Document Star_doc_1f74c41826

NOTICE OF STAR CITY COUNCIL MEETING Star City Hall February 4, 2020 7:00 pm AGENDA 1. CALL TO ORDER (Welcome/Pledge of Allegiance) 2. ROLL CALL 3. APPROVAL OF AGENDA (Approval of Agenda as it stands/Amend Agenda) Action Item 4. CONSENT AGENDA Action Items *All matters listed within the Consent Agenda have been distributed to each member of the Star City Council for reading and study, they are considered to be routine, and will be enacted by one motion of the Consent Agenda or placed on the Regular Agenda by request. A. Claims Against the City for January 2020 B. Final Plat Approval for Greendale Subdivision, Phases 1 & 2 5. PRESENTATIONS/COMMITTEE REPORTS A. Hardin Sanitation Presentation B. Public Input C. Committee Reports 6. OLD/NEW BUSINESS Action Items A. Public Hearing: Rezone of 10474 & 10580 W. State Street B. Public Hearing: Annexation/Zoning/Preliminary Plat & Planned Unit Development of the Rosti Property (1460 N. Pollard Lane) 7. REPORTS 8. ADJOURNMENT Action Item ---PAGE BREAK--- 4:02 PM 01t28t20 A&BLock&Key TotalA&BLock&Key Ada City-County Emergency Mgmt. Total Ada City-County Emergency Mgmt. Ada County Highway District Total Ada County Highway District Ada County Landfill Total Ada County Landfill Ada County Prosecutors Office Total Ada County Prosecutors Office Ada County Sheriffs Office Total Ada County Sheriff's Office Aerial Rental Total Aerial Rental Business US, lnc. Total Business US. lnc. American Planning Association Total American Planning Association Association of ldaho Cities Total Association of ldaho Cities Austin Likes Total Austin Likes Blue Cross of ldaho Total Blue Cross of ldaho City of Star Unpaid Bills Detail As of January 28,2020 Type sptit Bill 419.61 . Maintenance & Repair - Building 419.48 . Professional Dues 419.54 .ACHD lmpact Fee 419.60 . Maintenance & Rep 416.00 , Legal 450.50 Police 418.20 'Civic Promotion & Dev-fund rais 419.51 .Telephone 419.48 . Professional Dues 419.48 . Professional Dues 432.16 .Referees Bilt Biil Biil Biil Biil Bilt BiII Biil Biil Open Balance - 63.00 63.00 850.50 850.50 66,003.00 66,003.00 ,20 An 239.50 2,500.00 2,500.00 B5,525.00 85,525.00 425.00 425.00 588.80 - 588.80 529.00 529.00 3,976.00 3,976.00 210.00 210.00 10,013.60 Biil 415.25 .Health lns 10,013.60 Page 1 of 6 Biil ---PAGE BREAK--- 4:02 PM 01t28t20 Boise Valley Economic Partnership Total Boise Valley Economic Partnership BuyWyz Total BuyWyz Calyx-Weaver & Associates Total Calyx-Weaver & Associates Century Link Total Century Link Christopher Yorgason Total Chrisiopher Yorgason Community Planning Association Total Communiiy Planning Association Computer Associates Total Computer Associates Connie Krebs Total Connie Krebs Dana Partridge Total Dana Partridge Dave Szplett Total Dave Szplett Desiree Lopez Total Desiree Lopez DMH, Enterprises Total DMH, Enterprises City of Star Unpaid Bills Detail As of January 28,2020 Type sptit 419.48 . Professional Dues 419.31 Supplies 438.21 . Plans 419.51 Telephone 416.00 Legal 419.48 . Professional Dues 41 9.42 . Professional Services 432.10 419.42 . Professional Services 419.42 . Professional Services 432.10 . Bilt Biil BiI Biil Biil Bitl Biil BiII Biil Open Balance - 1,000.00 'I ,000.00 872.29 872.29 742.50 742.50 180.33 180.33 3,400.00 3,400.00 1,210.75 1,210.75 1,475,00 48.00 48.00 2,092.50 2,092.50 960.00 960.00 152.00 152.00 7,376.32 Bitl 424.50 . Plumbing lnspector 7,376.32 Page 2 of 6 Biil ---PAGE BREAK--- 4:02 PM 01t28t20 ECI Contractors Total ECI Contractors Express Employment Professionals Total Express Employment Professionals First lnterstate Bank Total First lnterstate Bank GovOffice Total GovOffice ldaho Correctional lndustries Total ldaho Correctional lndustries ldaho Materials & Construction Total ldaho Materials & Construction ldaho Nursery Association Total ldaho Nursery Association ldaho Power - IDACORP Total ldaho Power - IDACORP ldaho Statesman Total ldaho Statesman lntermountain Gas Company Total Intermountain Gas Company lnternatlonal Code Council Total lnternational Code Council Keller Associates Total Keller Associates City of Star Unpaid Bills Detail As of January 28,2020 Iyp" split Bill 424.40 Electrical lnspector 415.14.Hourly-Temp 419.60 Maint & Rpr - 419.31 Suppties 419.44 .Subscriptions & Fees 419.31 . Supplies 419.60 . Maintenance & Rep 419.49 Training 419.52 . Utilities 419.46 .Advertisement & Publ 419.52 Utilities 419.48 . Professional Dues Biil BiII Biil Bilt BiI Biil BiI Biil Open Balance - 6,461 ,27 6,461 .27 2,671,50 2,671 .50 552 24 4,705.00 4,705.00 555.00 555.00 61 .54 61 .54 175.00 175.00 1,876.23 1,876.23 628.57 628.57 529.04 529.04 135.00 135.00 6,276.25 BiI 41 9.42 - Professional Services 6,276.25 Page 3 of 6 BiI Bitl ---PAGE BREAK--- 4:02 PM 01128t20 Kim lngraham Total Kim lngraham Life Springs Church Total Life Springs Church Matthew Bender Total Matthew Bender Mountain Alarm Total Mountain Alarm Niki Dean Total Niki Dean Pioneer Ditch Company Total Pioneer Ditch Company Republic Services Total Republic Services RlMl lnc. Total RlMl lnc, ServPro Total ServPro Silver Creek Total Silver Creek Southern Computer Warehouse Total Southern Computer Warehouse Sparklight Total Sparklight City of Star Unpaid Bills Detail As of January 28,2020 TYPe Biil Split 432.22 P romotional Materials 418.20 .Civic Promotion & Dev-fund rais 419.32 . Resource Material 419.61 Maintenance & Repair - Building 432.10 . 419.52 . Utilities 419.52 . Utilities 424.60' Mechanical lnspector 419.69 . Miscellaneous 419.53 Signs 47 0.7 4 . Capital Expenditure-equip Open Balance - 55.00 55.00 200.00 200.00 51 .44 51 .44 65.00 65.00 190.00 251 ,16 251 .16 534.08 534.08 6,925.'1 I 6,925.1 I 2,712.53 2,712.53 423.85 423.85 6,671.49 6,671,49 253.32 253.32 Biil Biil Biil Bitl Biil BiI Biil Bilt Biil 419.51 Telephone Page 4 of 6 Biil 190.00 Biil ---PAGE BREAK--- 4:02 PM 01128t20 Star Fire Department Total Star Fire Department Star Merc Total Star Merc Star Sewer District Total Star Sewer District Star Storage Total Star Storage Star Vet Clinic Total Star Vet Clinic Star Wellness lncentive Total Star Wellness lncentive Sterling Codifiers, lnc. Total Sterling Codifiers, lnc. Terminex Total Terminex Treasure Valley Coffee Total Treasure Valley Coffee Treasure Valley Partnership Total Treasure Valley Partnership Trophy House Pros Total Trophy House Pros United Heritage Total United Heritage City of Star Biil Biil Biil Bitl Bitl Bitl Biil Bilt Biil Open Balance - 19,796.00 - 19,796.00 54.38 54.38 80.00 80.00 'l ,400.00 50.00 50.00 2,306,00 2,306.00 112.00 112.00 153.45 153.45 872.00 872.00 29.95 29.95 81 .29 Unpaid Bills Detail As of January 28,2020 Tvpg split Bill 419.56 Star Fire lmpact Fees 419.60 . Maintenance & Rep 419.52 Utilities 432.14 .Equipment 440.00 . Animal Control 432.22 . Promotional Materials 419.32 ' Resource Material 419.6'1 . Maintenance & Repair - Building 419.31 Supplies 419.48 . Professional Dues 419.31 'Supplies BiI 217.06 . Health lnsurance 81 .29 Page 5 of 6 Bilt 59.76 - 59.76 ---PAGE BREAK--- 4:02 PM 01128t20 Valley Co-op Total Valley Co-op Valley Regional Transit Total Valley Regional Transit Vanguard Cleaning Total Vanguard Cleaning Verizon Total Verizon Whitman & Assoc. lnc. Total & Assoc. lnc. Xerox Total Xerox City of Star Unpaid Bills Detail As ofJanuary 28,2020 Type sptit 419.60 . Maintenance & Repair 419.48 . Professional Dues 419.61 Maintenance & Repair - Building 419.51 Telephone 424.20' Building lnspector 419.48 . Professional Dues Biil Biil Biil BiI Bitl Biil 566.1 0 566.1 0 4,727.00 4,727.00 450.00 450.00 146.53 146.53 24,994.15 24,994.15 40.61 - 40.6'l 288,759.77 Page 6 of 6 ---PAGE BREAK--- File # FP-20-01 & FP-20-03 Page 1 Greendale Subdivision Final Plat – Phase I & II CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, City Planner MEETING DATE: February 4, 2020 FILE(S) FP-20-01, FP-20-03 Final Plat, Greendale Subdivision Phase I & II REQUEST Applicant requests approval of the Greendale Subdivision Final Plat, Phase I & II. The subject property is generally located at the southwest corner of N. Wing Road and W. Beacon Light Road in Star, Idaho. Ada County Parcel Number is S0405212425. APPLCIANT/REPRESENTATIVE: OWNER: Becky McKay, Engineering Solutions Greendale Grove Properties, LLC 1029 N. Rosario Street Suite 100 701 S. Allen Street Suite 104 Meridian, Idaho 83642 Meridian, Idaho 83642 PROPERTY INFORMATION Land Use Designation - Residential R-3 Phase I Phase II Acres - 7.77 acres 4.4 acres Residential Lots - 30 18 Common Lots - 5 2 HISTORY June 4, 2020 Council approved applications for Annexation and Zoning (AZ-18-13) and Preliminary Plat (PP-18-18) for Greendale Subdivision. The preliminary plat was approved for 112 residential lots and 9 common lots. GENERAL DISCUSSION The Final Plat layouts for Phase I & II complies with the approved Preliminary Plat. ---PAGE BREAK--- File # FP-20-01 & FP-20-03 Page 2 Greendale Subdivision Final Plat – Phase I & II Staff Reviewed Comments from the Preliminary Plat Approval/Findings of Fact: Lot sizes as listed on the preliminary plat range in size from the smallest at 6,500 sq. feet with an average lot size of 15,809 sq. feet. The subdivision is proposed to develop in four phases. The Applicant has provided a variety of lot widths and depths for several different housing plans and types. Common/open space consists of a 2.8 acre central common area consisting of playground equipment and pathways. The UDC requires common/open space to meet or exceed 5% of the gross land area. Amenities for this subdivision include: (One amenity is required per 20 acres.) o Playground Equipment o Pathways Connecting Streets with Common Areas (Bike and Ped circulation) As part of the landscape plan provided to the City, landscaping is depicted in the open space areas and along the exterior roadways within common area lots, with street trees being proposed within the front yards of the residential lots. The proposed street tree locations are consistent with the UDC, Chapter 4, Section B-7 C-3 Street Trees, requiring a minimum density of one tree per thirty-five (35) linear feet. There are several points of ingress/egress shown on the preliminary plat, including access to N. Wing Road and a new alignment of W. Beacon Light Road. N. Wing Road and W. Beacon Light Roads south and east of the realigned Beacon Light Road are considered local streets. The plat also indicates two stub streets to the adjacent property to the north. The subdivision received Council approval for waivers of maximum block as specified in the approved preliminary plats. No special setbacks were requested with this application. Staff analysis of Final Plat Submittal: Lot Layout – The gross density of Phase I phase is 3.86 du/acre, with lots ranging in size from 6,780 square feet to 11,625 square feet. Phase II has a gross density of 4.09 du/acre, with lot sizes ranging from 6,780 square feet to 9,473 square feet. Common/Open Space and Amenities – It appears that no amenities are included in the these first two phases of the development. The submitted landscape plan meets the standards of the current zoning ordinance, including street trees. The applicant shall use “Tree Selection Guide for Streets and Landscapes throughout Idaho”, as adopted by the Unified Development Code. ---PAGE BREAK--- File # FP-20-01 & FP-20-03 Page 3 Greendale Subdivision Final Plat – Phase I & II Streetlights – Streetlight plan/design specifications have been submitted with the final plat application. The streetlight design meets the dark sky standards consistent with the intent of the City. Streetlights shall be consistent throughout the remaining phases of the subdivision. PUBLIC NOTIFICATIONS Notifications of this application were sent to agencies having jurisdiction on November 13, 2019 and December 16, 2019. December 30, 2019 Keller Associates Checklist and Approvals December 27, 2019 DEQ Standard Reply Nov 19 & Dec 19, 2019 Central District Health Standard Reply Nov 25 & Dec 18, 2019 Star Fire District Approval with Conditions January 17, 2020 ITD No objections FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve this Final Plat, the Unified Development Code requires that Council must find the following: A. The Plat is in conformance with the Comprehensive Plan. The Council finds that this subdivision upon Preliminary Plat approval was in conformance with the Comprehensive Plan; no changes have been made to change this status. B. Public services are available or can be made available and are adequate to accommodate the proposed development. Staff finds that all public services are available and able to accommodate this development. C. There is public financial capability of supporting services for the proposed development. Staff knows of no financial hardship that would prevent services from being provided. D. The development will not be detrimental to the public health, safety or general welfare; and, Staff finds no facts to support that this subdivision phase will be detrimental to the public health, safety or general welfare. E. The development preserves significant natural, scenic or historic features. Staff finds that existing conditions have not substantially changed from the approved Preliminary Plat of this subdivision. ---PAGE BREAK--- File # FP-20-01 & FP-20-03 Page 4 Greendale Subdivision Final Plat – Phase I & II CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for Greendale Grove Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. The property associated with this approved Final Plat, in addition to the property of all future phases shall be satisfactorily weed abated at all times, preventing a public nuisance, per Star City Code Chapter 3, Section 3-1-1 through 3-1-7. 3. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 4. 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. 5. The approved Preliminary Plat shall comply with the City of Star Unified Development Code regarding landscaping, both internal buffers and frontages. (See Section 8-4 B Landscaping Requirements) 6. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 7. 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. 8. The subsequent Final Plats shall comply with and be in accordance with the current City of Star Code, with the exception of any waivers granted by Council. 9. Requested surety shall be required at 120% of the total estimated installed cost, as approved by the City Engineer or Administrator. The term of approval shall not exceed 180 days. (See Section 8-1 C-1 of the Unified Development Code for a list of eligible items.) 10. A letter from the US Postal Service shall be given to the City at Final Plat stating the subdivision is in compliance with the Postal Service. 11. 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. 12. A separate sign application is required for any subdivision sign. 13. As built plans for pressurized irrigation systems shall be submitted to the City of Star prior to signature of the final plat. 14. Applicant shall provide the City with two full size and two 11”x17” copy of the signed recorded final plat with all signatures, prior to any building permits being issued. 15. 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. 16. The mylar/final plat shall be signed by the owner, Surveyor, Central District Health, ACHD and City Engineer, prior to being delivered to the City of Star for City Clerk’s signature. 17. A copy of signed irrigation agreements shall be submitted to the City prior to signature of the final plat. 18. All common areas shall be maintained by the Homeowners Association. 19. 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 ---PAGE BREAK--- File # FP-20-01 & FP-20-03 Page 5 Greendale Subdivision Final Plat – Phase I & II 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. 20. A copy of the recorded CC&R’s shall be submitted to the City of Star prior to any building permits being issued. 21. Prior to signature of the final plat, a signed Irrigation District Agreement with the Irrigation Districts shall be provided to the City of Star. This requirement shall be with each subsequent Final Plat application. 22. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council approved File # FP-20-01/FP-20-03 Greendale Subdivision, Final Plat, Phase I & II on 2020. ---PAGE BREAK--- SITE VICIN VICINITY MAP LLP S E OLUTIONS NGINEERING ---PAGE BREAK--- GREENDALE SUBDIVISION NO. 1 LLP S ENGINEERING OLUTIONS ---PAGE BREAK--- GREENDALE SUBDIVISION NO. 1 LLP S ENGINEERING OLUTIONS ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ---PAGE BREAK--- GREENDALE SUBDIVISION NO. 1 LLP S ENGINEERING OLUTIONS ---PAGE BREAK--- #1 SITE VICIN VICINITY MAP LLP S E OLUTIONS NGINEERING ---PAGE BREAK--- GREENDALE SUBDIVISION NO. 2 LLP S ENGINEERING OLUTIONS ---PAGE BREAK--- GREENDALE SUBDIVISION NO. 2 LLP S ENGINEERING OLUTIONS ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ” ---PAGE BREAK--- GREENDALE SUBDIVISION NO. 2 LLP S ENGINEERING OLUTIONS ---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--- U22120 Mayor'l'revor Chadwick and Star City Council Members Star City IJall 10769 W State Street Star, ID 83669 Mike Doyle Llardin Sanitation 1 854 E Lanark St. Mcridian, ID 83642 lle: Waste and llecycling Scrvices proposal from Hardin Sanitation for the City of Star I)ear Mayor Chadwick and Star City Council 'l'hank you fbr your time and allowing us to introducc ourselves. We look forward to convcying our commitment to the needs of the Cities and Counties we serve. Ilardin Sanitation has been providing waste and recyoling services to Idaho since 1955. We currently provide services in Payettc, Canyon, Washington, and Ada Counties. Our office and operations are located in Meridian. We also havc sister companies which service most of Idaho, including the Citics of lwin f'alls, Idaho Iralls, and McCall. Our parent company, Waste Connections, is the third largest solid wastc collection company in the United States, employing over 16,000 people. We are seeking an opportunity to provide a proposal for waste and recycling serviccs in Star. As we will present, both thc ItltP process for solid waste can bc simplc, and thc transition timeline rcadily achievable. Most of all wc belicvc the compctitivc proccss will provc beneficial to the City Council and residents of Star. 'fhank you again for your timc and we look forward to getting to know you better as wcll. Sincercly, Mike Doyle Llardin Sanitation District Manager Michael.do),[EMAIL REDACTED] www. hardinsanitati on. com ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, City Planner MEETING DATE: February 4, 2020 – PUBLIC HEARING FILE(S) RZ-20-02 Rezone 10474 & 10580 W. STATE STREET APPLICANT/REPRESENTATIVE/OWNER Applicant/Representative: Jeremy Telford Arete Investments Group, LLC 2048 W. Astonte Street Meridian, ID 83646 Owner: Arete Investments Group, LLC 2048 W. Astonte Street Meridian, ID 83646 REQUEST Request: The Applicant is seeking approval of a Rezone from Limited Office (L-O) to Central Business District (CBD). The property is located at 10474 & 10580 W. State Street in Star and consists of a total of 1.94 acres. The applicant intends to build two buildings that will include uses on the property allowed within the CBD zone. PROPERTY INFORMATION Property Location: The subject property is generally located on the northwest corner of N. Taurus Way and W. State Street in Star, Idaho. Ada County Parcels - S0408347025 S0408347053 (.80) and S0408347028 S0408347077 ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 2 Surrounding Land Use/Designations: Zoning Designation Comp Plan Designation Land Use Existing Limited Office (L-O) Central Business District Vacant – Former Motel Site Proposed Central Business District (CBD) Central Business District Commercial, Office, Retail North of site Residential (R-4) Central Business District Residential Subdivision South of site Commercial (C-1-DA) Residential (R-4) Central Business District Vacant Residential Subdivision East of site Commercial (C-2) Central Business District Commercial – Point S Tire Center West of site Limited Office (L-O) Central Business District Commercial, Retail Current Development Standards for Central District (CBD): Dimensional Standards C-1 C-2 L-O CBD Front setback 0' 0' 20' 0' Rear setback 20' 20' 20' 0' Interior side setback 0' 0' 0' 0' Street side setback 20' 20' 20' 0' Maximum building height 35' Parking requirements See chapter 4, article C, "Off Street Parking And Loading Requirements", of this title Landscape requirements See chapter 4, article B, "Landscaping Requirements", of this title Existing Site Characteristics: The property previously contained the boarded-up motel. The property has recently been cleared of the structure and has been cleaned up. Access to the site is on W. State Street. There is an existing common lot owned by the Shooting Star Estates HOA that currently prevents any access to N. Taurus Way. Irrigation/Drainage District(s): Middleton Mill Ditch Co. Flood Zone: This property is outside of the flood zone. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas. ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 3  Fish Habitat – No known areas.  Mature Trees – No. All existing trees were damaged, in poor condition and were removed from the site recently  Riparian Vegetation – No known areas.  Steep Slopes – None.  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 November 26, 2019 Neighborhood Meeting Held December 16, 2019 Application Submitted & Fees Paid December 17, 2019 Residents within 300’ Notified December 23, 2019 Agencies Notified December 23, 2019 Legal Notice Published December 27, 2019 Property Posted January 16, 2020 HISTORY The property and structures have been vacant and in disrepair for many years. An existing dwelling was removed at the corner of Taurus and State sometime in the mid- 2000’s. CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: Section 8-3C-1 TABLE 8-3C-1(a) PURPOSE AND USE IN COMMERCIAL DISTRICTS District Allowed Uses Central business district (CBD) Small scale retail, public, quasi-public and adaptive reuse of residential structures ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 4 TABLE 8-3C-2(a) SCHEDULE OF USES IN THE COMMERCIAL DISTRICTS (CURRENT ZONING ORDINANCE) Use CBD C-1 C-2 L-O Accessory structure C4 C C C Adult business/adult entertainment1 N N N N Agriculture, forestry, fishing N N N N Airport N N N N Alley P P P P Animal care facility1 C P P P Artist studio1 P P P P Arts, entertainment, recreation facility1 C C C C Asphalt plant1 N N N N Auction facility N N P N Automated teller machine1,2 P P P P Automotive hobby1 N N N N Automotive mechanical/electrical repair and maintenance C P P N Bakery P P P N Bar/tavern/lounge/drinking establishment1 P P P C Barbershop/styling salon P P P P Bed and breakfast P P P N Beverage bottling plant N N N N Boarding house N N N N Brewery N N N N Brewpub C C P C Building material, garden equipment and supplies1 N C P C ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 5 Campground/RV park1 C C C N Cement or clay products manufacturing N N N N Cemetery1 N N N N Chemical manufacturing plant N N N N Church or place of religious worship1 N P P P Civic, social or fraternal organizations1 P P P P Concrete batch plant N N N N Condominium C C C N Conference/convention center P P P P Contractor's yard1 N N N N Convenience store P P P P Dairy farm N N N N Daycare center1 (more than 12) P C C P Daycare, family1 (6 or fewer) P P P P Daycare, group1 (7 - 12) P P P P Drive-through establishment/drive-up service window1 P P P C Drugstore P P P P Dwelling: Multi-family1 C N N N Secondary1 N N N N Single-family attached C N N N Single-family detached1 N N N N Townhouse N N N N Two-family duplex N N N N Educational institution, private1 C C C C ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 6 Educational institution, public1 C C C C Equipment rental, sales, and services1 C C P N Fabrication shop N N P N Farm N N N N Farmers' or Saturday market P P P N Feedlot N N N N Financial institution1 P P P P Fireworks stand3 C C C C Flammable substance storage N N N N Food products processing1 N C C N Food stand3 P C P C Gasoline station1,2 P P P P Gasoline station with convenience store1,2 P P P P Golf course1 N N N N Government office P P P P Greenhouse N N N N Greenhouse, commercial1 P P P N Guesthouse/granny flat1 N N N N Healthcare and social services P P P P Heliport N N N N Home occupation1 P N N N Hospital1 C C P P Hotel/motel1 P P P P Ice manufacturing plant N N N N Industry, information1 P C P P ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 7 Institution C C P N Junkyard1 N N N N Kennel N N C N Laboratory C C C C Laboratory, medical C N C C Lagoon N N N N Laundromat1,2 P P P P Laundry and dry clean P P P P Library P P P N Manufactured home1 N N N N Manufactured home park1 N N N N Manufacturing plant N N P N Meatpacking plant N N N N Medical clinic P P P P Mining (except accessory pit1) N N N N Mortuary N P P N Museum P P P P Nursery, garden center and farm supply1 C P P P Nursing or residential care facility1 N P C N Office security facility P P P P Parking lot/parking garage2 P P P P Parks, public and private2 P P P P Pawnshop P P P P Personal and professional services P P P P Photographic studio P P P P ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 8 Portable classroom/modular building C C C C Power plant N N N N Processing plant N N N N Professional offices P P P P Public infrastructure C C C C Public or quasi-public use P P P P Public utility, major1 N N C N Public utility, minor1 P P P P Public utility yard1 N N C N Recreational vehicle dump station1 P P P N Recycling center1 N C C C Research activities C P P P Restaurant P P P P Retail store/retail services P P P P Retirement home C N N N Salvage yard N N N N Sand and gravel yard N N N N Service building P P P N Shooting range2 N N N N Shopping center P P P P Solid waste transfer station N N N N Stable N N N N Storage facility, outdoor1 C C C C Storage facility, self-service1,2 N N C C Swimming pool, commercial/public P P P P ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 9 Swimming pool, private N N N N Television station C P P P Temporary living quarters1 N N N N Temporary use3 P P P C Terminal, freight or truck1 N N C N Tower N C C C Truck stop N N C N Turf farm N N N N Vehicle emission testing3 P P P C Vehicle impound yard1 N N N N Vehicle repair, major1 N C C C Vehicle repair, minor1 C C P N Vehicle sales or rental1 C C C N Vehicle washing facility1,2 C C C N Vehicle wrecking yard1 N N N N Veterinarian office P P P P Vineyard N N N N Warehouse and storage1 N N P P Wholesale sales N P P P Winery1 N N C N Wireless communication facility1 C C C N Yard sale P N N N Notes: 1. Indicates uses that are subject to chapter 5, "Specific Use Standards", of this title. 2. Indicates uses that are subject to section 8-4A-23, "Self-Service Uses", of this title. 3. Indicates uses that are subject to chapter 4, article D, "Temporary Use Requirements", of this ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 10 title. 4. See subsection 8-4A-3J of this title. (Ord. 215, 11-2-2011; amd. Ord. 223, 2-21-2012; Ord. 236, 7-15-2014; Ord. 252, 11-2-2015; Ord. 255, 4-19-2016) COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Central Business District The Central Business District is planned to be a vibrant downtown center for the community. Uses encouraged are commercial, retail, civic, private offices, and entertainment. High density housing is encouraged on the upper floors of mixed-use buildings and at the fringes of the land use designation. Developments in this district are to place an emphasis on pedestrian and bicycle access and compatibility. 8.4 Objectives: • Implement the Land Use Map and associated policies as the official guide for development. • 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. 8.5.5 Policies Related Mostly to the Central Business District Planning Areas: A. The CBD zoning district should allow for a mix of commercial, office, institutional, and civic type uses with specific provisions for residential use in appropriate locations with compatible densities. B. High density residential is suitable within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. 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. • 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. ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 11 • 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. • 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 REZONE & POTENTIAL LAND USES: This rezone is part of the applicant’s rehabilitation of this property along W. State Street that has been an eyesore for many years. The rezone from L-O to CBD will allow for the property zoning to be consistent with the recently adopted Comprehensive Plan and provide the applicant with the ability to market the property for commercial uses intended to be located within the Central Business District. At this time, the applicant states that an end user is not currently decided. The rezone will allow the property as much flexibility as possible for the applicant to attract those businesses. A concept plan has been submitted that shows how the property may develop with two restaurant uses. The applicant has stated to staff that he is working with the Shooting Star HOA to provide access to N. Taurus Way. It is not known at this time the status of that access. ADDITIONAL ITEMS FOR CONSIDERATION: Site Development Plan: Streetlights - Locations for decorative streetlights along State Street are not reflected on the conceptual site plan and will be required by the City as part of any development on the property. All future lighting, including streetlights and parking lot lighting will need to be reviewed by staff and will be required to meet all Dark sky lighting standards that may apply. Sidewalks - With the surrounding properties along State Street currently developing and the ability to provide safe pedestrian circulation to existing sidewalks through the Central Business District, staff will require sidewalks be completed as part of any future development. Fire -The Star Fire District has not provided a review of this rezone request. Any new use will be required to meet all requirements of the District regarding access and safety. ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 12 Land Uses – Specific land uses have not been proposed by the applicant as part of this application request. Future uses will need to be evaluated by staff , using the most current zoning ordinance, to determine if additional Council approval is necessary. This would be the case for any requested conditional uses in the CBD zone. Transportation: 1. The applicant has met with ITD regarding access onto State Street. As of the date of this report, Staff has not received a response to the application request from ITD. 2. Cross-access to adjacent properties to the west are not indicated on the conceptual site plan submitted by the applicant. The Council should consider whether access to the west is necessary. AGENCY RESPONSES Keller and Associates January 13, 2020 ACHD January 28, 2020 ITD Not Yet Received Star Fire District None Received PUBLIC RESPONSES No responses have been received from the public. ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 13 STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of this proposal as submitted and believes that approval of this application by the Council will meet the intent of the Comprehensive Plan by encouraging continued economic growth in the Central Business District and particularly within the downtown. Future uses will be required to meet the standards of the zoning ordinance that is in affect at the time of submittal for a future land use application, including conditional use permits and certificates of zoning compliance for principally permitted uses. A development agreement has not been included as part of this application. The Council should consider any issues brought up in report by staff or by the Council or public during the hearing and determine if an agreement is necessary. Items to be considered include the following: • Cross access to the properties to the west; • Sidewalks and Streetlights; • Access; • Specific uses within the CBD zone that the Council may approve outright as part of the development agreement. Based upon the information provided to staff in the application and agency comments received to date, the proposed rezone meets the requirements, standards and intent for a rezone as it relates to the Comprehensive Plan and Unified Development Code. 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 application, either as presented or with added or revised 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. 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: 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. ---PAGE BREAK--- JEREMY TELFORD – RZ-20-02 14 ✓ 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 the Central Business District is to encourage a vibrant downtown center for the community. Uses encouraged are commercial, retail, civic, private offices, and entertainment. High density housing is encouraged on the upper floors of mixed-use buildings and at the fringes of the land use designation. Developments in this district are to place an emphasis on pedestrian and bicycle access and compatibility. The City must find compliance with the intent of 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 statement provides for allowed uses to include small scale retail, public, quasi-public and adaptive reuse of residential structures. 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 the 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 indicating 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 property is already within the City limits. The City must find that this rezone is reasonably necessary for the orderly development of the City. COUNCIL DECISION The Star City Council File #RZ-20-02 for Jeremy Telford – 10474 & 10580 W. Street on 2020. ---PAGE BREAK--- ORTH N HIGHWAY 44 N. TAURUS WAY FAST FOOD DINE-IN RESTAURANT 80 PARKING STALLS TRASH TRASH ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov January 28, 2020 Shawn Nickel City Clerk P.O. Box 130 Star, Idaho 83669 VIA EMAIL Development Application RZ-20-02 Project Name REZONE HIGHWAY 44 Project Location 10580 and 10474 West State Street, north of SH-44 milepost 10.95 Project Description Rezone to Central Business District Applicant Jeremy Telford The Idaho Transportation Department (ITD) reviewed the referenced rezone application and has the following comments: 1. This project abuts the State Highway system. 2. This approach has not been properly documented with an ITD permit. Applicant will need to submit an ITD Right-of-Way Encroachment Application and Permit – Approaches or Public Streets in order to have it properly documented. This application can be found on the ITD website at www.itd.idaho.gov by selecting “click for more topics” in the purple Business box, then selecting “Form Finder” from the drop down menu, and finally scrolling down to form number 2109 and clicking on the blue number. For assistance please contact Ken Couch at (208) 332-7190 or [EMAIL REDACTED]. Connection to or modification of an existing access to the State Highway system will require a permit from ITD. Once permitted, should the use of the parcel change causing any increase in trip generation, or the parcel be split, property owner will need to re-apply for access at that time. 3. Per the Idaho Administrative Procedures Act (IDAPA) 39.03.42.400.07(b) developments should, if possible, take access from local roads. If a development wants access to the State Highway system and there is local road access available, the applicant must prove with a Traffic Impact Study the need for an access on the State Highway system. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov 4. Traffic generation numbers were not provided with this application. ITD needs more information to determine how this proposed use will impact the State Highway system. Future development of this parcel will require submittal of trip generations to ITD, and may require a Traffic Impact Study (TIS). 5. A corridor study for SH-44 is currently underway A future right-of-way width of 70 feet each side of center line is being considered. ITD requests the City’s assistance in keeping structures out of the potential future right-of-way to help reduce the expense of improving the highway. 6. ITD recommends the applicant collaborate with ITD while designing the site plan for their buildings as the environmental study for SH-44 is currently ongoing and future right-of-way needs have not been officially determined. 7. The Idaho Administrative Procedures Act (IDAPA) 39.03.42.08.a states “a minimum setback of 14 feet from state highway right-of-way line is recommended, unless a greater minimum is established by an engineering study.” 8. Idaho Code 40-1910 does not allow advertising within the right-of-way of any State Highway. 9. The Idaho Administrative Procedures 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. 10. ITD does not object to the rezone of the parcel, but will require the submittal of traffic information for future development. If you have any questions, you may contact me at (208) 334-8338 or Erika Bowen (208) 265-4312 ext 7. Sincerely, Sarah Arjona Development Services Coordinator [EMAIL REDACTED] ---PAGE BREAK---   1 DRAFT STAR19-0014/ RZ-20-02 Development Services Department Project/File: STAR19-0014/ RZ-20-02 This is a rezone application to rezone the site from L-O to CBD. Lead Agency: City of Star Site address: 10580 & 10474 W State Street Staff Approval: January 28, 2019 Applicant/ Arete Investments, LLC Representative: Jeremy Telford 2048 W Astonte Street Meridian, ID 83646 Staff Contact: Stacey Yarrington, Planner III Phone: 387-6171 E-mail: [EMAIL REDACTED] A. Findings of Fact 1. Description of Application: The applicant is requesting a rezone from L-O (Limited Office) to CBD (Central Business District). The site consists of 1.97-acres and the applicant’s proposal is consistent with the City of Star’s Future Land Use Map. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium-Low density Residential R-4 South Medium-Low density Residential/ Limited Office R-4, L-O East General Business District C-2 West Limited Office L-O 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: • State Street & Seneca Springs, a mixed-use development of 13,595 sf of commercial/office and 96 apartments located east of the site was approved by ACHD in December 2019. • Archway, a 19-lot residential subdivision located southeast of the site was approved by ACHD in August 2018. 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. ---PAGE BREAK--- 2 DRAFT STAR19-0014/ RZ-20-02 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): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan (IFYWP) or the District’s Capital Improvement Plan (CIP). • Star Road is listed in the CIP to be widened to 5-lanes from SH20-26/Chinden Boulevard to SH-44/State Street between 2031 and 2035. • The intersection of SH-44/State Street and Star Road is listed in the CIP to be widened to 4- lanes on the north leg, 5-lanes on the south, 5-lanes on the east, and 5-lanes on the west leg, and signalized between 2031 and 2035. B. Traffic Findings for Consideration 1. Trip Generation: Below is a list of land uses and estimated trip generation rates for the uses that may be included within the site, based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. Use Avg. Daily Trips Avg. PM Peak Hour Multi-family (Low Rise) (per unit) 7.32 0.56 Multi-family (Mid-Rise) (3-10 stories) (per unit) 5.44 0.44 Medical/Dental Office Building (1,000 sf) 34.80 3.46 Variety (Retail) Store (1,000 sf) 63.47 6.84 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). ACHD does not set level of service thresholds for State Highways. 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 SH-44/ State Street east of Star Road was 15,282 on 03/08/2019. • There are no current traffic counts for Taurus Way. C. Findings for Consideration This application is for rezone only. Listed below are some findings for consideration that the District may identify when it reviews a future development application. The District may add additional findings for consideration when it reviews a specific redevelopment application. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **State Highway 44/ State Street 315-feet Principal Arterial 823 N/A Taurus Way 0-feet Local N/A N/A ---PAGE BREAK--- 3 DRAFT STAR19-0014/ RZ-20-02 1. State Highway 44/ State Street SH-44/ State Street is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Star, and ITD should work together to determine if additional right-of-way or improvements are necessary on SH-44/ State Street. 2. Taurus Way a. Existing Conditions: Taurus Way is improved with 2-travel lanes, vertical curb, gutter, and 5- foot wide sidewalk abutting the site. There is between 58 to 72-feet of right-of-way for Taurus Way (28 to 33-feet from centerline). b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Staff Comments/Recommendations: There is a landscape strip abutting the site’s east property line adjacent to Taurus Way that is owned by the Shooting Star Estates Subdivision Homeowner’s Association (HOA). The site does not have direct access, nor does it have frontage on Taurus Way. Therefore, no right-of-way or street improvements are required as part of this application. Typically, access should come from a lesser classified street, such as Taurus Way a local street, abutting the site. However, in this case because the site does not have direct access to Taurus Way, due to the landscape strip owned by the Shooting Star HOA that was platted in 2000 as part of the Shooting Comet Subdivision and as it is not owned by the developer, the only access is via SH-44/State Street. ACHD would encourage the developer to work with the Shooting Star HOA to obtain access through the common lot (landscape strip), thereby providing additional ingress/egress to the site for residents and emergency services. 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. ---PAGE BREAK--- 4 DRAFT STAR19-0014/ RZ-20-02 D. Site Specific Conditions of Approval This application is for rezone only. The District may add additional findings for consideration when it reviews a specific redevelopment application. 1. Payment of impact fees is due prior to issuance of a building permit. 2. 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 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. ---PAGE BREAK--- 5 DRAFT STAR19-0014/ RZ-20-02 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--- 6 DRAFT STAR19-0014/ RZ-20-02 VICINITY MAP ---PAGE BREAK--- 7 DRAFT STAR19-0014/ RZ-20-02 SITE PLAN No Concept or Site Plan was provided. ---PAGE BREAK--- 8 DRAFT STAR19-0014/ RZ-20-02 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--- 9 DRAFT STAR19-0014/ RZ-20-02 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--- 10 DRAFT STAR19-0014/ RZ-20-02 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--- ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, City Planner MEETING DATE: February 4, 2020 – PUBLIC HEARING FILE(S) AZ-20-03 Annexation and Zoning PP/PUD-20-02 Preliminary Plat & Planned Unit Development Rosti Farms Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Samuel J. Rosti; Sam J and Kari Rosti; and Rosti Land, LLC 1460 N. Pollard Lane Star, Idaho, 83669 Applicant/Representative: Becky McKay Engineering Solutions, LLP 1029 N. Rosario Street Suite 100 Meridian, ID 83642 REQUEST Request: The Applicant is seeking approval of an Annexation and Zoning (Residential R-3-PUD) including a Rezone from Mixed Use (M-U) to R-3-PUD, Preliminary Plat for a proposed residential and commercial subdivision consisting of 469 residential lots, 1 commercial lot and 70 common lots, and a Planned Unit Development. The property is located at 1460 N. Pollard Lane in Star, Idaho, and consists of 171.70 acres with a proposed density of 2.87 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is generally located on the southeast corner of N. Pollard Lane and W. Floating Feather Road in Star, Idaho. Ada County Parcel No’s S040434700, S0409212400, S0409120800, S0409131300, S0409244305 and S0409244575. ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 2 Existing Site Characteristics: The property is currently in agricultural production and contains a single-family dwelling and associated agricultural and accessory structures. The Foothills Dich runs along the northern boundary of the property. Irrigation/Drainage District(s): Middleton Irrigation Assn/Middleton Mill Ditch Co.; Flake Ditch Company; Drainage District No. 2; Flood Zone: A small portion of the site (6.44 acres) along the northern boundary lies within Zone A (100-year floodplain), with the remainder of the site within Zone X (500-year floodplain). 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 – Yes  Riparian Vegetation – No known areas.  Steep Slopes – Slight elevation changes to the north.  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 October 5, 2019 & December 9, 2019 Neighborhood Meeting Held August 27, 2019 Application Submitted & Fees Paid November 18, 2019 Residents within 300’ Notified December 20, 2019 Agencies Notified December 20, 2019 Legal Notice Published December 27, 2019 Property Posted January 10, 2020 HISTORY This property has always been in agricultural production. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing County Rural Transitional (RUT) Mixed Use (M-U) Compact Residential, Neighborhood Residential Mixed Use Agricultural Single Family Dwelling ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 3 Proposed R-3-PUD No Change Primarily Residential with Mixed Use Commercial North of site County (RUT) Commercial (C-2) Compact Residential, Neighborhood Residential Low Density Residential Ag-Vacant South of site County Rural Transitional (RUT) Neighborhood Residential Mixed Use Low Density Residential Ag-Vacant East of site R-2-DA-P (Eagle) County Rural Transitional (RUT) Eagle Comp Plan Mixed Use-City of Star Currently Ag-Vacant West of site County Rural Transitional (RUT) Residential (R-3) Neighborhood Residential Star Cemetery Approved American Star Residential Subdivision ZONING ORDINANCWIE STANDARDS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-3B-1: RESIDENTIAL DISTRICT PURPOSE: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Star comprehensive plan. Connection to the Star sewer and water district is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. Certain residential land uses are allowed within the CBD and MU (with a CUP) zoning districts as set forth in this title. 8-3B-6: MEDIUM DENSITY RESIDENTIAL DISTRICTS (R-3 AND R-4): The maximum gross density allowed is three R-3 and four R-4 dwellings per acre. (Ord. 215, 11-2-2011) TABLE 8-3B-6(a) DIMENSIONAL STANDARDS FOR DEVELOPMENT IN THE R-3 AND R-4 DISTRICT(S) R-3/R-4 Standard(s) Requirement Minimum street frontage 35 feet ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 4 Front setback1 15 feet to living area and 20 feet to garage Rear setback 15 feet Interior side setback 5 feet plus 5 feet for each additional story Street side setback1: Local 20 feet Arterial and collector 25 feet Street landscape buffer: Arterial and collector 35 feet corridor 40 feet Maximum building height 35 feet Note: 1. Measured from back of sidewalk or property line where there is no adjacent sidewalk. (Ord. 215, 11-2-2011; amd. Ord. 236, 7-15-2014) A. Rear or side street setback areas may not be used for off street parking or loading areas. B. Yards that do not abut a street may be utilized for off street parking; provided that a minimum five foot wide landscape buffer is provided between the subject property and the neighboring property. C. In all residential zones garages and carports opening onto a side street must have a minimum distance between the opening of such garage or carport and the side street lot line of not less than twenty feet D. Accessory structures, such as decks and patios, which are one foot or less in height, as measured from the property's finished grade, may occupy any yard area, provided that such structures do not encroach within a side or rear yard utility easement. (Ord. 215, 11-2-2011) 8-2B-1: TERMS DEFINED: MIXED USE DEVELOPMENT: The development of a tract of land or building or structure with two or more different uses such as, but not limited to, residential, office, retail, entertainment, in a compact urban form. ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 5 TABLE 8-3E-4(a) DIMENSIONAL STANDARDS IN THE MU DISTRICT Dimensional Standards MU Front setback 10 feet Rear setback 20 feet Interior side setback 0 feet Street side setback1 0 feet Maximum building height 35 feet Parking requirements See chapter 4, article C of this title Landscape requirements See chapter 4, article B of this title Note: 1. Measured from back of sidewalk. A. Minimum Property Size: Each building site shall be of sufficient size to meet the minimum setbacks as established in this section. B. Housing Unit Allocation: In the MU district, a minimum of two housing types, including, but not limited to, single-family dwellings, townhouses, and multi-family dwellings, shall be required on any subdivision submittal or planned unit development application. C. Drainage: 1. In no case shall a development propose less than a five-foot setback adjacent to a property that is not part of the development application. 2. Properties shall provide adequate area to maintain drainage on the site. D. Mixed-Use Zoning Designation Setbacks: All residential buildings in the Mixed-Use Zoning Designation shall follow the setbacks for residential standards depending on the residential density; all commercial buildings in a Mixed-Use Zoning Designation shall follow the setbacks for the commercial standards. (Ord. 215, 11-2-2011; amd. Ord. 290, 2019) 8-3E-2: USES IN MIXED USE DISTRICT: Table 8-3E-2(a) of this section lists permitted conditional and prohibited uses within each traditional neighborhood district. ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 6 Use MU Accessory structure C Adult business/adult entertainment1 N Agriculture, forestry, fishing N Airport N Alley P Animal care facility1 C Artist studio1 C Arts, entertainment, recreation facility1 P Asphalt plant1 N Auction facility C Automated teller machine1,2 P Automotive hobby1 C Automotive mechanical/electrical repair and maintenance C Bakery P Bar/tavern/lounge/drinking establishment1 C Barbershop/styling salon P Bed and breakfast C Beverage bottling plant C Boarding house C Brewery C Brewpub C Building material, garden equipment and supplies1 C Campground/RV park1 C Cement or clay products manufacturing C Cemetery1 C Chemical manufacturing plant P ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 7 Church or place of religious worship1 C Civic, social or fraternal organizations1 P Concrete batch plant N Condominium C Conference/convention center C Contractor's yard1 N Convenience store C Dairy farm N Daycare center1 (more than 12) C Daycare, family1 (6 or fewer) P Daycare, group1 (7 - 12) C Drive-through establishment/drive-up service window1 C Drugstore P Dwelling: Multi-family1 C Secondary1 N Single-family attached C Single-family detached1 C Townhouse C Two-family duplex C Educational institution, private1 C Educational institution, public1 C Equipment rental, sales, and services1 C Fabrication shop C Farm N Farmers' or Saturday market P Feedlot N ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 8 Financial institution1 without drive-through window P Fireworks stand3 C Flammable substance storage N Food products processing1 C Food stand3 C Gasoline station1,2 C Gasoline station with convenience store1,2 C Golf course1 C Government office P Greenhouse C Greenhouse, commercial1 P Guesthouse/granny flat1 N Healthcare and social services P Heliport C Home occupation1 N Hospital1 C Hotel/motel1 P Ice manufacturing plant C Industry, information1 C Institution C Junkyard1 N Kennel C Laboratory C Laboratory, medical C Lagoon N Laundromat1,2 C Laundry and dry clean C ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 9 Library P Manufactured home1 C Manufactured home park1 N Manufacturing plant C Meatpacking plant N Medical clinic P Mining (except accessory pit1) N Mortuary C Museum P Nursery, garden center and farm supply1 C Nursing or residential care facility1 C Office security facility P Parking lot/parking garage2 P Parks, public and private2 P Pawnshop C Personal and professional services P Photographic studio P Portable classroom/modular building C Power plant N Processing plant N Professional offices P Public infrastructure C Public or quasi-public use P Public utility, major1 C Public utility, minor1 P Public utility yard1 C Recycling center1 C ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 10 Research activities C Restaurant P Retail store/retail services P Retirement home C Salvage yard N Sand and gravel yard N Service building C Shooting range2 C Shopping center C Solid waste transfer station N Stable N Storage facility, outdoor1 C Storage facility, self-service1,2 C Swimming pool, commercial/public P Swimming pool, private N Television station C Temporary living quarters1 N Temporary use3 P Terminal, freight or truck1 P Tower N Truck stop N Turf farm C Vehicle emission testing3 C Vehicle impound yard1 C Vehicle repair, major1 C Vehicle repair, minor1 C Vehicle sales or rental1 C ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 11 Vehicle washing facility1,2 C Vehicle wrecking yard1 N Veterinarian office C Vineyard C Warehouse and storage1 P Wholesale sales C Winery1 C Wireless communication facility1 P Yard sale P Notes: 1. Indicates uses that are subject to chapter 5, "Specific Use Standards", of this title. 2. Indicates uses that are subject to section 8-4A-23, "Self-Service Uses", of this title. 3. Indicates uses that are subject to chapter 4, article D, "Temporary Use Requirements", of this title. (Ord. 215, 11-2-2011; amd. Ord. 223, 2-21-2012; Ord. 236, 7-15-2014; Ord. 252, 11-2-2015) 8-7-1: PURPOSE - PLANNED UNIT DEVELOPMENTS: A. The purpose of the planned unit development (PUD) requirements is to provide an opportunity for exemplary site development that meets the following objectives: 1. Preserves natural, scenic and historic features of major importance; 2. Allows for innovative design that creates visually pleasing and cohesive patterns of development; and 3. Creates functionally integrated development that allows for a more efficient and cost-effective provision of public services. B. It is not the intent that the PUD process be used solely for the purposes of deviation from the dimensional standards in the district. (Ord. 215, 11-2-2011) 8-7-4: STANDARDS: The council may approve planned unit developments, in accord with the following standards: A. General Use Standards: ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 12 1. Deviations From Underlying District Requirements: Deviations from the development standards and/or area requirements of the district in accord with chapter 3, "District Regulations", of this title may be approved. The exception is that along the periphery of the planned development, the applicable setbacks as established by the district shall not be reduced. 2. Allowed Uses: Applicant may request that specific conditional use(s) be allowed in the district as principal permitted use(s). 3. Private Streets And Service Drives: The uses within the planned unit development are interconnected through a system of roadways and/or pathways as appropriate. Private streets and service drives may be permitted, if designed and constructed to the transportation authority standards and in accord with chapter 4, article E, "Private Street Requirements", of this title. 4. Buildings Clustered: Buildings shall be clustered to preserve scenic or environmentally sensitive areas in the natural state, or to consolidate small open spaces into larger, more usable areas for common use and enjoyment. B. Private Open Space: In addition to the common open space and site amenity requirements as set forth in chapter 4, "Regulations Applicable To All Districts", of this title, a minimum of eighty (80) square feet of private, usable open space shall be provided for each residential unit. This requirement can be satisfied through porches, patios, decks, and enclosed yards. Landscaping, and other accessways do not count toward this requirement. 8-4F-3: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space And Site Amenity Requirement: 1. Open Space: Open space shall be designated as a total of 15% per application with 10% being useable space. (amd. Ord. 290, 2019) 2. One additional site amenity shall be required for each additional twenty (20) acres of development area. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible 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. Community garden; c. Ponds or water features; or ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 13 d. Plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector streets may be included in required common open space for residential subdivisions. 4. A street buffer with a minimum of ten feet (10') in width and street trees planted in accord with section 8-4B-7, "Landscape Buffers Along Streets", of this chapter may count up to fifty percent (50%) of the requirement. 5. Parkways along local residential streets 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. b. The parkway is planted with street trees in accord with section 8-4B-7, "Landscape Buffers Along Streets", of this chapter. c. 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. 6. Parkways along collector and arterials that are a minimum of ten feet (10') in width from street curb to sidewalk can be counted toward the open space requirement. 7. Stormwater detention facilities when designed in accord with section 8-4B-11, "Stormwater Integration", of this chapter. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Quality of life amenities; 2. Clubhouse; 3. Fitness facilities; 4. Enclosed bike storage; 5. Public art; 6. Picnic area; or ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 14 7. Additional five percent open space; 8. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. 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; 9. Provision of transit stops, park and ride facilities or other multimodal facilities to encourage alternative automobile transportation. D. Location: 1. The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. 2. Common open space shall be grouped contiguously with open space from adjacent developments whenever feasible. E. Required Improvements And Landscaping: 1. Common open space shall be suitably improved for its intended use, except that natural features such as wetlands, rock outcroppings, ponds, creeks, etc., may be left unimproved. 2. Common open space areas shall include (at a minimum) one deciduous shade tree per eight thousand (8,000) square feet and lawn, either seed or sod. F. 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; or ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 15 2. Land designated as common open space may be conveyed to the city, where the city council agrees to accept conveyance. (Ord. 215, 11-2-2011) COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Mixed Use: Generally suitable for a mixture of uses which may, at the sole discretion of the Council, include office, commercial, and/or residential depending upon the specific area designated as Mixed Use. See Mixed Use Implementation Policies for specific criteria. Development within this land use designation is to proceed through the PUD and/or development agreement process. Identifying areas for mixed-use development has two objectives. The first objective is to give the city a better tool to manage the type of developments through the planned unit development and/or the Development Agreement process. The second objective is that this land use designation will allow the development community to be more innovative in design and placement of structures. Development design guidelines should also be established to guide development within mixed-use areas. Rezoning within this land use designation is to be strictly monitored by the city to assure that the Mixed-Use areas are not being used simply to justify high density residential use. 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: • Implement the Land Use Map and associated policies as the official guide for development. • 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: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 16 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 8.5.7 Policies Related Mostly to the Mixed-Use Planning Areas A. Council, at their sole discretion, shall determine what mix of uses are appropriate for any mixed-use area considering existing property owners rights. B. Development within the Mixed-Use Designation is to proceed through the CUP, PUD, and/or Development Agreement process, and a concept plan must be included with any such proposed use. C. In general, mixed use areas along state highways should be predominantly commercial with a very minor component of residential unless the residential is placed on upper floors as part of a mixed-use building. D. Mixed-use areas along state and U.S. Highways where direct access to the state highway is prohibited, like along State Highway 16 between State Highway 44 and US Highway 20/26, should be predominately residential with a minor component of neighborhood commercial, or light industrial if sufficient roadway access, by means of backage or other roads, to the State Highway is provided. E. Mixed-use areas located between commercial and residential land use designations are to provide a compatible transition between the higher intensity use of commercial and the lower intensity use of Neighborhood Residential. Uses for these mixed-use areas could include multi-family housing and or office related uses if determined by the Council through the public hearing process, to be appropriate. 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. • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 17 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, zoning and rezone request from County Rural Urban Transition (RUT) and Mixed Use (M-U) to Residential (R-3-PUD) on the applicant’s property will allow for the development and subdivision of the subject property into a residential subdivision with accompanying commercial uses that will be consistent with the recently adopted Comprehensive Plan. The overall density of the proposed development as submitted is 2.87 dwelling units per acre, excluding the 8.23 acres that is currently designated for commercial. The current Comprehensive Plan Land Use Map designates this property as Neighborhood Residential and Mixed-Use. The requested land uses of residential and commercial within the annexation and zoning and planned unit development applications meet the intent of the zoning designation and Comprehensive Plan. PRELIMINARY PLAT: The Preliminary Plat submitted contains 469 single family residential lots, 70 common area lots and 1 commercial lot. The commercial lot area proposed is 8.23 acres. The existing single-family dwelling along with the agricultural and accessory structures will remain on the property until future phases are developed. The residential lots range in size from 5,833 square feet to 24,623 square feet, with an average residential lot size of 8,790 square feet. All streets are proposed to be public, ACHD maintained roadways, including the realignment of W. Floating Feather Road from W. Pollard Lane to Highway 16. The applicant has indicated that the development will contain a total of 31.53 acres (18.26%) total open space within common lots. The development is required to provide a minimum of 15% open space, 10% usable. The open space provided by the applicant currently includes large open space areas and amenities including a community pool and pool house, multiple tot-lots, multiple plazas with picnic shelters with benches and pathways and natural areas throughout the development. It doesn’t appear from the plans submitted that drainage will be contained within the useable common area lots. Staff calculates the usable open space at 10%, assuming that the Drainage District No. 3 drain includes a pathway as proposed, and open style fencing is provided on the rear lot lines of each residential lot backing up to the drain (to provide a visual amenity). It is also assumed in this calculation that the residential lots along the Middleton Mill Canal also provide open style fencing along the rear lot lines backing up to the canal (again, to provide a visual amenity). This would allow staff to count that area towards the useable open space calculations. A condition of ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 18 approval will be recommended by staff for the fencing and pathway along the canal and ditch has described above. Staff would also like to request open style fencing along the north rear lot lines of the residential lots along the Foothills Ditch on the northern boundary of the development. This would push the percentage of useable open space well above the 10% currently proposed. The current Zoning Ordinance requires one site amenity for each 20-acres of development area (total of 9 amenities is required). Proposed amenities within the development include the following: 1. Swimming Pool & Pool House 2. Tot Lot #1 (Children’s Play Structure Amenity) 3. Tot Lot #2 (Children’s Play Structure Amenity) 4. Picnic Area 5. Plaza #1 (Quality of Life Amenity) 6. Plaza #2 with Shelter (Quality of Life Amenity) 7. Pocket Park #1 (Quality of Life Amenity) 8. Pocket Park #2 (Quality of Life Amenity) 9. Pocket Park #3 (Quality of Life Amenity) 10. Pathways throughout ((Pedestrian or Bicycle Circulation Amenity) 11. Open Style Fencing Along Drains and Canals ((Quality of Life Amenity) PLANNED UNIT DEVELOPMENT: The application has been submitted as a Planned Unit Development (PUD) in order to include the commercial component of the project. And although residential districts prohibit most non- residential uses, “Deviations from the development standards and/or area requirements of the district” may be requested as part of the PUD process. The exception in this instance is the commercial uses that would be in the residential base zone proposed In reviewing the development as a whole, the application meets the intent of a PUD in that the purpose of the planned unit development (PUD) requirements is to provide an opportunity for exemplary site development that meets the PUD objectives, including the preservation of natural and scenic features, an innovative design that creates visually pleasing and cohesive pattern of development and the creation of a functionally integrated development that allows for a more efficient and cost-effective provision of public services. Finally, the proposed PUD is not being submitted solely for the purpose of deviation from the dimensional standards in the zoning district. As proposed by the applicant, the subdivision would include the following dimensional standards: ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 19 Proposed Setbacks: • Minimum Residential Lot Frontage: 35 feet • Front Setbacks (Measured from the back of sidewalk or property line): 20 feet • Rear Setbacks: 15 feet • Interior Setbacks: 5 feet (for one and two-stories) – Deviation from current standards • Local Street Side Setbacks: 20 feet • Street Landscape Buffers: o Arterial Roadway: 35 feet o State Highway 16: 50 feet o Residential Collectors: 20 feet • Maximum Building Height: 35 feet • Minimum Lot Size: 5, 823 Square Feet • Average Lot Size: 8,790 Square Feet ADDITIONAL DEVELOPMENT FEATURES: The applicant has been working with ITD and ACHD regarding traffic impact studies, realignment of Floating Feather, and public street standards. In addition, the layout recognizes the adopted Economic Corridor Access Management Plan (ECAMP) with a collector roadway running south through the property from Floating Feather Road. Locations and styles for decorative streetlights are not reflected on the preliminary plat. Locations shall be addressed along with design and description of said lights at final plat. Dark sky lighting shall apply. No sign locations have been designated for this development. A sign permit application shall be submitted prior to any sign installation. A portion of the property lies within Flood Hazard Area A. An Application for Permit to Develop in An Area of Special Flood Hazard will be required prior to final plat approval. Commercial uses anticipated in the proposed area by the applicant include, but is not limited to, professional offices, dry cleaning, barber shop, daycare, sandwich shop and coffee shop. All internal roads are proposed and shall be 36’ from back of curb to back of curb. Proposed block appear to be greater than the maximum 750’ allowed by Code. The applicant will need to request a waiver of block and coordinate with ACHD for compliance with their standards. The applicant has not indicated where mailbox clusters will be located for the development. The applicant shall work with the Star Postmaster on locations for mail service. ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 20 The applicant has indicated ten (10) phases on the preliminary plat and is requesting flexibility to adjust the number of lots, combination of lots and number of phases to reflect changing market conditions. A maximum residential lot amount of 469 lots will apply to the final build-out of the development. Landscaping proposed meets the standards of the Code, including the required street tree placement. AGENCY RESPONSES Central District Health December 31, 2019 Star Fire District January 27, 2020 Keller and Associates January 22, 2010 ITD December 4, 2019 & January 28, 2020 ACHD Pending PUBLIC RESPONSES Michael Prenn, 1875 N. Mountain Vista Lane, Star, Idaho 83669 - Email STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of the design, layout and density of the development, including the proposed open space and amenities, but does have the following concerns that should be considered by Council: Transportation: Although this development does not take direct access onto State Highway 16, staff is concerned with the future access to Highway 16 from Floating Feather Road. Initial discussions with ITD have included limited or no access to Highway 16 in the future. Not only is it important for traffic from this development to have access to this transportation corridor, but the entire northern area of the City including traffic coming from Star Road and Floating Feather, Can Ada Road, Pollard, Munger, Plummer, etc. all need to have access in order for the City to function now and as development continues. It is also important for our emergency services to have access to Highway 16 to service not only the residential community but also the existing and proposed schools on Pollard. Staff and the Mayor is continuing to work directly with ITD on possible solutions to this access but may not have a solid direction for months. The applicant has been made aware of this and also has been informed that the portions of the development at the corners of Floating Feather and Highway 16 could change, and additional right of way may be needed. Staff does recognize, however, that these areas are in later phases of the development, and that conditions can be placed on the development by Council to protect these areas. ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 21 Commercial: The applicant has proposed 8.23 acres of commercial area within the development. Of the 38.97 acres of the two parcels along Hwy 16 that is currently designated Mixed Use on the Comprehensive Plan Land Use Map, 8.23 acres represents approximately 22% of the area of the two parcels. Through the PUD process, staff is allowing the applicant to adjust the location of the commercial uses elsewhere in the development in order to provide proper access and visibility for the uses. Future access will play a vital part in the viability of the commercial uses on this property in the future. The applicant has placed the commercial area further from Highway 16 partly because of the access and also because of the proposed Floating Feather overpass over Hwy 16 that will start elevating further east near the proposed Floating Feather entrance to the subdivision. The Council should consider these issues when reviewing the commercial component of the development. Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed annexation and zoning, rezone, planned unit development and the preliminary plat meets the requirements, standards and intent for development as they relate to the Zoning Ordinance. The applicant should be prepared to address the Council and explain how the development application, as proposed, meets the intent of the Comprehensive Plan, specifically regarding the Mixed-Use portion of the development. The Council should then 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 conditions of approval and findings of fact and conclusions of law for the Council to consider at a future date. 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. ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 22 ✓ 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 residential purpose statement states that the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Star comprehensive plan. Connection to the Star sewer and water district is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. 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. 8-7-5: PLANNED UNIT DEVELOPMENT FINDINGS: Upon recommendation from the administrator, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant a planned development request, the council shall make the following findings: A. The planned unit development demonstrates exceptional high quality in site design through the provision of cohesive, continuous, visually related and functionally linked patterns of development, street and pathway layout, and building design. ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 23 B. The planned unit development preserves the significant natural, scenic and/or historic features. C. The arrangement of uses and/or structures in the development does not cause damage, hazard, or nuisance to persons or property in the vicinity. D. The internal street, bike and pedestrian circulation system is designed or the efficient and safe flow of vehicles, bicyclists and pedestrians without having a disruptive influence upon the activities and functions contained within the development, nor place an undue burden upon existing transportation and other public services in the surrounding area. E. Community facilities, such as a park, recreational, and dedicated open space areas are functionally related and accessible to all dwelling units via pedestrian and/or bicycle pathways. F. The proposal complies with the density and use standards requirements in accord with chapter 3, "District Regulations", of this title. G. The amenities provided are appropriate in number and scale to the proposed development. H. The planned unit development is in conformance with the comprehensive plan. (Ord. 215, 11- 2-2011) 8-6B-6: 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; ---PAGE BREAK--- ROSTI FARMS SUBDIVISION – FILE # AZ-20-03/PP/PUD-20-02 24 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. 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. COUNCIL DECISION The Star City Council File #AZ-20-03/PP/PUD-20-02 for Rosti Farms Subdivision on 2020. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- \\ES-1\Projects\2019\190515\30 Drawings\06 Preliminary Plat\190515-P-PREL-1.dwg Last Modified: 11/18/2019 1029 N. ROSARIO STREET, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 NGINEERING S E DATE PROJECT NO. SCALE DWG. FILE DRAWN BY SHEET NO. © 2019 ENGINEERING SOLUTIONS. THIS DRAWING OR FILE CONTAINS INFORMATION OWNED BY ENGINEERING SOLUTIONS, LLP AND SHALL BE GOVERNED ONLY BY ENGINEERING SOLUTIONS. ANY REPRODUCTION, REUSE, OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC PRIOR WRITTEN PERMISSION OF ENGINEERING SOLUTIONS IS STRICTLY PROHIBITED. ROSTI FARMS SUBDIVISION A PORTION OF THE NE 1/4 OF THE NW 1/4 SECTION 09 T.4N., R.1W., B.M. STAR, ADA COUNTY, IDAHO AERIAL VICINITY MAP 11/18/2019 190515 190515-P-PREL.dwg AS SHOWN KDH 1 OF 1 N 0 SCALE IN FEET 125 500 250 250 NEIGHBORHOOD COMMERICIAL AREA W. MILLCREEK LANE W. DOVE CREEK ST. W. TAMWORTH DR. N. BLUEBROOK AVE N. BRANTFORD AVE W. MILLCREEK LANE N. BINBROOK PLACE W. MILLCREEK LANE W. GOLDEN RAIN ST. W. BLAKELAND ST. N. BLUEBROOK AVE N. KENORA AVE N. ELMVALE AVE W. PATMORE ST. N. BLUEBROOK AVE W. SCHUMARD ST. N. BLUEBROOK AVE N. GARNER AVE N. BAUFF AVE N. KENORA AVE N. ELMVALE AVE N. ROSTI FARM WAY N. ROSTI FARM WAY N. CALLANDER WAY W. BOWIE ST. W. BOWIE CT. W. SCHUMARD ST. N. CHATSWORTH WAY N. CALLANDER WAY N. BINBROOK AVE W. GOLDEN RAIN ST. W. OAKVILLE ST. N. BINBROOK AVE N. SAM AVE W. SEAFORTH ST. W. FLOATING FEATHER ROAD N. POLLARD LANE N. POLLARD LANE (TO BE VACATED) N. KARI AVE NOT A PART NOT A PART PROJECT SITE ROSTI FARMS SUBDIVISION STAR CEMETERY PROPOSED AMERICAN STAR SUBDIVISION PROPOSED AMERICAN STAR SUBDIVISION STATE HIGHWAY 16 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- GIRR 1C 2 3 4 5 6 7 8 9 10 6 9 7 8 13 11 4 2 1C 3 5 12 9 5 4 1C 3 2 12 10 11 14 13 6 8 7 7C 10 4 1C 2 12 3 11 5 9 6 8 20 18 15C 16 14 13 17 12 19 11 10 9 8 7 25 24 23 22 21 27 4 33 28 26 2 3 16 17 13C 14 15 12 11 18 19 7 6 5 10 8 4 9C 2 3 4 1 5 11 12 13 14 15 16 17 18 19 20 21 23 22 58 32 27 31 30 33 36 35 34 37 38 39 40C 41 43 44 45 46 47 48 49 50 42 64 62 61 60 53 57C 56 55 54 51 59 52 63 65 8 1C 2 3 4 5 6 7 3 1C 2 18 15 17 16 4 10 7 9 13 14 6 8 5 11C 12 1C 5 15C 14 13 12 17 16 2 3 4 11 10 8 6 7 9C 4 7C 6 5 2 3 1C 12 11 10 9 8 13 11 3 7 8 9 5 4 6C 2 1C 9 7 6 5 8C 4 2 3 10 11 16 15 14 13 12C 10 25 9 1C 16C 8 15 20 14 21 13 22 12 23 11C 24 4 3 2 7 6 5 17 18 19 1C 2 10 4 9 5 12 8 7C 11 3 6 8 9 10 3 11 4 12 5 13 6 7 1C 83 77 78 79 80 81 82 86C 63 57 56 55 69C 64 60 62 61 59 58 65 66 51 45 44 43 42 41 40 39 38 37 36 48 50 49 47 46 54 53 52 35 34 33 32 31 13 26 22 23 24 25 29 21 3 4 5 6 7 8 9 10 11 12 18 14C 15 16 17 20 19 67 68 72 71 76 75 74 73 70 20C 12 4 19 11 3 18 10 2 26C 17 9 24 16 8 23 15 7 22 14 6 21 13 5 1C 10 26 44 61 77 11 27 45 62 78C 12 28 46 63 30C 13 29 47 64 14 31C 48 65C 7 15 23C 33 41 49 57 66 74 8 16 24 34 42 50 59 67 75 1C 9 17 25 35 43C 51 60 68 76 2 18 36 52 69 3 19 37 53 70 4 20 38 54C 71 5 21 39 55 72 6 22 40 56 73 BLOCK 4 BLOCK 5 BLOCK 1 BLOCK 1 BLOCK 1 BLOCK 2 BLOCK 14 BLOCK 5 BLOCK 5 BLOCK 8 BLOCK 9 6 5 2 3 1 BLOCK 9 BLOCK 9 BLOCK 10 BLOCK 11 BLOCK 12 29 28 BLOCK 14 BLOCK 5 BLOCK 14 BLOCK 16 BLOCK 15 27 30 28 BLOCK 19 BLOCK 19 BLOCK 20 BLOCK 20 BLOCK 21 BLOCK 17 BLOCK 18 7 8 9 6C 10C 1C 13 15 2 4 1C 21 19 17 10 8 7C 14 16 6 3 5 12C 20 18 11 9 BLOCK 13 BLOCK 14 58 BLOCK 15 24C 66C 30C 2C 14C 2C 84C 85C 1C 32C 25C 25C 87C 26C 10C NE CORNER SECTION 9 CORNER RECORD NO. 108135633 C1/4 CORNER SECTION 9 1/2" REBAR W/YELLOW CAP CORNER RECORD NO. 2015-014103 E1/4 CORNER SECTION 9 3" BRASS CAP - CORNER RECORD NO. 108039897 E1/16 CORNER SECTION 9 CORNER RECORD NO. 98056039 CW1/16 CORNER 5/8" REBAR W1/16 CORNER SECTION 9 3-1/4" ALUMINUM CAP CORNER RECORD NO. 2018-034915 S50409110001 CLOUD BERRY, LLC. STATE HIGHWAY 16 EAGLE, ID 83616 S50409141800 CT PALMER FARM, LLC. STATE HIGHWAY 16 EAGLE, ID 83616 S0409131400 DAVID JORDAN LOWE STATE HIGHWAY16 EAGLE, ID 83616 S0409131605 REVELS FAMILY TRUST 771 STATE HIGHWAY16 EAGLE, ID 83616 S0403336110 LEGACY EXPANSION, LLC 1252 N HWY 16 EAGLE, ID 83616 S0409244390 EARNEST BRADBURY 1024 N POLLARD LN STAR, ID 83669 S0409244750 STEVEN YOUNG 906 N POLLARD LN STAR, ID 83669 S0403336110 LEGACY EXPANSION, LLC 1252 STATE HIGHWAY16 EAGLE, ID 83616 R543760200 MICHAEL D. HAGOOD W FLOATING FEATHER RD STAR, ID 83669 S0404336500 STAR CEMETERY 9350 W FLOATING ROAD STAR, ID 83669 BLOCK 7 BLOCK 15 10 18 27 11 19 22 1C 12 20 8 2 13 7 21 3 14 23 9C 4 15C 24 5 16 25 6 17 26 BLOCK 6 1C PHASE 3 42 LOTS PHASE 2 56 LOTS PHASE 5 57 LOTS PHASE 1 54 LOTS PHASE 6 33 LOTS PHASE 8 32 LOTS PHASE 10 46 LOTS PHASE 4 46 LOTS PHASE 7 71 LOTS PHASE 9 32 LOTS NEIGHBORHOOD COMMERICIAL AREA W. MILLCREEK LANE W. DOVE CREEK STREET W. TAMWORTH DRIVE N. BLUEBROOK AVE N. BRANTFORD AVE W. MILLCREEK LANE W. MILLCREEK CT. N. BINBROOK PLACE W. MILLCREEK LANE W. GOLDEN RAIN STREET W. BLAKELAND STREET N. BLUEBROOK AVE N. KENORA AVE N. ELMVALE AVENUE W. PATMORE STREET N. BLUEBROOK AVE W. SCHUMARD STREET N. BLUEBROOK AVENUE N. GARNER AVENUE N. BAUFF AVENUE N. KENORA AVENUE N. ELMVALE AVE N. ROSTI FARM WAY N. ROSTI FARM WAY N. ROSTI FARM WAY W. RYCROFT STREET N. CALLANDER WAY W. BOWIE STREET W. BOWIE CT. W. SCHUMARD STREET N. CHATSWORTH WAY N. CALLANDER WAY N. BINBROOK AVENUE W. GOLDEN RAIN STREET W. SEAFORTH STREET W. OAKVILLE STREET N. BINBROOK AVENUE N. SAM AVENUE W. SEAFORTH STREET W. OAKVILLE STREET W. FLOATING FEATHER ROAD STATE HIGHWAY 16 N. POLLARD LANE N. POLLARD LANE (TO BE VACATED) N. KARI AVE AMERICAN STAR SUBDIVISION (FUTURE) NOT A PART S0409223003 AMH DEVELOPMENT, LLC 1078 N PLUMMER ROAD STAR, ID 83669 BLOCK 3 BLOCK 3 NOT A PART 34 35 15 16 NO. DESCRIPTION DATE BY REVISIONS DATE ISSUED CHECKED BY DRAWN BY PROJECT NO. SCALE SHEET OF DWG. FILE © 2019 ENGINEERING SOLUTIONS. THIS DRAWING OR FILE CONTAINS INFORMATION OWNED BY ENGINEERING SOLUTIONS, LLP AND SHALL BE GOVERNED ONLY BY ENGINEERING SOLUTIONS. ANY REPRODUCTION, REUSE, OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC PRIOR WRITTEN PERMISSION OF ENGINEERING SOLUTIONS IS STRICTLY PROHIBITED. 11/18/2019 190515 190515-P-PREL.dwg AS SHOWN KDH BZM 7 ROSTI FARMS SUBDIVISION A PORTION OF THE NE 1/4 OF THE NW 1/4 SECTION 09, T.4N., R.1W., B.M. 1029 N. ROSARIO STREET, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 NGINEERING S E OWNERS OF RECORD DEVELOPER ENGINEER PLANNER SAM AND KARI ROSTI SAMUEL J. ROSTI ROSTI LAND, LLC 1460 N. POLLARD ROAD STAR, IDAHO 83669 PHONE: (208) 890-0364 KATHLEEN STROSCHEIN ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 BECKY McKAY ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 EMAIL: [EMAIL REDACTED] TOLL SOUTHWEST, LLC 3103 W. SHERYL DRIVE, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 424-0020 OWNERS OF RECORD DEVELOPER ENGINEER PP-01 PRELIMINARY PLAT 1 0 SCALE IN FEET 100 400 200 200 N N PROJECT SITE ROSTI FARMS SUBDIVISION AMERICAN STAR SUBDIVISION W. FLOATING FEATHER ROAD W. STATE STREET - STATE HIGHWAY 44 N. PLUMMER ROAD W. RINGLE CREEK ST. W. MILLCREEK LANE N. POLLARD LANE PRELIMINARY PLAT ROSTI FARMS SUBDIVISION STAR, IDAHO A PORTION OF THE NE 1/4 OF THE NW 1/4 SECTION 09 T.4N., R.1W., B.M. STAR, ADA COUNTY, IDAHO 2019 STATE HIGHWAY 16 ---PAGE BREAK--- GIRR GIRR GIRR 1C 2 3 4 5 6 7 8 9 10 6 9 7 8 13 11 4 2 1C 3 5 12 9 5 4 1C 3 2 12 10 11 14 13 6 8 7 7C 10 4 1C 2 12 3 11 5 9 6 8 3 16 17 13C 14 15 12 11 18 19 7 6 5 10 8 4 9C 2 3 4 1 5 11 12 13 14 15 16 17 18 19 20 21 23 22 32 27 31 30 33 36 35 34 37 38 39 40C 41 43 44 45 46 47 42 8 1C 3 4 5 6 7 3 1C 2 18 15 17 16 4 10 7 9 13 14 6 8 5 11C 12 1C 5 15C 14 13 12 17 16 2 3 4 11 10 8 6 7 9C 20C 12 4 19 11 3 18 10 2 26C 17 9 24 16 8 23 15 7 22 14 6 21 13 5 1C 10 26 44 61 77 11 27 45 62 78C 12 28 46 63 30C 13 29 47 64 14 31C 48 65C 7 15 23C 33 41 49 57 66 74 8 16 24 34 42 50 59 67 75 1C 9 17 25 35 43C 51 60 68 76 2 18 36 52 69 3 19 37 53 70 4 20 38 54C 71 5 21 39 55 72 6 22 40 56 73 BLOCK 4 BLOCK 5 BLOCK 1 BLOCK 1 BLOCK 1 BLOCK 2 BLOCK 14 BLOCK 5 BLOCK 5 BLOCK 8 BLOCK 10 BLOCK 11 BLOCK 12 29 28 BLOCK 14 BLOCK 5 BLOCK 14 7 8 9 6C 10C 45,451 SF 6,676 SF 6,683 SF 6,683 SF 6,682 SF 6,683 SF 11,941 SF 6,683 SF 6,683 SF 6,451 SF 7,800 SF 6,564 SF 6,600 SF 6,600 SF 10,020 SF 14,389 SF 11,585 SF 9,750 SF 1,998 SF 12,346 SF 10,200 SF 7,227 SF 7,452 SF 7,452 SF 7,441 SF 14,755 SF 8,302 SF 7,782 SF 7,452 SF 7,452 SF 7,452 SF 8,860 SF 7,452 SF 7,452 SF 7,452 SF 7,452 SF 11,904 SF 11,177 SF 2,847 SF 11,141 SF 12,004 SF 11,177 SF 12,026 SF 11,177 SF 11,243 SF 10,597 SF 11,059 SF 118,418 SF 14,628 SF 10,520 SF 10,520 SF 1,348 SF 10,484 SF 10,520 SF 9,112 SF 9,112 SF 11,177 SF 7,453 SF 7,452 SF 9,863 SF 13,893 SF 20,549 SF 9,838 SF 10,590 SF 6,564 SF 7,406 SF 6,859 SF 1,217 SF 1,214 SF 7,453 SF 10,444 SF 9,863 SF 9,863 SF 10,547 SF 7,453 SF 10,434 SF 9,863 SF 9,863 SF 1,458 SF 7,453 SF 10,434 SF 9,863 SF 9,863 SF 42,813 SF 7,453 SF 11,417 SF 9,863 SF 9,826 SF 7,453 SF 166,339 SF 9,863 SF 2,582 SF 7,453 SF 7,453 SF 6,223 SF 9,786 SF 9,863 SF 9,863 SF 20,321 SF 9,076 SF 9,062 SF 7,453 SF 7,453 SF 10,526 SF 12,497 SF 9,863 SF 9,840 SF 9,863 SF 9,114 SF 10,584 SF 2,137 SF 7,453 SF 7,453 SF 7,363 SF 14,472 SF 2,630 SF 19,699 SF 9,862 SF 9,254 SF 10,596 SF 6,775 SF 9,808 SF 24,623 SF 23,335 SF 9,782 SF 6,445 SF 16,119 SF 19,826 SF 12,327 SF 10,609 SF 14,885 SF 12,387 SF 9,870 SF 3,139 SF 11,057 SF 12,705 SF 6,410 SF 9,863 SF 11,218 SF 16,005 SF 4,530 SF 7,850 SF 15,206 SF 6,407 SF 7,700 SF 9,960 SF 9,457 SF 7,288 SF 7,581 SF 116,189 SF 9,701 SF 6,712 SF 12,039 SF 6,615 SF 6,644 SF 8,711 SF 6,836 SF 6,526 SF 11,203 SF 7,366 SF 6,555 SF 9,931 SF 7,771 SF 9,282 SF 3,683 SF 9,112 SF 9,113 SF 9,113 SF 9,113 SF 9,113 SF 9,113 SF 9,134 SF 3,146 SF 14,616 SF 9,468 SF 9,544 SF 9,563 SF 9,582 SF 9,600 SF 14,701 SF 10,947 SF 13,782 SF 9,994 SF 9,994 SF 9,747 SF 9,423 SF 9,424 SF 12,239 SF 10,257 SF 10,257 SF 10,257 SF 11,189 SF 10,090 SF 15,680 SF 1,352 SF 6,681 SF 6,681 SF 6,695 SF 6,979 SF 11,163 SF 8,027 SF 9,312 SF 6,431 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 7,669 SF 6,600 SF 10,988 SF 10,890 SF 15,815 SF 11,617 SF 9,113 SF 2,467 SF 9,076 SF 9,076 SF 11,595 SF 9,113 SF 11,836 SF 8,625 SF 9,090 SF 8,769 SF 9,114 SF 9,115 SF 12,040 SF 8,796 SF 8,453 SF 8,796 SF 2,502 SF 9,076 SF 52,839 SF 8,562 SF 1,233 SF 9,076 SF 9,112 SF 9,062 SF 9,063 SF 9,113 SF 9,026 SF 9,113 SF 8,117 SF 9,785 SF 9,862 SF 9,076 SF 8,227 SF 8,629 SF 1,233 SF 58 12,008 SF 493 SF 32C 25C 25C 54,605 SF 83,350 SF 9,169 SF 26C 15,376 SF 10C 2,463 SF 16' 60' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 64' 66' 12' 75' 75' 75' 75' 75' 75' 75' 13' 66' 128' 75' 75' 128' 75' 75' 128' 75' 75' 127' 75' 75' 127' 23' 74' 133' 51' 62' 142' 176' 62' 145' 129' 31' 124' 75' 122' 44' 75' 75' 122' 75' 75' 122' 75' 75' 122' 75' 75' 122' 75' 75' 122' 75' 75' 121' 10' 125' 153' 39' 51' 46' 129' 130' 26' 115' 130' 42' 57' 75' 132' 18' 75' 86' 132' 66' 91' 122' 13' 132' 131' 76' 76' 131' 76' 76' 47' 47' 25' 131' 29' 67' 131' 77' 67' 131' 77' 67' 13' 122' 92' 122' 66' 12' 113' 75' 122' 20' 55' 55' 20' 64' 121' 78' 108' 67' 121' 78' 67' 121' 78' 104' 51' 121' 78' 61' 122' 78' 36' 39' 121' 39' 36' 122' 113' 12' 67' 122' 55' 20' 122' 86' 122' 86' 86' 122' 36' 39' 122' 113' 75' 66' 12' 117' 16' 60' 121' 66' 12' 103' 14' 65' 122' 20' 55' 55' 20' 56' 121' 78' 61' 122' 79' 59' 121' 76' 22' 39' 121' 39' 36' 75' 113' 12' 66' 75' 131' 75' 65' 14' 119' 31' 44' 65' 121' 75' 111' 14' 121' 75' 75' 122' 75' 113' 12' 67' 75' 122' 75' 65' 14' 112' 75' 12' 67' 141' 75' 133' 75' 141' 75' 62' 13' 1' 135' 75' 81' 124' 75' 42' 196' 48' 200' 49' 137' 113' 30' 14' 36' 147' 75' 76' 136' 75' 16' 60' 126' 75' 75' 122' 75' 21' 54' 121' 75' 67' 12' 113' 75' 131' 72' 12' 52' 72' 85' 131' 85' 85' 131' 85' 85' 131' 85' 85' 123' 12' 76' 85' 137' 141' 70' 16' 141' 4' 81' 137' 85' 126' 27' 59' 10' 93' 12' 94' 12' 67' 132' 123' 83' 122' 100' 72' 122' 75' 121' 75' 75' 30' 80' 75' 131' 71' 12' 123' 50' 131' 80' 80' 131' 80' 80' 132' 80' 85' 131' 85' 132' 124' 13' 74' 14' 91' 88' 85' 85' 80' 78' 78' 132' 132' 58' 132' 132' 78' 132' 78' 132' 78' 52' 12' 70' 71' 132' 5' 53' 36' 30' 144' 135' 148' 75' 155' 76' 75' 170' 76' 159' 10' 45' 217' 34' 174' 55' 130' 225' 55' 20' 15' 60' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 132' 75' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 60' 15' 133' 185' 48' 204' 27' 52' 208' 16' 182' 75' 179' 81' 75' 155' 79' 66' 140' 68' 138' 136' 42' 177' 22' 40' 120' 160' 23' 33' 117' 55' 58' 117' 58' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 93' 145' 21' 30' 127' 46' 177' 42' 42' 108' 117' 45' 10' 55' 116' 64' 64' 117' 135' 40' 42' 109' 66' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 55' 135' 55' 12' 134' 55' 43' 124' 55' 75' 91' 38' 45' 67' 163' 9' 59' 157' 100' 155' 49' 92' 155' 49' 157' 49' 93' 47' 124' 57' 7' 86' 117' 137' 39' 91' 144' 71' 90' 55' 205' 90' 188' 80' 33' 45' 165' 57' 51' 55' 134' 55' 116' 116' 18' 48' 123' 1' 43' 36' 51' 118' 55' 55' 123' 55' 36' 19' 123' 22' 33' 70' 115' 50' 48' 35' 121' 50' 52' 32' 115' 50' 83' 122' 18' 32' 72' 121' 55' 37' 19' 122' 55' 55' 120' 55' 31' 24' 119' 55' 55' 120' 16' 38' 36' 63' 128' 49' 71' 44' 59' 155' 31' 19' 99' 127' 71' 62' 22' 83' 4' 121' 45' 10' 55' 120' 121' 55' 121' 55' 55' 55' 122' 55' 55' 121' 55' 55' 23' 122' 10' 148' 11' 55' 122' 55' 55' 122' 55' 55' 100' 18' 22' 24' 81' 113' 55' 120' 3' 55' 55' 120' 55' 55' 120' 55' 55' 120' 55' 55' 120' 55' 55' 120' 55' 55' 120' 55' 120' 47' 12' 112' 55' 120' 55' 55' 120' 55' 164' 55' 207' 55' 192' 55' 19' 50' 140' 47' 9' 107' 112' 61' 98' 138' 66' 28' 220' 137' 62' 11' 58' 46' 28' 27' 46' 120' 55' 112' 12' 38' 113' 29' 39' 23' 53' 14' 133' 55' 59' 90' 123' 24' 55' 121' 31' 55' 55' 121' 55' 55' 121' 55' 60' 122' 52' 134' 55' 154' 14' 53' 107' 119' 26' 120' 55' 19' 13' 55' 120' 55' 55' 120' 55' 55' 55' 16' 60' 131' 75' 127' 75' 131' 75' 75' 131' 75' 75' 131' 75' 75' 132' 75' 75' 131' 75' 131' 75' 75' 131' 75' 132' 75' 75' 131' 75' 131' 75' 75' 131' 75' 75' 123' 75' 67' 12' 127' 16' 60' 131' 75' 131' 75' 131' 131' 75' 131' 75' 131' 75' 131' 131' 75' 131' 75' 131' 75' 131' 75' 131' 75' 60' 16' 127' 75' 132' 75' 132' 75' 132' 75' 132' 75' 132' 142' 45' 23' 56' 103' 112' 132' 84' 67' 176' 70' 59' 70' 57' 113' 153' 100' 123' 78' 178' 44' BLOCK 7 BLOCK 5 10 18 27 11 19 22 1C 12 20 8 2 13 7 21 3 14 23 9C 4 15C 24 5 16 25 6 17 26 9,863 SF 9,862 SF 9,840 SF 9,862 SF 9,862 SF 9,862 SF 9,863 SF 9,862 SF 9,863 SF 9,840 SF 9,862 SF 9,863 SF 9,862 SF 9,862 SF 9,826 SF 9,862 SF 5,260 SF 9,863 SF 2,732 SF 9,862 SF 9,863 SF 9,840 SF 9,862 SF 9,862 SF 9,862 SF 9,862 SF BLOCK 6 1C W. MILLCREEK LANE W. DOVE CREEK STREET W. TAMWORTH DRIVE N. BLUEBROOK AVE N. BRANTFORD AVE W. MILLCREEK LANE W. MILLCREEK CT. N. BINBROOK PLACE W. MILLCREEK LANE W. GOLDEN RAIN STREET W. BLAKELAND STREET N. BLUEBROOK AVE N. KENORA AVE N. ELMVALE AVENUE W. PATMORE STREET N. BLUEBROOK AVE W. SCHUMARD STREET N. ROSTI FARM WAY W. SCHUMARD STREET N. CHATSWORTH WAY N. CALLANDER WAY N. BINBROOK AVENUE W. GOLDEN RAIN STREET N. POLLARD LANE (TO BE VACATED) N. KARI AVE 2,768 SF NOT A PART 50' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 50' 50' 50' 50' 50' 50' 50' 50' 47' 47' 50' 47' 47' 20' 20' 20' 11.5' 11.5' BLOCK 3 HARDSCAPE PLAZA PICNIC SHELTER HARDSCAPE PLAZA WITH BENCHES POOL HOUSE FACILITIES TOT LOT 20' 20' 20' 20' 20' 20' 20' 20' 20' 20' 20' 11.5' 11.5' 11.5' 11.5' 20' 20' 20' 20' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 20' 20' 11.5' 11.5' 11.5' 11.5' 20' 20' 20' 20' 20' 20' 20' 11.5' 11.5' 20' 20' 20' 20' 20' 20' 20' 62'R 63.5'R 55'R 11.5' 35' 35' 10,020 SF 10,020 SF LANDSCAPE BUFFER LANDSCAPE BUFFER FUTURE SH-16 RIGHT-OF-WAY 11.5' 11.5' STATE HIGHWAY 16 DRAINAGE DISTRICT NO. 3 DRAIN DRAINAGE DISTRICT NO. 3 DRAIN 31.5' 31.5' 100' 100' 100' 100' 128' 40.0' 40.0' 35' 50' 50' 150' 50' 50' 50' 62'R 50' NOT A PART 47' GIRR 11.5' KLONDIKE DRAIN KLONDIKE DRAIN MIDDLETON MILL CANAL MIDDLETON MILL CANAL DRAINAGE DISTRICT NO. 2 STUB DRAIN FUTURE AMERICAN STAR SUBDIVISION NO. DESCRIPTION DATE BY REVISIONS DATE ISSUED CHECKED BY DRAWN BY PROJECT NO. SCALE SHEET OF DWG. FILE © 2019 ENGINEERING SOLUTIONS. THIS DRAWING OR FILE CONTAINS INFORMATION OWNED BY ENGINEERING SOLUTIONS, LLP AND SHALL BE GOVERNED ONLY BY ENGINEERING SOLUTIONS. ANY REPRODUCTION, REUSE, OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC PRIOR WRITTEN PERMISSION OF ENGINEERING SOLUTIONS IS STRICTLY PROHIBITED. 11/18/2019 190515 190515-P-PREL.dwg AS SHOWN KDH BZM 7 ROSTI FARMS SUBDIVISION A PORTION OF THE NE 1/4 OF THE NW 1/4 SECTION 09, T.4N., R.1W., B.M. 1029 N. ROSARIO STREET, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 NGINEERING S E OWNERS OF RECORD DEVELOPER ENGINEER PLANNER SAM AND KARI ROSTI SAMUEL J. ROSTI ROSTI LAND, LLC 1460 N. POLLARD ROAD STAR, IDAHO 83669 PHONE: (208) 890-0364 KATHLEEN STROSCHEIN ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 BECKY McKAY ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 EMAIL: [EMAIL REDACTED] TOLL SOUTHWEST, LLC 3103 W. SHERYL DRIVE, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 424-0020 OWNERS OF RECORD DEVELOPER ENGINEER PP-02 PRELIMINARY PLAT 2 0 SCALE IN FEET 50 200 100 100 N MATCHLINE SEE SHEET PP-03 ---PAGE BREAK--- 26.3' 7C 10 4 1C 2 12 3 11 5 9 6 8 20 18 15C 16 14 13 17 12 19 11 10 9 8 7 25 24 23 22 21 27 4 33 28 26 2 3 16 17 13C 14 15 12 11 18 19 7 6 5 10 8 4 9C 58 27 36 37 38 39 40C 41 43 44 45 46 47 48 49 50 42 64 62 61 60 53 57C 56 55 54 51 59 52 63 65 8 1C 2 3 4 5 6 7 3 1C 2 18 15 17 16 4 10 7 9 13 14 6 8 5 11C 12 1C 5 15C 14 13 12 17 16 2 3 4 11 10 8 6 7 9C 4 7C 6 5 2 3 1C 12 11 10 9 8 13 11 3 7 8 9 5 4 6C 2 1C 9 7 6 5 8C 4 2 3 10 11 16 15 14 13 12C 10 25 9 1C 16C 8 15 20 14 21 13 22 12 23 11C 24 4 3 2 7 6 5 17 18 19 1C 2 10 4 9 5 12 8 7C 11 3 6 8 9 10 3 11 4 12 5 13 6 7 1C 83 77 78 79 80 81 82 86C 63 57 56 55 69C 64 60 62 61 59 58 65 66 51 45 44 43 42 41 40 39 38 37 36 48 50 49 47 46 54 53 52 35 34 33 32 31 13 26 22 23 24 25 29 21 3 4 5 6 7 8 9 10 11 12 18 14C 15 16 17 20 19 67 68 72 71 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SF 9,062 SF 9,863 SF 9,114 SF 10,584 SF 9,862 SF 9,254 SF 10,596 SF 9,782 SF 10,609 SF 11,057 SF 16,005 SF 9,069 SF 9,113 SF 9,090 SF 9,113 SF 2,502 SF 9,076 SF 9,113 SF 9,113 SF 9,113 SF 9,113 SF 6,075 SF 9,112 SF 9,113 SF 9,113 SF 9,113 SF 9,113 SF 2,492 SF 9,113 SF 9,112 SF 9,090 SF 9,113 SF 6,683 SF 6,683 SF 6,712 SF 24,507 SF 6,879 SF 7,512 SF 7,182 SF 6,682 SF 6,682 SF 7,219 SF 6,408 SF 6,407 SF 6,408 SF 3,277 SF 7,307 SF 6,682 SF 6,938 SF 4,460 SF 3,595 SF 6,735 SF 6,957 SF 6,682 SF 6,957 SF 6,682 SF 6,957 SF 6,682 SF 8,474 SF 6,682 SF 1,152 SF 6,682 SF 6,683 SF 6,683 SF 6,682 SF 6,683 SF 6,683 SF 6,683 SF 6,683 SF 6,682 SF 6,682 SF 2,229 SF 8,196 SF 6,737 SF 6,738 SF 6,737 SF 6,738 SF 7,675 SF 6,737 SF 7,918 SF 6,737 SF 6,738 SF 6,738 SF 6,518 SF 6,518 SF 6,518 SF 6,468 SF 6,518 SF 6,518 SF 6,518 SF 6,518 SF 6,518 SF 6,518 SF 6,518 SF 24,148 SF 6,468 SF 6,778 SF 6,525 SF 6,518 SF 6,518 SF 6,518 SF 6,518 SF 38,922 SF 6,411 SF 6,989 SF 7,149 SF 7,293 SF 37,748 SF 6,284 SF 6,724 SF 6,500 SF 6,641 SF 6,830 SF 6,943 SF 6,365 SF 6,298 SF 7,401 SF 6,472 SF 6,513 SF 6,437 SF 6,301 SF 6,343 SF 6,862 SF 7,334 SF 6,950 SF 6,358 SF 6,323 SF 6,789 SF 7,276 SF 7,096 SF 6,589 SF 6,438 SF 7,331 SF 7,390 SF 7,421 SF 6,821 SF 7,488 SF 7,388 SF 7,139 SF 7,248 SF 6,056 SF 6,696 SF 6,606 SF 6,623 SF 6,647 SF 6,672 SF 16,952 SF 11,896 SF 6,125 SF 6,118 SF 6,111 SF 6,104 SF 6,097 SF 6,090 SF 6,083 SF 6,076 SF 6,069 SF 6,062 SF 6,026 SF 2,200 SF 6,046 SF 6,039 SF 6,032 SF 10,911 SF 6,024 SF 6,006 SF 8,793 SF 6,853 SF 6,832 SF 7,760 SF 6,924 SF 6,896 SF 6,874 SF 6,627 SF 9 113 SF 9,113 SF 9,113 SF 9,134 SF 3,146 SF 14,616 SF 9,468 SF 9,544 SF 9,563 SF 9,582 SF 9,600 SF 9,619 SF 9,638 SF 9,394 SF 14,701 SF 15,220 SF 9,457 SF 9,524 SF 9,536 SF 9,563 SF 3,190 SF 9,579 SF 9,592 SF 9,605 SF 12,785 SF 9,549 SF 11,274 SF 14,563 SF 9,772 SF 10,947 SF 13,782 SF 9,958 SF 9,994 SF 9,994 SF 9,747 SF 9,423 SF 9,424 SF 12,239 SF 10,257 SF 10,257 SF 10,257 SF 11,189 SF 10,090 SF 15,680 SF 1,352 SF 9,562 SF 10,890 SF 9,113 SF 2,467 SF 9,076 SF 9,076 SF 11,595 SF 9,113 SF 11,836 SF 8,625 SF 9,090 SF 8,769 SF 9,114 SF 9,115 SF 12,040 SF 8,796 SF 8,453 SF 8,796 SF 2,502 SF 9,076 SF 52,839 SF 8,562 SF 1,233 SF 9,076 SF 9,112 SF 9,062 SF 9,063 SF 9,113 SF 9,026 SF 9,113 SF 8,117 SF 9,785 SF 9,862 SF 9,076 SF 8,227 SF 8,629 SF 1,233 SF 6,408 SF 2,387 SF 6,385 SF 6,408 SF 6,407 SF 6,408 SF 8,189 SF 6,407 SF 6,408 SF 6,408 SF 6,408 SF 6,371 SF 6,683 SF 6,646 SF 6,529 SF 6,682 SF 6,682 SF 6,646 SF 5,833 SF 6,199 SF 1,022 SF 6,824 SF 1,313 SF 6,682 SF 58 12,008 SF BLOCK 15 BLOCK 15 24C 66C 30C 2C 14C 2C 84C 85C 1C 87C 317,827 SF 23,463 SF 2,028 SF 2,170 SF 1,035 SF 1,035 SF 149,540 SF 191,110 SF 2,463 SF 7,586 SF 7,962 SF 131' 34' 21' 133' 126' 55' 121' 55' 118' 55' 117' 55' 118' 55' 118' 55' 115' 55' 114' 55' 120' 14' 41' 130' 55' 133' 55' 120' 56' 113' 56' 117' 37' 20' 131' 57' 138' 57' 131' 19' 38' 130' 56' 135' 55' 148' 41' 15' 2' 37' 78' 81' 56' 94' 31' 40' 55' 112' 18' 55' 122' 24' 15' 55' 55' 122' 55' 55' 121' 55' 55' 121' 55' 55' 120' 40' 55' 121' 15' 44' 69' 80' 121' 44' 61' 80' 111' 13' 55' 109' 42' 55' 55' 110' 55' 55' 110' 55' 55' 110' 55' 55' 110' 55' 110' 55' 110' 55' 55' 110' 55' 55' 110' 55' 55' 111' 55' 55' 111' 55' 55' 111' 55' 55' 111' 45' 119' 55' 109' 14' 55' 119' 55' 55' 119' 55' 55' 119' 55' 55' 119' 55' 55' 119' 55' 55' 119' 55' 55' 119' 55' 55' 119' 55' 55' 119' 55' 55' 119' 55' 55' 111' 55' 111' 55' 111' 55' 55' 111' 55' 55' 55' 33' 120' 55' 108' 36' 40' 119' 55' 15' 55' 119' 55' 55' 119' 55' 55' 119' 55' 55' 119' 55' 14' 109' 55' 45' 33' 43' 111' 60' 127' 20' 124' 55' 114' 23' 14' 55' 124' 55' 55' 125' 55' 55' 125' 55' 55' 126' 55' 15' 55' 40' 55' 117' 55' 117' 117' 55' 117' 55' 55' 117' 55' 55' 117' 55' 55' 117' 55' 47' 12' 108' 112' 16' 40' 117' 55' 117' 55' 117' 55' 55' 11' 55' 55' 55' 122' 55' 55' 11' 55' 121' 55' 55' 121' 55' 46' 12' 113' 113' 12' 46' 122' 55' 119' 11' 47' 122' 55' 116' 55' 110' 47' 13' 95' 117' 59' 13' 107' 56' 55' 117' 55' 117' 55' 55' 117' 55' 30' 55' 121' 55' 55' 121' 55' 55' 121' 55' 55' 134' 55' 128' 0' 55' 123' 55' 122' 55' 1' 54' 122' 55' 55' 122' 55' 99' 24' 36' 55' 138' 107' 43' 116' 27' 14' 18' 115' 55' 115' 55' 117' 55' 119' 55' 122' 55' 123' 55' 125' 55' 127' 55' 127' 55' 132' 55' 133' 55' 134' 55' 135' 55' 135' 30' 25' 55' 55' 122' 55' 122' 55' 55' 122' 55' 55' 122' 55' 55' 122' 55' 55' 122' 55' 41' 14' 122' 55' 55' 124' 55' 55' 129' 55' 56' 54' 55' 55' 55' 121' 55' 121' 55' 121' 55' 121' 55' 121' 55' 121' 55' 121' 55' 121' 55' 121' 55' 126' 126' 55' 126' 55' 126' 12' 74' 91' 29' 123' 41' 15' 92' 25' 123' 55' 123' 55' 123' 55' 123' 55' 97' 21' 18' 49' 122' 55' 122' 55' 122' 55' 122' 55' 122' 66' 168' 180' 108' 36' 24' 24' 75' 133' 75' 75' 133' 15' 60' 75' 135' 36' 140' 29' 183' 50' 41' 142' 133' 12' 52' 15' 75' 123' 60' 16' 117' 75' 122' 75' 75' 122' 24' 24' 36' 75' 97' 68' 75' 75' 75' 160' 40' 145' 104' 42' 157' 16' 60' 131' 127' 75' 131' 75' 131' 75' 131' 75' 131' 75' 131' 180' 75' 131' 75' 75' 131' 75' 75' 131' 75' 75' 131' 75' 75' 131' 75' 75' 131' 75' 75' 131' 75' 64' 132' 64' 60' 154' 28' 145' 119' 60' 124' 140' 35' 12' 123' 75' 9' 12' 48' 9' 75' 127' 56' 12' 75' 75' 127' 75' 75' 127' 75' 75' 127' 75' 75' 128' 75' 128' 75' 128' 75' 75' 128' 75' 75' 128' 56' 75' 121' 9' 12' 54' 83' 53' 120' 122' 60' 16' 117' 75' 122' 75' 75' 122' 75' 75' 122' 75' 75' 75' 122' 75' 122' 122' 75' 75' 122' 75' 75' 122' 75' 75' 117' 16' 60' 75' 113' 122' 66' 12' 122' 75' 122' 75' 122' 75' 75' 122' 122' 122' 75' 122' 75' 121' 75' 112' 13' 66' 46' 80' 85' 117' 29' 75' 129' 36' 12' 75' 75' 128' 75' 75' 128' 75' 75' 128' 75' 75' 128' 75' 75' 127' 75' 75' 127' 23' 74' 133' 51' 62' 142' 176' 62' 145' 129' 31' 124' 75' 122' 44' 75' 75' 122' 75' 75' 122' 75' 122 75' 57' 132' 18' 75' 86' 132' 66' 91' 122' 13' 132' 76' 123' 12' 68' 131' 76' 76' 131' 76' 76' 47' 47' 25' 131' 29' 67' 131' 77' 67' 131' 77' 67' 13' 122' 92' 122' 66' 12' 113' 75' 122' 20' 55' 55' 20' 64' 121' 78' 108' 67' 121' 78' 67' 121' 78' 104' 51' 121' 78' 61' 122' 78' 36' 39' 121' 39' 36' 122' 113' 12' 67' 122' 55' 20' 122' 86' 122' 86' 86' 122' 36' 39' 122' 113' 75' 66' 12' 117' 60' 121' 66' 12' 103' 14' 65' 122' 20' 55' 55' 20' 56' 121' 78' 61' 122' 79' 59' 121' 76' 22' 39' 121' 39' 36' 75' 113' 12' 66' 75' 131' 75' 65' 14' 119' 31' 44' 65' 121' 75' 111' 14' 121' 75' 75' 122' 75' 113' 12' 67' 75' 122' 75' 65' 14' 112' 75' 12' 67' 141' 75' 133' 75' 141' 75' 62' 13' 1' 135' 75' 81' 124' 75' 42' 196' 48' 200' 49' 137' 113' 30' 14' 36' 147' 75' 76' 136' 75' 16' 60' 126' 75' 75' 122' 75' 21' 54' 121' 75' 67' 12' 113' 75' 131' 72' 12' 52' 72' 85' 131' 85' 85' 131' 85' 85' 131' 85' 85' 123' 12' 76' 85' 137' 141' 70' 16' 141' 4' 81' 137' 85' 126' 27' 59' 10' 93' 12' 94' 12' 67' 132' 123' 83' 122' 100' 72' 122' 75' 121' 75' 75' 30' 80' 75' 131' 71' 12' 123' 50' 131' 80' 80' 131' 80' 80' 132' 80' 85' 131' 85' 132' 124' 13' 74' 14' 91' 88' 85' 85' 80' 75' 123' 78' 78' 132' 132' 58' 132' 132' 78' 132' 78' 132' 78' 52' 12' 70' 71' 132' 5' 61' 12' 53' 148' 155' 79' 66' 140' 68' 55' 19' 75' 75' 75' 75' 75' 13 75' 131' 131' 75' 131' 75' 123' 67' 12' 75' 132' 75' 132' 75' 132' 75' 132' 75' 132' 142' 45' 23' 56' 103' 112' 132' 113' 55' 137' 55' 121' 55' 55' 55' 55' 55' 55' 83' 56' 55' 55' 140' 123' 78' 178' BLOCK 7 BLOCK 15 11 12 13 14 863 SF 9,862 SF 9,826 SF 1C NEIGHBORHOOD COMMERICIAL AREA W. BLAKELAND STREET N. KENOR N. ELMVALE AVENUE W. PATMORE STREET N. BLUEBROOK AVE W. SCHUMARD STREET N. BLUEBROOK AVENUE N. GARNER AVENUE N. BAUFF AVENUE N. KENORA AVENUE N. ELMVALE AVE N. ROSTI FARM WAY N. ROSTI FARM WAY W. RYCROFT STREET N. CALLANDER WAY W. BOWIE STREET W. BOWIE CT. W. SCHUMARD STREET N. CHATSWORTH WAY N. CALLANDER WAY N. BINBROOK AVENUE W. GOLDEN RAIN STREET W. SEAFORTH STREET W. OAKVILLE STREET N. BINBROOK AVENUE N. SAM AVENUE W. SEAFORTH STREET W. OAKVILLE STREET W. FLOATING FEATHER ROAD N. POLLARD LANE N. POLLARD LANE (TO BE VACATED) 121' 50' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 4 47' HARDSCAPE PLAZA WITH BENCHES TOT LOT POOL HOUSE FACILITIES TOT LOT 11.5' 20' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 20' 20' 11.5' 11.5' 11.5' 11.5' 20' 20' 20' 20' 20' 11.5' 11.5' 20' 20' 20' 20' 20' 20' 63.5'R 11.5' 35' 35' LANDSCAPE BUFFER LANDSCAPE BUFFER FUTURE SH-16 RIGHT-OF-WAY FUTURE SH-16 RIGHT-OF-WAY LANDSCAPE BUFFER FUTURE SH-16 RIGHT-OF-WAY LANDSCAPE BUFFER FUTURE SH-16 RIGHT-OF-WAY 20' 20' 20' 20' 20' 20' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 20' 20' 20' 20' 20' 11.5' 11.5' 11.5' 11.5' 30' 30' 30' 20' 47.5' 10' 10' 10' 10' 10' 46.4' 15' 20' 35' 57' 57' 50' 58' 58' 56' 74' 54' 56' 55' 59' 62' 58' 55' 55' 56' 24' 60' 35' 21' 55' 55' 55' 55' 27' 28' 55' 23' 32' 35' 21' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 32' 23' 56' 55' 55' 15' 15' 40' 40' 40' 40' 40' 40' 40' 40' 35' 35' 35' 35' 20' 20' 165' DRAINAGE DISTRICT NO. 3 DRAIN 100' 40.0' 40.0' 50' 50' 150' 150' 50' 150' 50' 150' 29.2' 50' 47' 47' 47' 47' 47' 47' 47' 47' 50' 50' 50' 50' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 74' 98' 74' 98' 47' 11.5' KLONDIKE DRAIN KLONDIKE DRAIN FUTURE AMERICAN STAR SUBDIVISION FUTURE AMERICAN STAR SUBDIVISION FOOTHILLS DITCH FOOTHILLS DITCH FOOTHILLS DITCH STATE HIGHWAY 16 47' 34 35 15 16 NO. DESCRIPTION DATE BY REVISIONS DATE ISSUED CHECKED BY DRAWN BY PROJECT NO. SCALE SHEET OF DWG. FILE © 2019 ENGINEERING SOLUTIONS. THIS DRAWING OR FILE CONTAINS INFORMATION OWNED BY ENGINEERING SOLUTIONS, LLP AND SHALL BE GOVERNED ONLY BY ENGINEERING SOLUTIONS. ANY REPRODUCTION, REUSE, OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC PRIOR WRITTEN PERMISSION OF ENGINEERING SOLUTIONS IS STRICTLY PROHIBITED. 11/18/2019 190515 190515-P-PREL.dwg AS SHOWN KDH BZM 7 ROSTI FARMS SUBDIVISION A PORTION OF THE NE 1/4 OF THE NW 1/4 SECTION 09, T.4N., R.1W., B.M. 1029 N. ROSARIO STREET, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 NGINEERING S E OWNERS OF RECORD DEVELOPER ENGINEER PLANNER SAM AND KARI ROSTI SAMUEL J. ROSTI ROSTI LAND, LLC 1460 N. POLLARD ROAD STAR, IDAHO 83669 PHONE: (208) 890-0364 KATHLEEN STROSCHEIN ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 BECKY McKAY ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 EMAIL: [EMAIL REDACTED] TOLL SOUTHWEST, LLC 3103 W. SHERYL DRIVE, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 424-0020 OWNERS OF RECORD DEVELOPER ENGINEER PP-03 PRELIMINARY PLAT 3 0 SCALE IN FEET 50 200 100 100 N MATCHLINE SEE SHEET PP-02 ---PAGE BREAK--- 174 9,750 SF 173 9,750 SF 165 9,700 SF 157 9,750 SF 172 9,750 SF 156 9,750 SF 171 9,750 SF 163 9,726 SF 155 9,750 SF 170 9,750 SF 162 9,750 SF 154 9,750 SF 169 9,750 SF 161 9,750 SF 153 9,750 SF 168 9,750 SF 160 9,750 SF 152 9,750 SF 175 9,750 SF 167 9,750 SF 159 9,750 SF 176 9,726 SF 166 9,750 SF 151 9,726 SF 284 9,639 SF 212 9,750 SF 220 9,750 SF 213 9,750 SF 221 9,750 SF 214 9,750 SF 222 9,750 SF 215 9,750 SF 223 9,726 SF 216 9,750 SF 217 9,750 SF 225 9,726 SF 218 9,750 SF 226 9,750 SF 211 9,750 SF 219 9,750 SF 227 9,327 SF 199 11,050 SF 200 11,050 SF 205 11,777 SF 203 10,891 SF 206 11,899 SF 207 11,875 SF 197 11,000 SF 198 11,050 SF 124 12,215 SF 126 11,106 SF 127 13,794 SF 132 9,750 SF 123 23,252 SF 277 15,051 SF 260 9,488 SF 276 12,668 SF 256 9,357 SF 275 8,599 SF 255 14,608 SF 273 9,049 SF 272 9,062 SF 271 9,074 SF 278 9,478 SF 201 10,463 SF 286 9,329 SF 285 9,325 SF 283 9,880 SF 282 9,880 SF 281 9,829 SF 287 10,833 SF 242 9,726 SF 241 10,477 SF 240 10,767 SF 243 11,515 SF 339 9,000 SF 327 9,750 SF 341 9,000 SF 334 8,950 SF 342 8,950 SF 329 9,750 SF 335 9,000 SF 330 9,750 SF 336 9,000 SF 323 9,726 SF 331 9,750 SF 337 9,000 SF 324 9,750 SF 332 9,726 SF 312 8,516 SF 318 8,950 SF 311 8,113 SF 317 9,000 SF 310 8,443 SF 316 8,950 SF 308 9,001 SF 307 8,900 SF 321 8,950 SF 314 9,750 SF 320 9,000 SF 313 8,950 SF 296 9,002 SF 295 8,336 SF 305 8,950 SF 294 8,652 SF 304 9,000 SF 293 8,679 SF 303 11,706 SF 292 8,679 SF 291 8,508 SF 290 9,000 SF 300 9,002 SF 289 8,950 SF 299 8,950 SF 195 9,700 SF 144 20,484 SF 128 20,235 SF 108 19,752 SF 129 11,905 SF 143 15,931 SF 130 9,750 SF 142 10,938 SF 131 9,750 SF 141 10,495 SF 134 9,750 SF 140 9,668 SF 133 9,750 SF 139 9,141 SF 135 9,700 SF 138 9,001 SF 137 8,950 SF 178 12,092 SF 179 11,050 SF 182 10,400 SF 180 10,400 SF 181 10,400 SF 183 10,350 SF 235 14,870 SF 233 9,128 SF 232 8,705 SF 231 12,424 SF 228 13,308 SF 237 9,700 SF 236 17,304 SF 194 14,548 SF 247 9,000 SF 254 14,523 SF 186 9,000 SF 185 9,000 SF 187 11,037 SF 122 19,615 SF 115 9,750 SF 121 9,728 SF 113 9,750 SF 120 9,750 SF 112 9,750 SF 119 9,750 SF 111 9,750 SF 118 9,750 SF 110 9,750 SF 117 9,750 SF 116 9,750 SF 269 9,092 SF 268 9,104 SF 267 9,117 SF 266 8,704 SF 265 11,863 SF 264 13,754 SF 263 8,889 SF 257 9,432 SF 258 9,451 SF 259 9,469 SF 262 9,525 SF 261 9,507 SF 252 9,022 SF 274 9,036 SF 315 9,672 SF 326 9,750 SF 338 9,000 SF 251 9,000 SF 250 9,000 SF 249 9,000 SF 248 9,000 SF 245 10,914 SF 246 9,000 SF 302 11,465 SF 301 11,911 SF 325 9,750 SF 340 9,000 SF 297 8,976 SF 244 15,738 SF 107 24,544 SF 106 14,360 SF 105 12,386 SF 104 10,804 SF 109 9,758 SF 204 11,115 SF 148 10,421 SF 147 10,484 SF 146 10,468 SF 145 8,940 SF 189 9,960 SF 191 10,140 SF 190 10,140 SF 193 15,588 SF 192 10,140 SF 230 10,381 SF 229 10,989 SF 234 9,136 SF 309 8,000 SF 22 7,356 SF 418 6,728 SF 419 6,443 SF 357 6,325 SF 356 6,325 SF 359 6,325 SF 358 6,325 SF 360 6,330 SF 348 6,325 SF 345 6,325 SF 346 6,325 SF 347 6,325 SF 351 6,325 SF 349 6,325 SF 350 6,325 SF 353 6,325 SF 352 6,325 SF 354 6,325 SF 344 6,325 SF 101 7,260 SF 90 9,679 SF 92 6,600 SF 93 6,600 SF 94 6,600 SF 98 6,600 SF 96 6,600 SF 97 6,600 SF 99 6,600 SF 100 6,600 SF 91 6,473 SF 67 9,750 SF 58 6,732 SF 59 6,656 SF 61 6,600 SF 62 6,600 SF 63 11,689 SF 64 6,600 SF 65 6,600 SF 66 6,356 SF 4 14,824 SF 13 7,370 SF 21 8,607 SF 6 7,370 SF 14 7,370 SF 7 7,370 SF 15 7,370 SF 24 10,954 SF 8 7,370 SF 16 7,370 SF 25 7,684 SF 9 7,370 SF 17 7,370 SF 26 10,765 SF 10 7,370 SF 18 9,700 SF 27 10,757 SF 2 6,688 SF 11 7,370 SF 19 14,519 SF 28 10,757 SF 3 6,362 SF 12 7,370 SF 20 11,579 SF 29 11,866 SF 60 6,601 SF 5 12,673 SF 458 6,551 SF 457 6,600 SF 454 5,736 SF 453 6,116 SF 452 6,446 SF 449 6,325 SF 448 6,325 SF 447 6,325 SF 446 6,325 SF 464 6,325 SF 466 6,325 SF 465 6,325 SF 473 6,435 SF 474 6,435 SF 475 6,464 SF 476 6,631 SF 477 6,934 SF 478 7,264 SF 368 6,526 SF 369 6,097 SF 39 6,629 SF 47 9,635 SF 55 11,724 SF 32 7,474 SF 40 7,213 SF 48 9,358 SF 33 9,885 SF 41 7,626 SF 49 6,325 SF 34 15,132 SF 42 7,775 SF 35 9,200 SF 43 7,696 SF 51 9,501 SF 36 6,472 SF 44 7,283 SF 52 11,962 SF 37 6,444 SF 45 6,754 SF 38 6,562 SF 46 6,532 SF 54 9,359 SF 469 6,765 SF 470 6,765 SF 471 6,765 SF 511 6,605 SF 512 6,655 SF 505 6,655 SF 513 6,655 SF 506 6,655 SF 514 6,655 SF 507 6,655 SF 515 6,639 SF 508 6,655 SF 509 6,631 SF 210 8,352 SF 432 6,435 SF 363 6,523 SF 364 6,540 SF 365 6,565 SF 366 6,589 SF 367 6,614 SF 462 6,600 SF 461 6,600 SF 460 6,550 SF 456 6,600 SF 451 6,727 SF 467 6,620 SF 484 6,600 SF 439 6,325 SF 440 6,325 SF 441 6,325 SF 442 6,325 SF 443 6,301 SF 445 6,275 SF 492 6,875 SF 491 6,875 SF 490 6,875 SF 493 6,825 SF 495 6,600 SF 488 7,224 SF 496 6,600 SF 487 6,856 SF 497 6,600 SF 486 6,652 SF 498 6,600 SF 485 6,600 SF 499 6,600 SF 481 6,600 SF 500 6,600 SF 483 6,600 SF 501 6,600 SF 482 6,600 SF 502 6,600 SF 480 6,600 SF 503 6,600 SF 420 6,435 SF 421 6,435 SF 422 6,435 SF 423 6,435 SF 424 6,385 SF 436 6,435 SF 435 6,435 SF 434 6,435 SF 433 6,435 SF 429 6,435 SF 431 6,435 SF 430 6,435 SF 427 6,385 SF 428 6,435 SF 437 6,435 SF 77 10,324 SF 70 10,200 SF 69 11,585 SF 86 7,406 SF 361 11,333 SF 362 11,972 SF 81 6,598 SF 85 6,550 SF 83 11,074 SF 82 6,612 SF 79 6,896 SF 80 6,598 SF 71 7,800 SF 68 12,346 SF 73 6,600 SF 74 6,550 SF 72 6,600 SF 76 14,617 SF 78 12,093 SF 95 6,600 SF 89 8,027 SF 87 6,859 SF 405 6,201 SF 397 7,066 SF 389 6,706 SF 381 6,779 SF 373 7,055 SF 404 6,328 SF 396 7,210 SF 388 6,506 SF 380 7,251 SF 372 7,166 SF 403 6,417 SF 395 7,248 SF 387 6,355 SF 379 6,867 SF 370 16,950 SF 402 6,558 SF 394 7,307 SF 386 6,390 SF 378 6,274 SF 409 8,781 SF 401 6,641 SF 393 7,338 SF 385 6,430 SF 377 6,237 SF 408 6,005 SF 400 6,747 SF 392 7,319 SF 384 6,354 SF 376 6,736 SF 407 6,250 SF 399 6,860 SF 391 7,193 SF 383 6,218 SF 375 7,403 SF 406 6,282 SF 398 6,906 SF 390 7,013 SF 382 6,260 SF 374 7,302 SF 517 7,524 SF 518 7,370 SF 718 8,576 SF 674 7,370 SF 607 7,370 SF 603 7,370 SF 613 7,370 SF 676 7,370 SF 693 7,370 SF 690 7,370 SF 691 7,370 SF 637 8,220 SF 516 7,359 SF 371 10,132 SF 413 6,771 SF 416 6,842 SF 415 6,813 SF 414 6,792 SF 412 6,749 SF 411 6,587 SF 1,763,172 SF 209 191,209 SF 149C 1,245 SF 30C 13,550 SF 53C 118,441 SF 455C 867 SF 438C 7,753 SF 444C 2,040 SF 463C 3,407 SF 510C 2,160 SF 504C 9,632 SF 196C 2,440 SF 450C 1,118 SF 459C 2,099 SF 489C 4,730 SF 494C 1,100 SF 84C 1,051 SF 75C 1,048 SF 224C 2,380 SF 188C 1,153 SF 202C 2,098 SF 322C 2,240 SF 333C 2,240 SF 726C 1,050 SF 319C 1,050 SF 288C 2,100 SF 136C 2,200 SF 184C 1,150 SF 164C 2,340 SF 150C 2,380 SF 298C 2,140 SF 468C 1,000 SF 417 7,710 SF 410C 37,615 SF 355C 2,300 SF 31C 2,957 SF 56C 9,208 SF 472C 24,695 SF 125C 3,109 SF 270C 3,028 SF 328C 6,250 SF 479C 4,400 SF 426C 27,225 SF 343C 89,854 SF 253C 3,108 SF 158C 5,200 SF 114C 2,600 SF 177C 118,058 SF 280C 13,340 SF 239C 15,165 SF 727C 14,695 SF 238C 32,239 SF 306C 52,350 SF 521C 83,348 SF 57C 44,886 SF 23C 6,238 SF 1C 2,107 SF 103C 21,744 SF 636C 18,071 SF 102C 166,340 SF 279C 129,633 SF 208C 83,555 SF 50C 4,472 SF 737C 139,512 SF 88C 493 SF 425C 66,369 SF 0 SCALE: 50 1:100 200 100 100 N TOTAL ACRES SITE DATA 168.59 AC TOTAL LOTS 469 SINGLE FAMILY - GARDEN LOTS (55') SINGLE FAMILY - WOODLAND LOTS (75' - 85') 259 210 TOTAL DENSITY (EXCLUDES 4.39 AC MIXED USE LOT) 2.83 du/ac LENGEND OPEN SPACE - USEABLE OPEN SPACE - UN-USEABLE GARDEN LOTS (55') WOODLAND LOTS (75'-85') OPEN SPACE - UN-USEABLE PHASE 5 57 LOTS PHASE 3 42 LOTS PHASE 2 56 LOTS PHASE 8 32 LOTS PHASE 1 54 LOTS PHASE 6 33 LOTS PHASE 7 71 LOTS PHASE 4 46 LOTS PHASE 10 46 LOTS PHASE 9 32 LOTS TOTAL ACRES SITE DATA 168.59 AC TOTAL LOTS 469 SINGLE FAMILY - GARDEN LOTS (55') SINGLE FAMILY - WOODLAND LOTS (75' - 85') 259 210 TOTAL DENSITY (EXCLUDES 4.39 AC MIXED USE LOT) 2.83 du/ac LENGEND OPEN SPACE - USEABLE OPEN SPACE - UN-USEABLE GARDEN LOTS (55') WOODLAND LOTS (75'-85') OPEN SPACE - UN-USEABLE FLOATING FEATHER TO BE CONSTRUCTED FALL 2020 WITH PHASES 1 & 2 OFFSITE SEWER AND COLLECTOR SEWER TO BE CONSTRUCTED FALL 2020 ALONG WITH PHASES 1 & 2 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- GIRR GIRR GIRR 1C 2 3 4 5 6 7 8 9 10 6 9 7 8 13 11 4 2 1C 3 5 12 9 5 4 1C 3 2 12 10 11 14 13 6 8 7 7C 10 4 1C 2 12 3 11 5 9 6 8 3 16 17 13C 14 15 12 11 18 19 7 6 5 10 8 4 9C 2 3 4 1 5 11 12 13 14 15 16 17 18 19 20 21 23 22 32 27 31 30 33 36 35 34 37 38 39 40C 41 43 44 45 46 47 42 8 1C 3 4 5 6 7 3 1C 2 18 15 17 16 4 10 7 9 13 14 6 8 5 11C 12 1C 5 15C 14 13 12 17 16 2 3 4 11 10 8 6 7 9C 20C 12 4 19 11 3 18 10 2 26C 17 9 24 16 8 23 15 7 22 14 6 21 13 5 1C 10 26 44 61 77 11 27 45 62 78C 12 28 46 63 30C 13 29 47 64 14 31C 48 65C 7 15 23C 33 41 49 57 66 74 8 16 24 34 42 50 59 67 75 1C 9 17 25 35 43C 51 60 68 76 2 18 36 52 69 3 19 37 53 70 4 20 38 54C 71 5 21 39 55 72 6 22 40 56 73 BLOCK 4 BLOCK 5 BLOCK 1 BLOCK 1 BLOCK 1 BLOCK 2 BLOCK 14 BLOCK 5 BLOCK 5 BLOCK 8 BLOCK 10 BLOCK 11 BLOCK 12 29 28 BLOCK 14 BLOCK 5 BLOCK 14 7 8 9 6C 10C 45,451 SF 6,676 SF 6,683 SF 6,683 SF 6,682 SF 6,683 SF 11,941 SF 6,683 SF 6,683 SF 6,451 SF 7,800 SF 6,564 SF 6,600 SF 6,600 SF 10,020 SF 14,389 SF 11,585 SF 9,750 SF 1,998 SF 12,346 SF 10,200 SF 7,227 SF 7,452 SF 7,452 SF 7,441 SF 14,755 SF 8,302 SF 7,782 SF 7,452 SF 7,452 SF 7,452 SF 8,860 SF 7,452 SF 7,452 SF 7,452 SF 7,452 SF 11,904 SF 11,177 SF 2,847 SF 11,141 SF 12,004 SF 11,177 SF 12,026 SF 11,177 SF 11,243 SF 10,597 SF 11,059 SF 118,418 SF 14,628 SF 10,520 SF 10,520 SF 1,348 SF 10,484 SF 10,520 SF 9,112 SF 9,112 SF 11,177 SF 7,453 SF 7,452 SF 9,863 SF 13,893 SF 20,549 SF 9,838 SF 10,590 SF 6,564 SF 7,406 SF 6,859 SF 1,217 SF 1,214 SF 7,453 SF 10,444 SF 9,863 SF 9,863 SF 10,547 SF 7,453 SF 10,434 SF 9,863 SF 9,863 SF 1,458 SF 7,453 SF 10,434 SF 9,863 SF 9,863 SF 42,813 SF 7,453 SF 11,417 SF 9,863 SF 9,826 SF 7,453 SF 166,339 SF 9,863 SF 2,582 SF 7,453 SF 7,453 SF 6,223 SF 9,786 SF 9,863 SF 9,863 SF 20,321 SF 9,076 SF 9,062 SF 7,453 SF 7,453 SF 10,526 SF 12,497 SF 9,863 SF 9,840 SF 9,863 SF 9,114 SF 10,584 SF 2,137 SF 7,453 SF 7,453 SF 7,363 SF 14,472 SF 2,630 SF 19,699 SF 9,862 SF 9,254 SF 10,596 SF 6,775 SF 9,808 SF 24,623 SF 23,335 SF 9,782 SF 6,445 SF 16,119 SF 19,826 SF 12,327 SF 10,609 SF 14,885 SF 12,387 SF 9,870 SF 3,139 SF 11,057 SF 12,705 SF 6,410 SF 9,863 SF 11,218 SF 16,005 SF 4,530 SF 7,850 SF 15,206 SF 6,407 SF 7,700 SF 9,960 SF 9,457 SF 7,288 SF 7,581 SF 116,189 SF 9,701 SF 6,712 SF 12,039 SF 6,615 SF 6,644 SF 8,711 SF 6,836 SF 6,526 SF 11,203 SF 7,366 SF 6,555 SF 9,931 SF 7,771 SF 9,282 SF 3,683 SF 9,112 SF 9,113 SF 9,113 SF 9,113 SF 9,113 SF 9,113 SF 9,134 SF 3,146 SF 14,616 SF 9,468 SF 9,544 SF 9,563 SF 9,582 SF 9,600 SF 14,701 SF 10,947 SF 13,782 SF 9,994 SF 9,994 SF 9,747 SF 9,423 SF 9,424 SF 12,239 SF 10,257 SF 10,257 SF 10,257 SF 11,189 SF 10,090 SF 15,680 SF 1,352 SF 6,681 SF 6,681 SF 6,695 SF 6,979 SF 11,163 SF 8,027 SF 9,312 SF 6,431 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 6,600 SF 7,669 SF 6,600 SF 10,988 SF 10,890 SF 15,815 SF 11,617 SF 9,113 SF 2,467 SF 9,076 SF 9,076 SF 11,595 SF 9,113 SF 11,836 SF 8,625 SF 9,090 SF 8,769 SF 9,114 SF 9,115 SF 12,040 SF 8,796 SF 8,453 SF 8,796 SF 2,502 SF 9,076 SF 52,839 SF 8,562 SF 1,233 SF 9,076 SF 9,112 SF 9,062 SF 9,063 SF 9,113 SF 9,026 SF 9,113 SF 8,117 SF 9,785 SF 9,862 SF 9,076 SF 8,227 SF 8,629 SF 1,233 SF 58 12,008 SF 493 SF 32C 25C 25C 54,605 SF 83,350 SF 9,169 SF 26C 15,376 SF 10C 2,463 SF 16' 60' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 75' 64' 66' 12' 75' 75' 75' 75' 75' 75' 75' 13' 66' 128' 75' 75' 128' 75' 75' 128' 75' 75' 127' 75' 75' 127' 23' 74' 133' 51' 62' 142' 176' 62' 145' 129' 31' 124' 75' 122' 44' 75' 75' 122' 75' 75' 122' 75' 75' 122' 75' 75' 122' 75' 75' 122' 75' 75' 121' 10' 125' 153' 39' 51' 46' 129' 130' 26' 115' 130' 42' 57' 75' 132' 18' 75' 86' 132' 66' 91' 122' 13' 132' 131' 76' 76' 131' 76' 76' 47' 47' 25' 131' 29' 67' 131' 77' 67' 131' 77' 67' 13' 122' 92' 122' 66' 12' 113' 75' 122' 20' 55' 55' 20' 64' 121' 78' 108' 67' 121' 78' 67' 121' 78' 104' 51' 121' 78' 61' 122' 78' 36' 39' 121' 39' 36' 122' 113' 12' 67' 122' 55' 20' 122' 86' 122' 86' 86' 122' 36' 39' 122' 113' 75' 66' 12' 117' 16' 60' 121' 66' 12' 103' 14' 65' 122' 20' 55' 55' 20' 56' 121' 78' 61' 122' 79' 59' 121' 76' 22' 39' 121' 39' 36' 75' 113' 12' 66' 75' 131' 75' 65' 14' 119' 31' 44' 65' 121' 75' 111' 14' 121' 75' 75' 122' 75' 113' 12' 67' 75' 122' 75' 65' 14' 112' 75' 12' 67' 141' 75' 133' 75' 141' 75' 62' 13' 1' 135' 75' 81' 124' 75' 42' 196' 48' 200' 49' 137' 113' 30' 14' 36' 147' 75' 76' 136' 75' 16' 60' 126' 75' 75' 122' 75' 21' 54' 121' 75' 67' 12' 113' 75' 131' 72' 12' 52' 72' 85' 131' 85' 85' 131' 85' 85' 131' 85' 85' 123' 12' 76' 85' 137' 141' 70' 16' 141' 4' 81' 137' 85' 126' 27' 59' 10' 93' 12' 94' 12' 67' 132' 123' 83' 122' 100' 72' 122' 75' 121' 75' 75' 30' 80' 75' 131' 71' 12' 123' 50' 131' 80' 80' 131' 80' 80' 132' 80' 85' 131' 85' 132' 124' 13' 74' 14' 91' 88' 85' 85' 80' 78' 78' 132' 132' 58' 132' 132' 78' 132' 78' 132' 78' 52' 12' 70' 71' 132' 5' 53' 36' 30' 144' 135' 148' 75' 155' 76' 75' 170' 76' 159' 10' 45' 217' 34' 174' 55' 130' 225' 55' 20' 15' 60' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 132' 75' 132' 75' 75' 132' 75' 75' 132' 75' 75' 132' 75' 60' 15' 133' 185' 48' 204' 27' 52' 208' 16' 182' 75' 179' 81' 75' 155' 79' 66' 140' 68' 138' 136' 42' 177' 22' 40' 120' 160' 23' 33' 117' 55' 58' 117' 58' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 55' 136' 55' 93' 145' 21' 30' 127' 46' 177' 42' 42' 108' 117' 45' 10' 55' 116' 64' 64' 117' 135' 40' 42' 109' 66' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 135' 55' 55' 55' 135' 55' 12' 134' 55' 43' 124' 55' 75' 91' 38' 45' 67' 163' 9' 59' 157' 100' 155' 49' 92' 155' 49' 157' 49' 93' 47' 124' 57' 7' 86' 117' 137' 39' 91' 144' 71' 90' 55' 205' 90' 188' 80' 33' 45' 165' 57' 51' 55' 134' 55' 116' 116' 18' 48' 123' 1' 43' 36' 51' 118' 55' 55' 123' 55' 36' 19' 123' 22' 33' 70' 115' 50' 48' 35' 121' 50' 52' 32' 115' 50' 83' 122' 18' 32' 72' 121' 55' 37' 19' 122' 55' 55' 120' 55' 31' 24' 119' 55' 55' 120' 16' 38' 36' 63' 128' 49' 71' 44' 59' 155' 31' 19' 99' 127' 71' 62' 22' 83' 4' 121' 45' 10' 55' 120' 121' 55' 121' 55' 55' 55' 122' 55' 55' 121' 55' 55' 23' 122' 10' 148' 11' 55' 122' 55' 55' 122' 55' 55' 100' 18' 22' 24' 81' 113' 55' 120' 3' 55' 55' 120' 55' 55' 120' 55' 55' 120' 55' 55' 120' 55' 55' 120' 55' 55' 120' 55' 120' 47' 12' 112' 55' 120' 55' 55' 120' 55' 164' 55' 207' 55' 192' 55' 19' 50' 140' 47' 9' 107' 112' 61' 98' 138' 66' 28' 220' 137' 62' 11' 58' 46' 28' 27' 46' 120' 55' 112' 12' 38' 113' 29' 39' 23' 53' 14' 133' 55' 59' 90' 123' 24' 55' 121' 31' 55' 55' 121' 55' 55' 121' 55' 60' 122' 52' 134' 55' 154' 14' 53' 107' 119' 26' 120' 55' 19' 13' 55' 120' 55' 55' 120' 55' 55' 55' 16' 60' 131' 75' 127' 75' 131' 75' 75' 131' 75' 75' 131' 75' 75' 132' 75' 75' 131' 75' 131' 75' 75' 131' 75' 132' 75' 75' 131' 75' 131' 75' 75' 131' 75' 75' 123' 75' 67' 12' 127' 16' 60' 131' 75' 131' 75' 131' 131' 75' 131' 75' 131' 75' 131' 131' 75' 131' 75' 131' 75' 131' 75' 131' 75' 60' 16' 127' 75' 132' 75' 132' 75' 132' 75' 132' 75' 132' 142' 45' 23' 56' 103' 112' 132' 84' 67' 176' 70' 59' 70' 57' 113' 153' 100' 123' 78' 178' 44' BLOCK 7 BLOCK 5 10 18 27 11 19 22 1C 12 20 8 2 13 7 21 3 14 23 9C 4 15C 24 5 16 25 6 17 26 9,863 SF 9,862 SF 9,840 SF 9,862 SF 9,862 SF 9,862 SF 9,863 SF 9,862 SF 9,863 SF 9,840 SF 9,862 SF 9,863 SF 9,862 SF 9,862 SF 9,826 SF 9,862 SF 5,260 SF 9,863 SF 2,732 SF 9,862 SF 9,863 SF 9,840 SF 9,862 SF 9,862 SF 9,862 SF 9,862 SF BLOCK 6 1C W. MILLCREEK LANE W. DOVE CREEK STREET W. TAMWORTH DRIVE N. BLUEBROOK AVE N. BRANTFORD AVE W. MILLCREEK LANE W. MILLCREEK CT. N. BINBROOK PLACE W. MILLCREEK LANE W. GOLDEN RAIN STREET W. BLAKELAND STREET N. BLUEBROOK AVE N. KENORA AVE N. ELMVALE AVENUE W. PATMORE STREET N. BLUEBROOK AVE W. SCHUMARD STREET N. ROSTI FARM WAY W. SCHUMARD STREET N. CHATSWORTH WAY N. CALLANDER WAY N. BINBROOK AVENUE W. GOLDEN RAIN STREET N. POLLARD LANE (TO BE VACATED) N. KARI AVE 2,768 SF NOT A PART 50' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 50' 50' 50' 50' 50' 50' 50' 50' 47' 47' 50' 47' 47' 20' 20' 20' 11.5' 11.5' BLOCK 3 HARDSCAPE PLAZA PICNIC SHELTER HARDSCAPE PLAZA WITH BENCHES POOL HOUSE FACILITIES TOT LOT 20' 20' 20' 20' 20' 20' 20' 20' 20' 20' 20' 11.5' 11.5' 11.5' 11.5' 20' 20' 20' 20' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 20' 20' 11.5' 11.5' 11.5' 11.5' 20' 20' 20' 20' 20' 20' 20' 11.5' 11.5' 20' 20' 20' 20' 20' 20' 20' 62'R 63.5'R 55'R 11.5' 35' 35' 10,020 SF 10,020 SF LANDSCAPE BUFFER LANDSCAPE BUFFER FUTURE SH-16 RIGHT-OF-WAY 11.5' 11.5' STATE HIGHWAY 16 DRAINAGE DISTRICT NO. 3 DRAIN DRAINAGE DISTRICT NO. 3 DRAIN 31.5' 31.5' 100' 100' 100' 100' 128' 40.0' 40.0' 35' 50' 50' 150' 50' 50' 50' 62'R 50' NOT A PART 47' GIRR 11.5' KLONDIKE DRAIN KLONDIKE DRAIN MIDDLETON MILL CANAL MIDDLETON MILL CANAL DRAINAGE DISTRICT NO. 2 STUB DRAIN FUTURE AMERICAN STAR SUBDIVISION NO. DESCRIPTION DATE BY REVISIONS DATE ISSUED CHECKED BY DRAWN BY PROJECT NO. SCALE SHEET OF DWG. FILE © 2019 ENGINEERING SOLUTIONS. THIS DRAWING OR FILE CONTAINS INFORMATION OWNED BY ENGINEERING SOLUTIONS, LLP AND SHALL BE GOVERNED ONLY BY ENGINEERING SOLUTIONS. ANY REPRODUCTION, REUSE, OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC PRIOR WRITTEN PERMISSION OF ENGINEERING SOLUTIONS IS STRICTLY PROHIBITED. 11/18/2019 190515 190515-P-PREL.dwg AS SHOWN KDH BZM 7 ROSTI FARMS SUBDIVISION A PORTION OF THE NE 1/4 OF THE NW 1/4 SECTION 09, T.4N., R.1W., B.M. 1029 N. ROSARIO STREET, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 NGINEERING S E OWNERS OF RECORD DEVELOPER ENGINEER PLANNER SAM AND KARI ROSTI SAMUEL J. ROSTI ROSTI LAND, LLC 1460 N. POLLARD ROAD STAR, IDAHO 83669 PHONE: (208) 890-0364 KATHLEEN STROSCHEIN ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 BECKY McKAY ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 EMAIL: [EMAIL REDACTED] TOLL SOUTHWEST, LLC 3103 W. SHERYL DRIVE, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 424-0020 OWNERS OF RECORD DEVELOPER ENGINEER PUD-04 PLANNED UNIT DEVELOPMENT (PUD) 4 N MATCHLINE SEE SHEET PUD-05 0 SCALE IN FEET 50 200 100 100 ---PAGE BREAK--- 26.3' 7C 10 4 1C 2 12 3 11 5 9 6 8 20 18 15C 16 14 13 17 12 19 11 10 9 8 7 25 24 23 22 21 27 4 33 28 26 2 3 16 17 13C 14 15 12 11 18 19 7 6 5 10 8 4 9C 58 27 36 37 38 39 40C 41 43 44 45 46 47 48 49 50 42 64 62 61 60 53 57C 56 55 54 51 59 52 63 65 8 1C 2 3 4 5 6 7 3 1C 2 18 15 17 16 4 10 7 9 13 14 6 8 5 11C 12 1C 5 15C 14 13 12 17 16 2 3 4 11 10 8 6 7 9C 4 7C 6 5 2 3 1C 12 11 10 9 8 13 11 3 7 8 9 5 4 6C 2 1C 9 7 6 5 8C 4 2 3 10 11 16 15 14 13 12C 10 25 9 1C 16C 8 15 20 14 21 13 22 12 23 11C 24 4 3 2 7 6 5 17 18 19 1C 2 10 4 9 5 12 8 7C 11 3 6 8 9 10 3 11 4 12 5 13 6 7 1C 83 77 78 79 80 81 82 86C 63 57 56 55 69C 64 60 62 61 59 58 65 66 51 45 44 43 42 41 40 39 38 37 36 48 50 49 47 46 54 53 52 35 34 33 32 31 13 26 22 23 24 25 29 21 3 4 5 6 7 8 9 10 11 12 18 14C 15 16 17 20 19 67 68 72 71 76 75 74 73 70 61 77 62 78C 63 30C 64 65C 33 57 66 74 34 59 67 75 60 68 76 69 70 71 72 73 BLOCK 5 BLOCK 5 BLOCK 8 BLOCK 9 6 5 2 3 1 BLOCK 9 BLOCK 9 BLOCK 10 BLOCK 11 BLOCK 12 28 BLOCK 14 BLOCK 14 BLOCK 16 BLOCK 15 27 30 28 BLOCK 19 BLOCK 19 BLOCK 20 BLOCK 20 BLOCK 21 BLOCK 17 BLOCK 18 1C 13 15 2 4 1C 21 19 17 10 8 7C 14 16 6 3 5 12C 20 18 11 9 BLOCK 13 BLOCK 14 11,904 SF 11,177 SF 2,847 SF 11,141 SF 12,004 SF 11,177 SF 12,026 SF 11,177 SF 11,243 SF 10,597 SF 11,059 SF 10,315 SF 8,702 SF 2,653 SF 9,090 SF 9,840 SF 9,863 SF 9,113 SF 9,862 SF 12,345 SF 9,862 SF 9,863 SF 9,862 SF 9,862 SF 9,862 SF 9,998 SF 9,991 SF 9,581 SF 13,589 SF 11,179 SF 17,618 SF 9,862 SF 191,209 SF 9,834 SF 15,279 SF 118,418 SF 9,827 SF 14,628 SF 10,520 SF 10,520 SF 1,348 SF 10,484 SF 10,520 SF 9,112 SF 9,112 SF 11,177 SF 20,549 SF 9,862 SF 9,862 SF 9,862 SF 9,862 SF 8,448 SF 10,590 SF 6,571 SF 10,144 SF 6,099 SF 1,022 SF 9,863 SF 10,547 SF 9,863 SF 1,458 SF 9,863 SF 3 SF 9,826 SF 2,582 SF 9,786 SF 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132' 78' 132' 78' 52' 12' 70' 71' 132' 5' 61' 12' 53' 148' 155' 79' 66' 140' 68' 55' 19' 75' 75' 75' 75' 75' 13 75' 131' 131' 75' 131' 75' 123' 67' 12' 75' 132' 75' 132' 75' 132' 75' 132' 75' 132' 142' 45' 23' 56' 103' 112' 132' 113' 55' 137' 55' 121' 55' 55' 55' 55' 55' 55' 83' 56' 55' 55' 140' 123' 78' 178' BLOCK 7 BLOCK 15 11 12 13 14 863 SF 9,862 SF 9,826 SF 1C NEIGHBORHOOD COMMERICIAL AREA W. BLAKELAND STREET N. KENOR N. ELMVALE AVENUE W. PATMORE STREET N. BLUEBROOK AVE W. SCHUMARD STREET N. BLUEBROOK AVENUE N. GARNER AVENUE N. BAUFF AVENUE N. KENORA AVENUE N. ELMVALE AVE N. ROSTI FARM WAY N. ROSTI FARM WAY W. RYCROFT STREET N. CALLANDER WAY W. BOWIE STREET W. BOWIE CT. W. SCHUMARD STREET N. CHATSWORTH WAY N. CALLANDER WAY N. BINBROOK AVENUE W. GOLDEN RAIN STREET W. SEAFORTH STREET W. OAKVILLE STREET N. BINBROOK AVENUE N. SAM AVENUE W. SEAFORTH STREET W. OAKVILLE STREET W. FLOATING FEATHER ROAD N. POLLARD LANE N. POLLARD LANE (TO BE VACATED) 121' 50' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 4 47' HARDSCAPE PLAZA WITH BENCHES TOT LOT POOL HOUSE FACILITIES TOT LOT 11.5' 20' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 20' 20' 11.5' 11.5' 11.5' 11.5' 20' 20' 20' 20' 20' 11.5' 11.5' 20' 20' 20' 20' 20' 20' 63.5'R 11.5' 35' 35' LANDSCAPE BUFFER LANDSCAPE BUFFER FUTURE SH-16 RIGHT-OF-WAY FUTURE SH-16 RIGHT-OF-WAY LANDSCAPE BUFFER FUTURE SH-16 RIGHT-OF-WAY LANDSCAPE BUFFER FUTURE SH-16 RIGHT-OF-WAY 20' 20' 20' 20' 20' 20' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 11.5' 20' 20' 20' 20' 20' 11.5' 11.5' 11.5' 11.5' 30' 30' 30' 20' 47.5' 10' 10' 10' 10' 10' 46.4' 15' 20' 35' 57' 57' 50' 58' 58' 56' 74' 54' 56' 55' 59' 62' 58' 55' 55' 56' 24' 60' 35' 21' 55' 55' 55' 55' 27' 28' 55' 23' 32' 35' 21' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 55' 32' 23' 56' 55' 55' 15' 15' 40' 40' 40' 40' 40' 40' 40' 40' 35' 35' 35' 35' 20' 20' 165' DRAINAGE DISTRICT NO. 3 DRAIN 100' 40.0' 40.0' 50' 50' 150' 150' 50' 150' 50' 150' 29.2' 50' 47' 47' 47' 47' 47' 47' 47' 47' 50' 50' 50' 50' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 47' 74' 98' 74' 98' 47' 11.5' KLONDIKE DRAIN KLONDIKE DRAIN FUTURE AMERICAN STAR SUBDIVISION FUTURE AMERICAN STAR SUBDIVISION FOOTHILLS DITCH FOOTHILLS DITCH FOOTHILLS DITCH STATE HIGHWAY 16 47' 34 35 15 16 NO. DESCRIPTION DATE BY REVISIONS DATE ISSUED CHECKED BY DRAWN BY PROJECT NO. SCALE SHEET OF DWG. FILE © 2019 ENGINEERING SOLUTIONS. THIS DRAWING OR FILE CONTAINS INFORMATION OWNED BY ENGINEERING SOLUTIONS, LLP AND SHALL BE GOVERNED ONLY BY ENGINEERING SOLUTIONS. ANY REPRODUCTION, REUSE, OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC PRIOR WRITTEN PERMISSION OF ENGINEERING SOLUTIONS IS STRICTLY PROHIBITED. 11/18/2019 190515 190515-P-PREL.dwg AS SHOWN KDH BZM 7 ROSTI FARMS SUBDIVISION A PORTION OF THE NE 1/4 OF THE NW 1/4 SECTION 09, T.4N., R.1W., B.M. 1029 N. ROSARIO STREET, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 NGINEERING S E OWNERS OF RECORD DEVELOPER ENGINEER PLANNER SAM AND KARI ROSTI SAMUEL J. ROSTI ROSTI LAND, LLC 1460 N. POLLARD ROAD STAR, IDAHO 83669 PHONE: (208) 890-0364 KATHLEEN STROSCHEIN ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 BECKY McKAY ENGINEERING SOLUTIONS 1029 N. ROSARIO STREET, STE. 100 MERIDIAN, ID 83642 PHONE: (208) 938-0980 FAX: (208) 938-0941 EMAIL: [EMAIL REDACTED] TOLL SOUTHWEST, LLC 3103 W. SHERYL DRIVE, SUITE 100 MERIDIAN, IDAHO 83642 PHONE: (208) 424-0020 OWNERS OF RECORD DEVELOPER ENGINEER PUD-05 PLANNED UNIT DEVELOPMENT (PUD) 5 0 SCALE IN FEET 50 200 100 100 N MATCHLINE SEE SHEET PUD-04 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 1 of 3 December 4, 2019 Shawn Nickel City of Star 10769 W. State Street Star, ID 83669 VIA EMAIL RE: Rosti Farm Subdivision – ITD Traffic Impact Study Acceptance Letter Dear Mr. Nickel, The Idaho Transportation Department (ITD) has completed our review of the findings presented in the Rosti Farm Subdivision Traffic Impact Study (TIS) dated October 2019. The development is located west of SH-16 and south of Floating Feather Road. The subdivision proposes taking access from Rosti Farm Road, however, the traffic it adds to the already congested SH-16 corridor does cause impacts to safety and mobility at the intersections of SH-16/Beacon Light, SH-16/Rosti Farm Road and SH-16/SH-44. ITD requests that the city of Star require Rosti Farm Subdivision to mitigate its impacts to the State highway system. The improvements needed prior to occupancy are as follows: Intersection of SH-16 and Rosti Farm Road ITD finds in acceptable as proposed in the TIS to construct the intersection of Rosti Farm Road and SH-16 with only right-in, right-out and left in movements. • Construct a dedicated northbound left turn lane to ITD’s design standards for a 55MPH speed zone. See ITD Traffic Manual Figure 3B-2. • Construct a dedicated southbound right turn lane to ITD’s design standards for a 55MPH speed zone. See ITD Traffic Manual Figure 3B-4. • Construct a concrete median barrier using ITD Traffic Separator Type 1 to limit Rosti Farm Road to right-in, right-out, left. See ITD Standard Drawing 615-1. Median barrier shall extend a minimum of 100ft in either direction from center of the Rosti Farm Road. It is the developer’s responsibility to acquire any additional right-of-way that may be needed to construct the necessary safety improvements at the intersection of SH-16 and Rosti Farm Road. Any acquired right-of-way for safety improvements shall be dedicated to ITD as part of the permit. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 2 of 3 Proportionate Share Contribution The TIS identified that in 2027 two intersections (SH-16/Beacon Light and SH-16/SH-44) are anticipated to exceed ITD’s minimum operational thresholds. Congestion is further increased from trips generated by this development. ITD requests the city of Star require the developer to pay a proportionate share of $874,625 towards future SH-16 improvements. ITD reviewed the proportional share contributions determined in the TIS and agree with the calculations. SH-16/Beacon Light Road: $1,385,000 is the cost of constructing an additional southbound lane through the intersection. SH-16/SH-44: $40M is the present value cost of constructing the future interchange. ITD has started discussions with the city of Star regarding creation of an interagency agreement to hold the developer’s proportionate share contribution for use in a future project(s) on SH-16. Caleb Lakey is ITD’s point of contact for continuing these discussions and arranging the agreement. ITD would like to work with the city of Star to determine which project(s) would be best to direct these funds towards. This letter acknowledges ITD’s acceptance of the Rosti Farm Subdivision TIS. The developer will need to submit an encroachment application (ITD form 2111) to [EMAIL REDACTED], along with a $100 application fee and engineered stamped drawings for the required mitigation at the intersection of SH-16 and Rosti Farm Road. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 3 of 3 We appreciate the opportunity to work with the city in identifying projects that will improve safety and congestion concerns in your area. Maintaining safety and mobility for Idaho’s motorists is of the utmost importance to ITD. ITD would appreciate the city of Star requiring the Rosti Farm Subdivision to implement the needed roadway improvements as outlined above as well as provide a proportionate share contribution of $874,625 to mitigate for their impacts to the State Highway system. If you have any questions please do not hesitate to contact me at [EMAIL REDACTED] or [PHONE REDACTED] extension Sincerely, Erika R. Bowen, P.E. ITD – District 3 Traffic Technical Engineer cc. Mindy Wallace – ACHD Sonia Daleiden – Kittelson & Associates ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov January 28, 2020 Shawn Nickel City Planner P.O. Box 130 Star, Idaho 83669 VIA EMAIL Development Application AZ-20-03, PP-20-02, PUD-20-02 Project Name ROSTI FARMS SUBDIVISION Project Location Southeast corner of North Pollard Lane and West Floating Feather Road, east of SH-16 milepost 101.0 Project Description Annexation and zoning (Residential R-3-PUD), Preliminary Plat for proposed residential and commercial subdivision consisting of 469 residential lots, 1 commercial lot and 70 common lots, and a planned unit development Applicant Becky McKay Representing Samuel and Kari Rosti and Rosti Land LLC The Idaho Transportation Department (ITD) reviewed the referenced annexation, zoning, preliminary plat, and planned unit development applications and has the following comments: 1. This project abuts the State Highway system. 2. ITD is considering options for local access at the intersection of SH-16 and the future realigned Floating Feather Road. Our intent is to provide options for the City of Star to considering with future local improvements. One of our major concerns is allowing changes that will have a negative impact on the safe operations of the future interchange at SH-16/SH-44. ITD anticipates having options to discuss in April 2020. Any potential intersection alternatives will not be funded by ITD. The City is encouraged to consider the effect of potential alternatives and the requirement of additional local right- of-way needs. ITD recommends the applicant phase/plan their development in a way that does not preclude the City from implementing future intersection alternatives. 3. ITD has received, reviewed, and accepted a Traffic Impact Study (TIS) for Rosti Farms Subdivision. As stated in ITD’s TIS acceptance letter dated December 4, 2019, the TIS has shown the need for ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov mitigation for traffic produced by the development. The following mitigation is required for the State Highway’s current configuration and does not account for other access alternatives: Intersection of SH-16/ Rosti Farm Road  Intersection shall be limited to right in, right out, left in movements.  Applicant shall construct a dedicated northbound left turn lane to ITD’s design standards for a 55 MPH speed zone. See ITD Traffic Manual Figure 3B-2.  Applicant shall construct a dedicated southbound right turn lane to ITD’s design standards for a 55 MPH speed zone. See ITD Traffic Manual Figure 3B-4.  Construct a concrete median barrier using ITD Traffic Separator Type 1 to limit Rosti Farm Road to right-in, right out, left in. See ITD Standard drawing 615-1. Median barrier shall extend a minimum of 100 feet in either direction from center of Rosti Farm Road. 4. The Traffic Impact Study identified two intersections that are anticipated to exceed ITD’s minimum operational thresholds. Trips generated by this development will further increase congestion. ITD requests the City of Star require the developer to contribute a proportionate share of $874, 625 toward future SH-16 improvements. ITD reviewed the proportional share contributions determined in the TIS and agree with the calculations. See attached ITD TIS Acceptance Letter for more detail. 5. Idaho Code 40-1910 does not allow advertising within the right-of-way of any State Highway. 6. The Idaho Administrative Procedures 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. Provided the development contributes their proportionate share and constructs the required mitigation as described in ITD’s TIS Acceptance Letter, ITD will not object to the proposed application. If you have any questions, you may contact me at (208) 334-8338 or Erika Bowen (208) 265-4312 ext 7. Sincerely, Sarah Arjona Development Services Coordinator [EMAIL REDACTED] ---PAGE BREAK--- ---PAGE BREAK--- STAR FIRE PROTECTION DISTRICT Office of the Fire Chief Greg Timinsky 11665 W State St Suite B Star, ID 83669 January 27, 2019 To: City of Star File#: AZ-20-03/PUD-20-02-19-06/PP-20-02 Development: Rosti Farms Subdivision From: Chief Greg Timinsky The Star Fire Protection District has reviewed and approved with conditions listed below the above referenced Annexation zoning Preliminary Plat and Planned Unit Development located at the SE corner of N Pollard Ln. and W Floating Feather Rd in Star ID Access roads shall be provided and maintained in accordance with Appendix D section 503 of the 2015 IFC. This shall include adequate roadway widths, signage, turnarounds and min. turning radius for fire apparatus. The Min. inside turning radius for our fire apparatus is 28’ with the outside radius of 48’. Insure that all radiuses for the street curves and intersections meet this requirement. The min. fire flow and flow duration for one- and two-family dwellings shall be as specified in Appendix B of the 2015 IFC. The fire hydrant spacing shall be no less than 400’ and shall be approved and witnessed by Star Fire Protection District prior to any building permits being issued. Any commercial will be reviewed when proposed due to potential water flow and access requirements. All street signage shall be installed and approved prior to the issuance of any building permit. NOTE: All fire department access roadways in the development shall remain clear and unobstructed during construction of homes in the development. Additional parking restrictions may be required as to maintain access for emergency vehicles at all times. Any questions please feel free to contact me, [PHONE REDACTED] Sincerely, Greg Timinsky, Fire District Chief ---PAGE BREAK--- STAR FIRE PROTECTION DISTRICT Office of the Fire Chief Greg Timinsky 11665 W State St Suite B Star, ID 83669 Original to Requester/ Copy retained by Chief W:\Work\S\Star Fire Protection District 25382.00\FORMS\Development Inquiry Informal Preliminary Reply_kjg edits.docx ---PAGE BREAK--- ---PAGE BREAK---