOOSE EDGES ABOVE GRADE. COMPACTED SUBGRADE 1. 12 GAUGE DURAEDGE STEEL LANDSCAPE EDGING. OR APPROVED EQUAL. 2. REQUIRED 10' 3. FOUR STAKES PER LENGTH. 1 SECTION EZ ROLL GRASS PAVER PRODUCT DESCRIPTION 3.96'W X 24'L (95.1 SF) 3.96'W X 152'L(601.6 SQ. FT.) 1'-6" X 152' (228 SQ. FT.) 2' X 152' (304 SQ. FT.) 57, 888 PSF 402PSI EXCEEDS H2O LOADING STOCK ROLL SIZE'S: CUSTOM SIZES AVAILABLE UPON REQUEST: NESTED HONEYCOMB CELL: LAYOUT COMPRESSIVE STRENGTH (OPEN CELL NO FILL) 3.96' 152' LATERAL SNAP LOCKS EZ ROLL GRASS ROAD PAVER PLAN VIEW GRASS SEED OR SOD: SOIL INFILL: TYPE TO BE AS SPECIFIED IN THE CONTRACT DOCUMENTS OR BY DESIGN LANDSCAPE ARCHITECT. THE COMPOSITION OF THE MATERIAL WILL BE BASED ON LOCAL CONDITIONS AND DETERMINED BY THE LANDSCAPE ARCHITECT OR AS SPECIFIED IN THE CONTRACT DOCUMENTS NOTES: COMPACT NATIVE SOILS SOIL INFILL SOIL INFILL ACTUAL FINISH GRADE SOIL FILL LEVELS INSIDE PAVER GRIDWORK AFTER HEAVY WATER DOWN. THIS IS THE ACTUAL SOD PLANTING LEVEL. 8" (MIN.) 1" EZ ROLL GRASS ROAD PAVER AASHTO #57 BASE ROCK OR OTHER APPROVED EQUAL AS SPECIFIED BY PROJECT ENGINEER "SOD" PLANTING LEVELS "SEED" PLANTING LEVELS ADJOINING FINISH GRADE 1. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 2. DO NOT SCALE DRAWING. 3. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. 4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 5. EXISTING SOILS SHOULD BE EVALUATED TO ENSURE PROPER STRUCTURAL AND PERMEABILITY PROPERTIES. TECHNICAL SERVICES 1-[PHONE REDACTED] EZ ROLL GRAVEL PAVER Scale: NTS 5 2' HOLD TOP AND BOTTOM RAILS IN PLACE WITH LOCK RING. NOTES: 91" MAXIMUM SPAN EXTRUDED POST CAP (STANDARD OPTION) 1-1/2" x 5-1/2" BOTTOM RAIL WITH 1.5"X 1.25" GALVANIZED METAL INSERT 7/8" U-CHANNEL REMOVE TOUNGE ON ONE SIDE OF PANEL TO SIT FLUSH AGAINST POST PROVIDE WIND CLIPS AT POSTS AND BOTTOM RAIL SECURE PER MANUFACTURER'S RECOMMENDATIONS 7/8" x 6" TOUNGE AND GROOVE PICKET 1-1/2" x 5-1/2" BOTTOM RAIL WITH 1.5"X 1.25" GALVANIZED METAL INSERT SURFACE MATERIALS PER PLANS 5" SQUARE VINYL FENCE POST WITH GALVANIZED METAL INSERT (TYPICAL) SET FINISH GRADE PER PLANS CONCRETE FOOTING 6" AGGREGATE BASE COMPACTED SUB-GRADE VINYL FENCE PANEL SCALE: 1/2"= 1'-0" 1. REFER TO LAYOUT PLAN FOR MOW STRIP LOCATIONS. 2. SCORE JOINTS @ 10' O.C. OR AT EACH POST. 3. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. PLAN VIEW 31 2" 5" 31 2" 31 2" 5" 31 2" 1' 6" 96" ON CENTER 4" 2" 51 2" 4'-11" 51 2" 2" 6'-2" CONCRETE FOOTING FENCE POST, SET POST PRIOR TO INSTALLATION OF MOWSTRIP 7 1. REFER TO PLANS FOR FENCE LOCATIONS. 2. CONTRACTORS ARE RESPONSIBLE FOR SHOP DRAWINGS TO BE REVIEWED BY LANDSCAPE ARCHITECT BEFORE INSTALLATION. 3. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 4. WROUGHT IRON TO BE PAINTED WITH ELECTRO STATIC PAINT - COLOR AS DIRECTED BY OWNER. HEIGHT PER PLANS 3" 2' 6" 6'-0" O.C. 4" O.C. WROUGHT IRON FENCE Scale: 1/2"= 1'-0" HORIZONTAL HOLLOW STEEL 1/2" HOLLOW STEEL 2"X2" TUBULAR STEEL SUPPORT PICKET 6'O.C. FINISH GRADE HORIZONTAL HOLLOW STEEL 10" NOTES: CONCRETE FOOTING AS DETAILED 6 ---PAGE BREAK--- ---PAGE BREAK--- (208) 286-7772 11665 W. STATE ST., SUITE B STAR, IDAHO 83669 MIDDLETON RURAL FIRE DISTRICT STAR FIRE PROTECTION DISTRICT Stardust Ranch Subdivision DATE: September 24, 2021 TO: City of Star, Planning & Zoning FROM: Victor Islas, Deputy Chief SUBJECT: Fire District Review PROJECT NAME: Stardust Ranch Subdivision (RZ-21-17, DA-21-17, PP-21-16, PR-21-09) Fire District Summary Report: Overview: This development can be serviced by the Star Fire Protection District. This development shall comply with the 2018 International Fire Code (IFC) and any codes set forth by the City of Star, Idaho. Fire Response Time: This development will be served by the Star Fire Protection District Station 51, located at 11655 W. State St., Star, Idaho. Station 51 is 1.6 miles with a travel time of 4 minutes under ideal driving conditions to the proposed entrance of the development off W. Floating Feather Rd. Accessibility: Roadway Access, Traffic, Radio Coverage Access roads shall be provided and maintained following Appendix D and Section 503 of the IFC. Access shall include adequate roadway widths, signage, turnarounds, and turning radius for fire apparatus. Access road design shall be designed and constructed to allow for evacuation simultaneously with emergency response operations. All access roads in this development shall remain clear and unobstructed during construction of the development. Additional parking restrictions may be required as to always maintain access for emergency vehicles. Hydrants shall always remain unobstructed per city code. The purposed entrance to the development off W. Floating Feather will meet the intent of the Fire Code. Residential structures that sit more than 150ft off the roadway will require additional turnaround for emergency access. Traffic calming devices will require approval by the Fire District. An unobstructed vertical clearance of no less than 13 feet 6 inches shall be always maintained. The applicant shall work with City of Star, Ada County and Fire District to provide an address identification plan and signage which meets the requirements set forth by each agency. Addressing shall be placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 ---PAGE BREAK--- (208) 286-7772 11665 W. STATE ST., SUITE B STAR, IDAHO 83669 MIDDLETON RURAL FIRE DISTRICT STAR FIRE PROTECTION DISTRICT Stardust Ranch Subdivision Upon commencement of initial construction of a new structure, a clear visible freestanding sign or post hall be erected and maintained in place until the permanent address numerals are attached or otherwise displaced upon the premises at completion. Review Note: Developer and or HOA will be responsible for maintaining clearance of private roads all year around. This includes but is not limited to snow removal. Water Supply: Water supply requirements will be followed as described in Appendix B of the 2018 International Fire Code unless agreed upon by the Fire District. 1. Fire Flow: One- and two-family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 1 hours to service the entire project. One- and two-family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. 2. Water Supply: Acceptance of the water supply for fire protection will be by the Fire District and water quality by the Star Sewer & Water District for bacteria testing. 3. Water Supply: Final Approval of the fire hydrant locations shall be by the Star Fire Protection District or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection may be integrated into the hydrant, or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the City of Star and Star Sewer and Water District Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 4. Hydrant placement will be at the entrance of the development and at the end of Starlight Lane. Inspections: Final inspection by the Fire District of the above listed including hydrant flow must be completed before building permits are issued Additional Comments: Side Setback as per City Code. Any modification to setback will require review and approval by the Fire District. Streetlights shall be turned on once residential building begins, Lighting is essential in assisting first responders with identifying entrances safely while responding to calls for service. ---PAGE BREAK---   1 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 Development Services Department Project/File: Stardust Ranch Subdivision/ SPP21-0016/ RZ-21-17/ DA-21-17/ PP-21-16/ PR-21-09 This is a rezone, private street, development agreement, and preliminary plat application for the development of 8 lots on 2.17 acres. This site is located south of Floating Feather Road between Meadowhills Avenue and Catamaran Way. Lead Agency: City of Star Site address: Parcel #S0407120610 W. Floating Feather Road Staff Approval: September 9, 2021 Applicant: Lofthus Group, LLC 1675 S Blacksmith Place Meridian, ID 83642 Representative: Blaine A Womer Civil Engineering Andrew Newell 4335 W Emerald Street Suite 145 Boise, ID 83706 Staff Contact: Brenna Garro Phone: 387-6346 E-mail: [EMAIL REDACTED] A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a development agreement with the City of Star and a rezone from R-2 to R-3, a private street, a planned unit development and a preliminary plat application to allow for the development of 5 residential lots and 3 common lots on 2.17 acres. The applicant’s proposal is consistent with the City of Star’s Land Use Map which designates this area as Neighborhood Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Neighborhood Residential R-3 and RUT (Ada County) South Neighborhood Residential R-2 and R-3 East Neighborhood Residential R-2 West Neighborhood Residential R-2 and R-3 ---PAGE BREAK--- 2 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 3. Site History: ACHD staff previously reviewed this site for a rezone as STAR14-0001/ SRZ-15-02 in December of 2014. The requirements of this staff report are not consistent with those of the prior action. 4. Transit: Transit services are not available to serve this site. 5. New Center Lane Miles: The proposed development includes 0 centerline miles of new public road. 6. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • A detached multi-use pathway on Floating Feather Road from Wild Mustang Place to Meadow Lake Avenue is scheduled in the IFYWP to be constructed in 2024. • Bridge #2028 over the Middleton Canal on Floating Feather Road is scheduled in the IFYWP to be replaced in 2024. • Floating Feather Road is listed in the CIP to be widened to 3-lanes from Can Ada Road to Star Road between 2036 and 2040. • The intersection of Floating Feather Road and Star Road is listed in the CIP to be constructed as a single lane roundabout in 2036-2040. 8. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Floating Feather Road as a Level 2 facilities that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 47 vehicle trips per day; 5 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is (575 VPH). * Acceptable level of service for a three-lane minor arterial is (720 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Floating Feather Road west of Star Road was 4,471 on 06/08/2021. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Floating Feather 464-feet Arterial 196 Better than ---PAGE BREAK--- 3 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 C. Findings for Consideration 1. Floating Feather Road and Bridge #2028 Project #CM215-04.02 ACHD has a project planned for Floating Feather Road between Wild Mustang Place and Meadow Lake Avenue abutting the site. The project will include the construction of a 10-foot wide multi-use pathway abutting the site. The project is currently being designed and is tentatively scheduled for construction in 2025. The applicant should be required to coordinate with ACHD’s Development Review staff and ACHD’s Project Manager, David Rader, regarding improvements required along the roadway abutting the site. In addition, the applicant should be required to provide a road trust deposit for 5-foot wide concrete sidewalk on Floating Feather Road abutting the site. 2. Floating Feather Road a. Existing Conditions: Floating Feather Road is improved with 2-travel lanes, 24-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is 50 to 67-feet of right-of- way for Floating Feather Road (27 to 36-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- ---PAGE BREAK--- 4 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Floating Feather Road is designated in the MSM as a Residential Arterial with 3-lanes, 46-foot street section within 78-feet of right- of-way. c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 39- feet from the centerline of Floating Feather Road. The applicant is proposing to improve Floating Feather Road with pavement widening to total 17-feet from centerline and a 3-foot wide gravel shoulder. The applicant is proposing to construct 5-foot wide detached concrete sidewalk on Floating Feather Road abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal to dedicate additional right-of- way to total 39-feet from the centerline of Floating Feather Road meets District policy, however, additional right-of-way is needed to accommodate ACHD’s Bridge Project noted in Finding 1 above. Therefore, applicant should be required to dedicate additional right-of-way to total 40.5- feet from the centerline of Floating Feather Road. Floating Feather Road is listed in the Capital Improvements Plan therefore the applicant will be compensated for the right-of-way dedication. The applicant’s proposal to improve Floating Feather Road with pavement widening to total 17- feet from centerline and a 3-foot wide gravel shoulder meets District policy and should be approved, as proposed. Typically, the applicant should be required to improve Floating Feather Road with 5-foot wide detached concrete sidewalk abutting the site. However, as noted in section C1 above, this section of Floating Feather is listed in the IFYWP and will include the construction of a 10-foot wide multi-use pathway. Therefore, in lieu of improving Floating Feather Road with 5-foot wide detached sidewalk, the applicant should provide ACHD with an $9,700 road trust deposit. ACHD will use the road trust deposit money for the construction of a 10-foot wide multi-use pathway abutting the site as part of the Floating Feather Road and Bridge #2028 Project #CM215-04.02. Staff recommends coordinating with ACHD’s Development Review staff and ACHD’s Project Manager, David Rader, regarding improvements required along the roadway abutting the site. This area is within the 2024 chipseal zone. 3. Driveways 3.1 Floating Feather Road a. Existing Conditions: There is an existing 14-foot wide unimproved driveway from the site onto Floating Feather Road located approximately 70-feet east of the site’s west property line (measured property line to centerline). b. Policy: Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is ---PAGE BREAK--- 5 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Applicant’s Proposal: The applicant is proposing to close the existing 14-foot wide unimproved driveway from the site onto Floating Feather Road, located 70-feet east of the site’s west property line, with pavement widening, a gravel shoulder, and 5-foot wide detached concrete sidewalk. d. Staff Comments/Recommendations: The applicant’s proposal to close the existing 14-foot wide unimproved driveway from the site onto Floating Feather Road, located 70-feet east of the site’s west property line, with pavement widening, a gravel shoulder, and 5-foot wide detached concrete sidewalk meets District policy and should be approved with the exception of the 5-foot wide sidewalk (see Finding 2d). Staff recommends that the applicant close the driveway with pavement widening and a 3-foot wide gravel shoulder. 4. Private Roads a. Existing Conditions: There are no existing private roads within the site. b. Policy: Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the ---PAGE BREAK--- 6 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Applicant Proposal: The applicant is proposing to construct a 28-foot wide private road/ drive aisle from the site onto Floating Feather Road located approximately 213-feet east of the site’s west property line (measured property line to centerline) to align with the driveway directly north of the site on Floating Feather Road. ---PAGE BREAK--- 7 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 d. Staff Comments/Recommendations: The applicant’s proposal to construct a 28-foot wide private road/ drive aisle from the site onto Floating Feather Road, located 213-feet east of the site’s west property line, to align with the driveway directly north of the site on Floating Feather Road meets the intent of District policy and should be approved, as proposed. If the City of Eagle approves the private road, the applicant shall be required to pave the private roadway its full width and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Eagle, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 5. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 6. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 7. Other Access Floating Feather Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Provide ACHD with a road trust deposit in the amount of $9,700 for future improvements on Floating Feather Road. 2. Dedicate additional right-of-way to total 40.5-feet from the centerline of Floating Feather Road. Compensation will be provided for this right-of-way dedication. 3. Improve Floating Feather Road with pavement widening to total 17-feet from centerline and a 3- foot wide gravel shoulder, as proposed. ---PAGE BREAK--- 8 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 4. Close the existing 14-foot wide unimproved driveway from the site onto Floating Feather Road, located 70-feet east of the site’s west property line, with pavement widening and a gravel shoulder. 5. Construct a 28-foot wide private road onto Floating Feather Road, located 213-feet east of the site’s west property line, aligned center line to centerline with the driveway directly north of the site on Floating Feather Road, as proposed. 6. Install street name and stop signs for the private road. The signs may be ordered though the District. Verification of the correct, approved name of the road is required. 7. Direct lot access to Floating Feather Road is prohibited and should be noted on the final plat. 8. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 9. Payment of impact fees is due prior to issuance of a building permit. 10. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-[PHONE REDACTED]) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized ---PAGE BREAK--- 9 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines ---PAGE BREAK--- 10 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 VICINITY MAP ---PAGE BREAK--- 11 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 SITE PLAN ---PAGE BREAK--- 12 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. ---PAGE BREAK--- 13 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. ---PAGE BREAK--- 14 Stardust Ranch Subdivision SPP21-0016 RZ-21-17/ DA-21-17 PP-21-16/ PR-21-09 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov September 17, 2021 Shawn Nickel City Planner P.O. Box 130 Star, Idaho 83669 VIA EMAIL Development Application RZ-21-17, DA-21-17, PP-21-16, PR-21-09 Project Name STARDUST RANCH SUBDIVISION Project Location South of Floating Feather Road, north of SH-44 milepost 10.29 Project Description Rezone (R-2 to R-3), a development agreement, preliminary plat and private street for a proposed subdivision consisting of 5 residential lots and 3 common lots. Applicant Andrew Newell, Blaine A. Womer Civil Engineering Representing Lofthus Group LLC The Idaho Transportation Department (ITD) reviewed the referenced rezone, development agreement, preliminary plat, and private street applications and has the following comments: 1. This project does not abut the State Highway system. 2. ITD and the City of Star have entered into an interagency agreement to collect proportionate share from new developments to mitigate traffic impacts from incoming developments. Proportionate share for each development is calculated based off of number of trips added to State Highway system. The number of trips generated can be determined using the Institute of Transportation Engineers (ITE) Trip Generation Manual. ITD requires trip distribution information to determine where trips generated by developments access the State Highway system. 3. No trip distribution information was provided; without trip distribution information ITD must assume the worst case scenario that all trips generated will utilize the Star Road/ SH-44 intersection. The proposed subdivision is adding 5 trips to SH-44/Star Road intersection in the PM Peak at buildout, and 4 trips in the AM Peak. Proportionate share is based on the average AM and PM site trips through the intersection of SH-44/ Star Road which is approximately 0.11% percent of the traffic utilizing the intersection in 2045. Per the SH-44 Traffic Study, this intersection’s ultimate configuration will likely be a quarter continuous flow intersection (CFI) or its equivalent. The construction of the cost of design, ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov construction, and right-of-way for a future quarter CFI at SH-44/ Star Road is estimated to cost $7,398,133 (see attached). The applicant will only be responsible for contributing their proportionate share of $8,318 4. In order to provide a more accurate and potentially lower estimate, the applicant could provide ITD specific trip distribution numbers. ITD suggests the applicant contact COMPASS to have a model run conducted to determine trip distribution. ITD would be willing to accept trip distribution numbers provided by COMPASS or a licensed civil engineer. 5. Idaho Code 40-1910 does not allow advertising within the right-of-way of any State Highway. 6. The Idaho Administrative Procedure Act (IDAPA) 39.03.60 governs advertising along the State Highway system. The applicant may contact Justin Pond, Right-of-Way Section Program Manager, at (208) 334-8832 for more information. 7. ITD objects to this development. ITD will remove the objection if the governing board requires, and the applicant agrees to, the execution of a Development Agreement with the City of Star binding the contribution of the proportionate share amount of $8,318. If you have any questions, you may contact me at (208) 334-8338. Sincerely, Sarah Arjona Development Services Coordinator [EMAIL REDACTED] ---PAGE BREAK--- Stardust Ranch Subdivision Proportionate Share Contribution (09/16/2021) 5 Units Single Family Homes ITE Code (210) Single Family AM Trip Rate =0.74 PM Trip Rate = 0.99 A trip distribution diagram was not provided to the department. ITD must assume a worst-case scenario that all 5 residential units will head south on Star Road to the SH-44 / Star Road intersection. Per the SH-44 Traffic Study, this intersection’s ultimate configuration will likely be a quarter continuous flow intersection (CFI) or its equivalent. ITD estimated the design and construction of a quarter CFI at SH-44 / Star Road as approximately $7,398,133. Proportionate share is based on the average AM and PM site trips through the intersection of SH-44 / Star Road compared to average number of AM and PM trips in 2045. Site Traffic AM Peak 5 units x 0.74 = 4 trips PM Peak 5 units x 0.99 = 5 trips ---PAGE BREAK--- Total Traffic 2045 @ SH-44 / Star Road AM Site = 4 AM Total = 3,386 AM % = 0.12 PM Site = 5 PM Total = 5,373 PM % = 0.09 Proportionate Share for SH-44 / Star Road quarter CFI Intersection Improvements Avg % = 0.11 Proportionate share contribution of 0.11% is $8,318. ---PAGE BREAK--- ---PAGE BREAK--- • • • I ---PAGE BREAK--- August 6, 2021 By e-mail: [EMAIL REDACTED] City of Star P.O. Box 130 Star, Idaho 83669 Subject: Stardust Ranch Subdivision, RZ-21-17/DA-21-17/PP-21-16/PR-21-09 Dear Mr. Nickel: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: The following information does not cover every aspect of this project; however, we have the following general comments to use as appropriate: 1. AIR QUALITY • Please review IDAPA 58.01.01 for all rules on Air Quality, especially those regarding fugitive dust (58.01.01.651), trade waste burning (58.01.01.600-617), and odor control plans (58.01.01.776). • All property owners, developers, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during all phases of construction activities per IDAPA 58.01.01.651. • DEQ recommends the city/county require the development and submittal of a dust prevention and control plan for all construction projects prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. • Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment August 6, 2021 Page 2 • Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. • For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER • DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department. • All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well. • DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water. • DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. DRINKING WATER • DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval. • All projects for construction or modification of public drinking water systems require preconstruction approval. ---PAGE BREAK--- Response to Request for Comment August 6, 2021 Page 3 • DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite. • If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter. • DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for protection of ground water resources. • DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER • Please contact DEQ to determine whether this project will require an Idaho Pollution Discharge Elimination System (IPDES) Permit. A Construction General Permit from DEQ may be required if this project will disturb one or more acres of land, or will disturb less than one acre of land but are part of a common plan of development or sale that will ultimately disturb one or more acres of land. • For questions, contact James Craft, IPDES Compliance Supervisor, at (208) 373-0144. • If this project is near a source of surface water, DEQ requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho’s water resources. Additionally, please contact DEQ to identify BMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions. • The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regional Office, at 2735 Airport Way, Boise, or call (208) 334-2190 for more information. Information is also available on the IDWR website at: channel-alteration-permits.html • The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. ---PAGE BREAK--- Response to Request for Comment August 6, 2021 Page 4 5. SOLID WASTE, HAZARDOUS WASTE AND GROUND WATER CONTAMINATION • Solid Waste. No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards (IDAPA 58.01.06), Rules and Regulations for Hazardous Waste (IDAPA 58.01.05), and Rules and Regulations for the Prevention of Air Pollution (IDAPA 58.01.01). Inert and other approved materials are also defined in the Solid Waste Management Regulations and Standards • Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements. • Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852). Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850. • Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES • If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website tanks/leaking-underground-storage-tanks-in-idaho/ for assistance. • If applicable to this project, DEQ recommends that BMPs be implemented for any of the following conditions: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more information on any of these conditions. ---PAGE BREAK--- Response to Request for Comment August 6, 2021 Page 5 We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator DEQ-Boise Regional Office EDMS#: 2021AEK151 ---PAGE BREAK--- CRYATAL SPRING WAY FLOATING FEATHER CALHOUN PL S PLUMMER RD SENECA SPRINGS WAY SENECA SPRINGS WAY TAURUS WAY N PLUMMER RD MOON VALLEY RD PALMER RD EMMETT HWY STATE ST NEW ALIGNMENT OF FLOATING FEATHER HAMLIN RD BOISE RIVER 25 M.P.H. M.P.H. 35 EXISTING WILD- BRANCH ST MOYLE AVE N POLLARD LN W ROLLING HILLS DR N BRANDON RD W NEW HOPE RD W BEACON LIGHT RD WING RD FOOTHILL RD N MUNGER RD FLOATING FEATHER KINGSBURY RD 1ST ST BENT LN STATE ST STATE ST GOLDIE LN LANDCUFF S STAR RD S MAIN ST CAN ADA RD S STAR RD HIGHWAY 20/26 JOPLIN RD PURPLE SAGE RD BLESSINGER RD PURPLE SAGE RD CAN ADA RD HIGHWAY 20/26 FRANKLIN RD CORNELL ST. PROPOSED NEW RIVER CROSSING PENHURST MILL CREEK SHORT LANE FUTURE HWY 16 EXTENSION W LANKTREE GULCH RD W HILLS GATE DR T H E S E A L O F T H E C I T Y O F S T A R I D A H O I N COR PO RAT E D 19 0 5 T H E S E A L O F T H E C I T Y O F S T A R I D A H O I N COR PO RAT E D 19 05 CITY OF STAR ECONOMIC CORRIDORS ACCESS AND ROADWAY CONNECTION MANAGEMENT PLAN 10-5-2021 PROPOSED SIGNAL LIGHT LEGEND J:\204061\_BASEMAPPING\DESIGN\CAD\01 CITY OF STAR FIGURES\203010 ECONOMIC CORRIDOR PLAN\CORRIDOR PLAN 36X48.dwg Oct 04, 2021 - 1:49pm 0 1000 2000 OVERPASS W/ FULL ACCESS TO HWY 16 NOTES: 1. MAP DEPICTS PROPOSED CONCEPTUAL ALIGNMENTS OF FUTURE COLECTORS, ARTERIALS, AND ACCESS POINTS AND TRAFFIC SIGNALS. 2. FINAL LOCATION OF PROPOSED ROADS, DRIVEWAYS AND SIGNALS ALL SUBJECT TO REVIEW AND APPROVAL OF GOVERNMENT AGENCIES HAVING JURISDICTION. 3. PROPOSED ROAD ALIGNMENTS AND SIGNALS ARE SUBJECT TO BE MODIFIED DEPENDING UPON SPECIFIC DEVELOPMENT PROPOSALS. 4. LOCATE SIGNAL LIGHT AT HAMLIN ROAD OR SHORT LANE WITH APPROPRIATE RIGHT IN / RIGHT OUT. 5. RECLASSIFY PLUMMER ROAD AND POLLARD LANE BETWEEN BEACON LIGHT AND STATE STREET AS A MINOR ARTERIAL. 6. RECLASSIFY S. CALHOUN PLACE AS A COLLECTOR. 7. CLASSIFY FOOTHILL RD. AND NEW HOPE RD. WEST FROM CANADA RD. AS A MINOR ARTERIAL. 8. PEDESTRIAN CROSSING SIGNAL LOCATIONS TO BE DETERMINED ALONG STATE STREET CORRIDOR. 9. PROVIDE FOR FUTURE PARK & RIDE (VRT) LOCATIONS AT HWY 44 & 20/26. 10. UNDERPASS APPROVED BY STAR CITY COUNCIL ON 12-15-20 PROPOSED RIGHT IN / RIGHT OUT FULL ACCESS STAR CITY LIMITS EXISTING SIGNAL LIGHT CONCEPTUAL ALIGNMENT PROPOSED FUTURE ROAD CLASSIFICATION TBD EXISTING COLLECTOR CONCEPTUAL ALIGNMENT PROPOSED FUTURE ARTERIAL EXISTING STATE HIGHWAY CONCEPTUAL ALIGNMENT PROPOSED FUTURE COLLECTOR EXISTING ARTERIAL ITD APPROVED FUTURE SIGNAL LIGHT REVISED ON 10-5-21 1 ROUND ABOUT 1 1 1 1 1 1 1 1 1 1 1 1 1 ---PAGE BREAK--- ORDINANCE NO. 341 (RIVERMOOR SUBDIVISION ANNEXATION) AN ORDINANCE ANNEXING TO THE CITY OF STAR CERTAIN REAL PROPERTY LOCATED IN THE UNINCORPORATED AREA OF ADA COUNTY, IDAHO; MORE SPECIFICALLY LOCATED AT 7290 N. STONEBRIAR LANE, ADA COUNTY PARCELS S0416347100, S0421212600 & S0421234110, IN STAR, IDAHO AND CONTIGUOUS TO THE CITY OF STAR; THE PROPERTIES ARE OWNED BY RAMA GROUP, LLC, BOBAK FAMILY TRUST, AND EDMONDS GROVES LAND HOLDINGS, INC.; ESTABLISHING THE ZONING CLASSIFICATION OF THE ANNEXED PROPERTY AS RESIDENTIAL WITH A DEVELOPMENT AGREEMENT (R-2-DA) OF APPROXIMATELY 144.26 ACRES; DIRECTING THAT CERTIFIED COPIES OF THIS ORDINANCE BE FILED AS PROVIDED BY LAW; PROVIDING FOR RELATED MATTERS; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City of Star, Ada and Canyon County, Idaho (“the City”), is a municipal corporation organized and operating under the laws of the State of Idaho and is authorized to annex and to incorporate within the boundaries of the City contiguous real property in the manner provided by Section 50-222, Idaho Code; and WHEREAS, pursuant to Section 67-6524, Idaho Code, the City of Star has adopted the Unified Development Code Ordinance, the same being Ordinance No. 303, adopted on March 3, 2020 and subsequently amended; and WHEREAS, the owner(s) of the real property situated in the unincorporated areas of Ada County and particularly described in Section 2 of this Ordinance have requested, in writing, annexation of said real property to the City of Star; and WHEREAS, the Mayor and Council, held a public hearing on July 20, 2021 on the proposed annexation and zoning of the property described in Section 2 below, as required by Section 67-6525, Idaho Code, and determined that the requested annexation should be granted and that the annexed property should be zoned Residential with a Development Agreement (R-2-DA) pursuant to the Unified Development Code of the City of Star. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF STAR, IDAHO, as follows: Section 1: The Mayor and Council of the City of Star, Idaho, hereby find and declare that the real property described in Section 2 of this Ordinance is contiguous to the City, that said property can be reasonably assumed to be used for orderly development of the City, that the owner(s) of said property have requested, in writing, annexation of said property by the City, and that the requirements of Section 50-222, Idaho Code, for annexation of said property, have been satisfied. Section 2: The real property, described in the attached “Exhibit including adjacent right of way, situated in Ada County, Idaho, is hereby annexed into the City of Star. From and ---PAGE BREAK--- after the effective date of this Ordinance, the residents and other occupants and property owners within such area shall enjoy all the rights and responsibilities and shall be subject to all ordinances, resolutions, police regulations, taxation and other powers of the City of Star as their fellow residents, occupants, and owners within the City of Star. Section 3: The zoning land use classification of the land described in Section 2 above, is hereby established as Residential with a Development Agreement (R-2-DA), as provided by the Unified Development Code of the City of Star. The Zoning Map of the City is hereby amended to include the real property described in Section 2 above in the Residential with a Development Agreement (R-2-DA) land use classification. Section 4: The City Clerk is hereby directed to file, within ten (10) days of passage and approval of this Ordinance, a certified copy of this Ordinance with the offices of the Auditor, Treasurer, and Assessor of Ada County, Idaho, and with the State Tax Commission, Boise, Idaho, as required by Section 50-223, Idaho Code, and to comply with the provisions of Section 63-215, Idaho Code, with regard to the preparation and filing of a map and legal description of the real property annexed by this Ordinance. Section 5: This Ordinance shall take effect and be in force from and after its passage, approval, and publication as required by law. In lieu of publication of the entire Ordinance, a summary thereof in compliance with Section 50-901A, Idaho Code maybe be published. DATED this day of 2021. CITY OF STAR Ada and Canyon County, Idaho BY: ATTEST: Trevor A. Chadwick, Mayor Jacob M. Qualls, City Clerk ---PAGE BREAK--- EXHIBIT A ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- DEVELOPMENT AGREEMENT RIVERMOOR SUBDIVISION This Development Agreement ("Agreement") is entered into by and between the City of Star, a municipal corporation in the State of Idaho, hereinafter referred to as "City", and RAMA Group, LLC, Bobak Family Trust, and Edmonds Groves Lane Holdings, Inc., hereinafter referred to as "Owners". WHEREAS, Owners owns parcels of land of approximately 130.51 acres (144.26 acres as annexed) in size, currently located within Ada County, zoned RUT and more particularly described in Exhibit A of Ordinance 341, which is attached hereto and incorporated by reference herein (the "Property"); WHEREAS, Owners has requested that the Property be annexed into the City and developed in accordance with the applicable ordinances and regulations of the City and this Agreement; WHEREAS, the City, pursuant to Section 67-6511A, Idaho Code, and Star City Code at Title 8, Chapter 1, has the authority to enter into a development agreement for the purpose of allowing, by agreement, a specific development to proceed in a specific area and for a specific purpose or use which is appropriate in the area, but for which all allowed uses for the requested zoning may not be appropriate; WHEREAS, the City has authority to enter into development agreements to condition annexations and re-zones; WHEREAS, Owners desires to be assured that it may proceed with allowing its Property to be rezoned in accordance with this Agreement; WHEREAS, the parties agree to the zoning designations for various parcels within the Property to be rezoned in accordance with this Agreement; WHEREAS, Owner filed with the City of Star, a Request for Annexation and Rezone of the Property and Zoning of R-2-DA, as File No. AZ-21-06, so that the City can review all the applications affecting the use and development of the Property in an integrated manner consistent with the City's Comprehensive Plan and Land Use Ordinances; WHEREAS, the intent of this Agreement is to protect the rights of Owner’s use and enjoyment of the Property while at the same time mitigating any adverse impacts of the development upon neighboring properties and the existing community and ensuring the Property is developed in a manner consistent with City Ordinances; THEREFORE, the City and Owner, for and in consideration of the mutual covenants, duties and obligations herein set forth, hereby agree as follows: Section 1. Legal Authority. This Agreement is made pursuant to and in accordance with the provisions of Idaho Code Section 67-6511A and Star City Code, Title 8, Chapter 1. ---PAGE BREAK--- Section 2. Development/Uses/Standards. 2.1 Development Acreage and Uses Permitted. As to the Parcel shown on Exhibit A, Owner is allowed to develop approximately 130.51 acres as follows: • Zoning Classification: The zoning classification shall be a R-2-DA. • The Owner shall comply with all city ordinances relating to the property except as otherwise provided herein. 2.2 Site Design. The Preliminary Plat/Concept Plan, as set forth in Exhibit B, is hereby approved. 2.3 Home Designs. The elevations illustrated in Exhibits C thru F are examples of building types requested by the applicant. 2.4 Uses. The development is hereby approved for a maximum of 252 single-family residential lots. 2.5 Setbacks. The development shall follow the setbacks required in the R-2 zoning district for the Residential Uses except as follows, as approved by Council*: • Side Yard Setbacks within the development to be 5 feet per story, except for Lots 19-31, Block 1, which will have 10-foot setbacks. • Front Yard Setbacks to be 15’ to the living area, 20’ to the garage measured from the edge of the driveway. • Rear Yard Setbacks on Lots 19-31 to be 50 feet. *Lot numbers based on approved Preliminary Plat 2.6 Additional Requirements: • Lots 8, and 10-13, Block 6, as they appear on the approved preliminary plat, shall be limited to one-story homes. • Subdivision approved for Private Streets with a Privacy Gate. • Single-Story Homes only on Lots 19-28, Block 1. • Community to comply with Dark Sky Ordinance for all lighting. • All ponds in the subdivision shall be prohibited from any motorized vehicles. • Gravel extraction to create the ponds shall be limited to a maximum of 2 years. • Lot 1, Block 1 will have a new, undulating berm installed at 6’-8’ in height and will be incorporated into and matching the existing Stonebriar berms and landscaping located on the western boundary of the subdivision. Applicant shall coordinate with Staff regarding locations and heights of berms. All ---PAGE BREAK--- landscaping maintenance shall be the responsibility of the Rivermoor HOA. Stonebriar HOA to provide access for maintenance. • Fencing shall include open rail fencing adjacent to internal open space, solid fencing between shared residential lots within Rivermoor, a six foot high solid fence adjacent to Stonebriar Subdivision Lots 22-31, and a six foot high wrought iron/open style fence located at the eastern toe of the berm along Lot 1, Block 1. Fencing shall be coordinate with Staff for location and style. • Access to Stonebriar Subdivision from Rivermoor will be limited to one emergency access with no other vehicle, pedestrian or animal access. Developer shall install an emergency gate that limits non-emergency vehicle, pedestrian and animal access and shall coordinate type with Staff and the Fire District. • Other than the new emergency only access, the Developer shall abandon all existing pedestrian and vehicular easements and adjust eastern property line along Stonebriar Lane. • Provide streetlight at the entrance to the subdivision off Joplin Road. • Meet ACHD final report requirements as approved by the District. 2.7 Proportionate Share Agreement for ITD Improvements. Developer has agreed to participate in the costs of construction or improvements to the portions of the State Highway System within the City of Star and/or City of Star Area of City Impact. The Developer will pay the $294,168.00 traffic mitigation fee determined, or as may be revised, by the Idaho Transportation Department as follows: the Developer will pay the City $1,167.33 per buildable lot within each phase prior to signature on the final plat for the applicable phase. The City will allocate the funds to roadway improvements in the vicinity of the project. The Developer shall pay this amount (unless otherwise revised by ITD) directly to the City of Star. The City will maintain this contribution in a specific Development Contributions account, to be distributed to ITD when requested for use with a specific Idaho Transportation Improvement Plan (ITIP) project within the City of Star Area of City Impact or City Limits in accordance with the terms of the Intergovernmental Agreement between the Idaho Transportation Department and the City of Star dated April 22, 2020. 2.8 Changes and Modifications. No change in the use or restrictions specified in this Agreement shall be allowed or changed without modification of this Agreement pursuant to the requirements of the Star City Ordinances. In the event Owner changes or expands the use permitted by this Agreement or fail to comply with the restrictions without formal modification of this Agreement as allowed by the Star City Ordinances, Owner shall be in default of this Agreement. 2.9 Conditions, Bonding for Completion. All of the conditions set forth herein shall be complied with or shall be bonded for completion by Owner before an Occupancy permit will be granted. Failure to comply with the Star City Ordinances or the terms of this Agreement shall result in a default of this Agreement by Owner. Owner may be allowed to ---PAGE BREAK--- bond for certain conditions at one hundred and fifty percent (150%) of the estimated cost of completion pursuant to Star City Ordinances. Section 3. Affidavit/Permission of Property Owner. Owner shall provide an affidavit or notarized signature agreeing to submit the Property to this Development Agreement and to the provisions set forth in Idaho Code section 67-6511A and Star Zoning Ordinance and such affidavit is incorporated herein by reference. Section 4. Default. The failure of Owner, its heirs or assigns or subsequent owners of the Property or any other person acquiring an interest in the Property, to faithfully comply with any of the terms and conditions of this Agreement shall be deemed a default herein. This Agreement may be modified or terminated by the Star City Council as set forth in the Star City Ordinances. In the event this Agreement is modified, Owner shall comply with the amended terms. Failure to comply with the amended terms shall result in default. In the event the City Council, after compliance with the requirements of the Star City Ordinances, determines that this Agreement shall be terminated, the zoning of the Property or portion thereof that has not been developed in accordance with this Agreement shall revert to its prior, or similar zoning designation. All uses of such property, which are not consistent with the prior zoning designation, shall cease. A waiver by the City of Star for any default by Owner of any one or more of the covenants or conditions hereof shall apply solely to the breach and breaches waived and shall not bar any other rights or remedies of the City or apply to any subsequent breach of any such or other covenants and conditions. Owner, by entering into this Agreement, do hereby consent to a reversion of the subject property to its prior, or similar zoning designation in the event there is a default in the terms and/or conditions of this Agreement. Section 5. Unenforceable Provisions. If any term, provision, commitment or restriction of this Agreement or the application thereof to any party or circumstances shall, to any extent, be held invalid or unenforceable, the remainder of the instrument shall remain in full force and effect. Section 6. Assignment and Transfer. After its execution, this Agreement shall be recorded in the office of the County Recorder. Each commitment and restriction on the development subject to this Agreement, shall be a burden on the Property, shall be appurtenant to and for the benefit of the Property and shall run with the land. This Agreement shall be binding on the City and Owner, and their respective heirs, administrators, executors, agents, legal representatives, successors and assigns: provided, however, that if all or any portion of the Property is divided, each owner of a legal lot shall only be responsible for duties and obligations associated with an owner's parcel and shall not be responsible for duties and obligations or defaults as to other parcels of lots within the Property. The new owner of the Property or any portion thereof (including, without limitation, any owner who acquires its interest by foreclosure, trustee's sale or otherwise) shall be liable for all commitments and other obligations arising under this Agreement with respect only to such owner's lot or parcel. ---PAGE BREAK--- Section 7. General Matters. 7.1 Amendments. Any alteration or change to this Agreement shall be made only after complying with the notice and hearing provisions of Idaho Code Section 67- 6509, as required by Star City Code. 7.2 Paragraph Headings. This Agreement shall be construed according to its fair meaning and as if prepared by both parties hereto. Titles and captions are for convenience only and shall not constitute a portion of this Agreement. As used in this Agreement, masculine, feminine or neuter gender and the singular or plural number shall each be deemed to include the others wherever and whenever the context so dictates. 7.3 Choice of Law. This Agreement shall be construed in accordance with the laws of the State of Idaho in effect at the time of the execution of this Agreement. Any action brought in connection with this Agreement shall be brought in a court of competent jurisdiction located in Ada County, Idaho. 7.4 Notices. Any notice which a party may desire to give to another party must be in writing and may be given by personal delivery, by mailing the same by registered or certified mail, return receipt requested postage prepaid, or by Federal Express or other reputable overnight delivery service, to the party to whom the notice is directed at the address of such party set forth below. Star: City of Star Attn: City Clerk P.O. Box 130 Star, ID 83669 Owner(s): RAMA Group, LLC Kevin Amar, Manager 1580 W. Cayuse Creek Drive Meridian, Idaho 83646 Bobak Family Trust Lisa Anne Bobak Trustee 736 Puerto Real Court Las Vegas, Nevada 89138-4602 Edmond Groves Land Holdings, Inc. Richard C. Groves, President 6223 N. Discovery Way Suite 100 Boise, Idaho 83713 ---PAGE BREAK--- 7.5 Effective Date. This Agreement shall be effective after delivery to each of the parties hereto of a fully executed copy of this Agreement. 7.6 Attorney Fees. Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney fees as determined by a court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. IN WITNESS WHEREOF, the parties have hereunto caused this Agreement to be executed on the day and year set forth below. Dated this day 2021. Trevor A. Chadwick, Mayor ATTEST: Jacob M. Qualls, City Clerk ---PAGE BREAK--- OWNER: RAMA Group, LLC Kevin Amar, Manager STATE OF IDAHO ) ) ss. County of Ada ) On this day of 2021, before me the undersigned, a Notary Public in and for said state, personally appeared Kevin Amar, known or identified to me to be the person who subscribed his name to the foregoing instrument, and acknowledged to me that he executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and seal, the day and year in this certificate first above written. Notary Public for Idaho Residing at: My Commission Expires: ---PAGE BREAK--- OWNER: Bobak Family Trust Lisa Anne Bobak Trustee STATE OF NEVADA) ) ss. County of Clark ) On this day of 2021, before me the undersigned, a Notary Public in and for said state, personally appeared Lisa Anne Bobak, Trustee of the Bobak Family Trust known or identified to me to be the person who subscribed her name to the foregoing instrument and acknowledged to me that he executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and seal, the day and year in this certificate first above written. Notary Public for Nevada Residing at: My Commission Expires: ---PAGE BREAK--- OWNER: Edmonds Groves Land Holdings, Inc. Richard C. Groves, President STATE OF IDAHO ) ) ss. County of Ada ) On this day of 2021, before me the undersigned, a Notary Public in and for said state, personally appeared Richard C. Groves, known or identified to me to be the person who subscribed his name to the foregoing instrument, and acknowledged to me that they executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and seal, the day and year in this certificate first above written. Notary Public for Idaho Residing at: My Commission Expires: ---PAGE BREAK--- DEVELOPMENT FEATURES ACREAGE TOTAL PARCEL - 130.51 ACRES TOTAL LOTS - 274 TOTAL DWELLING UNITS - 251 BUILDABLE LOTS - SF RESIDENTIAL - 252 COMMON LOTS - 22 DENSITY DU/ACRE - 1.92 MINIMUM LOT SIZE: 7,300 sf AVERAGE LOT SIZE: XXXX sf OPEN SPACE REQUIRED: 15% TOTAL OPEN SPACE PROVIDED: 53.76 ac - 41% ZONING EXISTING - RUT PROPOSED - R-2 SEWAGE DISPOSAL STAR SEWER AND WATER DISTRICT WATER SUPPLY STAR SEWER AND WATER DISTRICT CITY STAR CITY SCHOOL DISTRICT WEST ADA FIRE DISTRICT STAR IRRIGATION DISTRICT EUREKA WATER CO OWNERS RAMA GROUP, LLC 1580W. CAYCUSE CREEK DR MERIDIAN, ID 83646 BOBAK FAMILY TRUST 736 PUERTO REAL CT LAS VEGAS NV 89138 DEVELOPER KEVIN AMAR BILTMORE COMPANY 9416 CAYUSE CREEK MERIDIAN ID 83646 ENGINEER DAVID A. BAILEY, P.E. BAILEY ENGINEERING, INC. 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 [PHONE REDACTED] PLANNER/CONTACT KENT BROWN PLANNING SERVICES 3161 SPRINGWOOD DR MERIDIAN, ID 83642 [PHONE REDACTED] L Y E I A B A. D I V A D P R O F E S S I O E N G I N E E R N A L R E G I S T E R E D S T A T E O F I D A H O 8 2 72 NOT FOR CONSTRUCTION TEL [PHONE REDACTED] www.baileyengineers.com 4242 N. BROOKSIDE LANE BOISE, ID 83714 CIVIL ENGINEERINGIPLANNINGICADD ailey Engineering, Inc. EXHIBIT B ---PAGE BREAK--- RIVERMOOR SUBDIVISION____ Exhibit C – 2 Story Home Elevations ---PAGE BREAK--- RIVERMOOR SUBDIVISION____ Exhibit D – 2 Story Home Elevations ---PAGE BREAK--- RIVERMOOR SUBDIVISION____ Exhibit E – 2 Story Home Elevations ---PAGE BREAK--- RIVERMOOR SUBDIVISION____ Exhibit F – Single Story Home Elevations