Document Star_doc_27a16459ea

STAR CITY COUNCIL REGULAR MEETING AGENDA City Hall - 10769 W State Street, Star, Idaho Tuesday, February 2, 2021 7:00 pm 1. CALL TO ORDER (Welcome/Pledge of Allegiance) 2. INVOCATION 3. ROLL CALL 4. APPROVAL OF AGENDA (Approval of Agenda as it stands/Amend Agenda) Action Item 5. 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. Regular Meeting Minutes of January 19, 2021 B. Claims Against the City for January 2021 C. Building Code Adoption D. Liquor Licenses – River Birch Golf Course & Ridley’s Market E. Park Maintenance Supervisor Contract F. Findings of Fact & Conclusions of Law for: 1. Canvasback Subdivision Annexation & Zoning, Development Agreement, Preliminary Plat (AZ-20- 11/DA-20-11/PP-20-11) 2. Saddlewood Subdivision Preliminary Plat (PP-20-20) 6. PRESENTATIONS Action Item A. Transportation Committee – Council Adoption and Recommendation to ACHD for IFYWP 7. OLD/NEW BUSINESS Action Items A. Public Hearing: Rivercreek Landing Subdivision – (AZ-20-17/DA-20-23/PP-20-14) Continued from December 1, 2020. B. Public Hearing: Paint Point Subdivision (RZ-20-11/DA-20-26/PP-20-16/PR-20-06) Continued from January 5, 2021. C. Public Hearing: Sellwood Place Subdivision (AZ-20-20/DA-20-25/PP-20-18) Continued from January 5, 2021. D. Public Hearing: Breitenbach Ridge Subdivision (AZ-20-21/DA-20-27/PP-20-19) E. Ordinance No. 328 Whitener Rezone F. Review/Decision on Hunters Creek Park Improvement Bid/Contract 8. DISCUSSION ITEMS A. Discuss Food/Snack Vendors in City Parks B. Update on the South of the River Plan 9. REPORTS 10. ADJOURNMENT Action Item Limited seating is available at the City Council Meeting at City Hall due to COVID-19. The meeting can be viewed via a link posted to the City of Star website at staridaho.org. This link will be posted by Tuesday, February 2, 2021. Information on how to participate in a public hearing remotely will be posted to staridaho.org under the February 2nd meeting information. The public is always welcomed to submit comments in writing. ---PAGE BREAK--- STAR CITY COUNCIL MEETING JANUARY 19, 2021 1 STAR CITY COUNCIL MEETING MINUTES January 19, 2021 1. CALL TO ORDER: The regular meeting of the Star City Council was held on Tuesday, January 19, 2021 at Star City Hall, 10769 W. State Street in Star, Idaho. Mayor Trevor Chadwick called the meeting to order at 7:00 pm and all stood for the Pledge of Allegiance. 2. INVOCATION: Larry Osborn, LifeSpring Christian Church 3. ROLL CALL: Council Present: David Hershey, Michael Keyes, Jennifer Salmonsen Council Absent: Kevin Nielsen 4. APPROVAL OF THE AGENDA: Keyes moved to approve the agenda. Hershey seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen. Motion carried. 5. CONSENT AGENDA: Keyes moved to approve the consent agenda. Hershey seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen. Motion carried. 6. PRESENTATIONS: Pathways & Beautification 2020 Quarter 4 Service Award – Matt Vraspir presented an award to Sarah Dawson for community service and helping with local events and activities. 7. OLD/NEW BUSINESS: A) Public Hearing – Canvasback Subdivision Annexation & Zoning, Development Agreement, Preliminary Plat Continuation from tabled public hearing on 11/17/20. The Mayor re-opened the public hearing. No ex parte contact from Council members. Applicant: Jane Suggs – 9840 W Overland Rd Ste 120, Boise ID 83709. Suggs reviewed the changes made after a virtual meeting with the neighbors. These changes are outlined in a letter which was included in the Council Packet. There was discussion regarding sidewalks and pathways. A landscape plan will be submitted prior to the first final plat. Public Testimony: Robert Fehlau – 2203 N Sunny Ln, Star ID 83669 Fehlau expressed appreciation for the neighborhood meeting and changes and supported this application with several confirmations. He presented some suggestions for improvements. Joe Abreu – 2730 W Rolling Hills Dr, Star ID 83669 Abreu was opposed to this application. He would like to see a fence along park and fence but thinks this development is too dense and should be more rural to fit into Star. Online, Ann Kuck – 10399 W Rolling Hills Dr, Star ID 83669 Kuck expressed appreciation for the neighborhood meeting and changes. She discussed open space, ditch maintenance, the access road, landscaping and suggested having a workshop for any remaining issues. ---PAGE BREAK--- STAR CITY COUNCIL MEETING JANUARY 19, 2021 2 Online, Carolyn Johns – 10300 W Rolling Hills Dr, Star ID 83669 Johns is opposed to the entrance. She would like to have it removed completely or at least relocated. She is also against having a fence along the park. Rebuttal: Suggs addressed each of the public testimony concerns. There was discussion regarding the access road, ditch maintenance, landscaping, single story homes, sidewalk and pathways. The Mayor closed the public hearing and went into deliberations. Conditions for approval included removing the access road or putting in buffer landscaping, requiring single story homes for specified lots, a detached sidewalk along Brandon, and concrete pathways. Keyes moved to approve with the conditions listed. Salmonsen seconded the motion. VOTE: Approved with conditions. Ayes – Hershey, Keyes, Salmonsen. Motion carried. B) Public Hearing – Saddlewood Subdivision Preliminary Plat The Mayor opened the public hearing. Keyes was excused from this hearing due to his affiliation with this project. No ex parte contact from the other Council members. Applicant: Jay Gibbons – 2002 S Vista Avenue, Boise ID 83705 Applicant was seeking approval of a Preliminary Plat for a proposed residential subdivision with 49 single-family lot and 7 common lots. Gibbons outlined the project features, landscape plan and amenities. There was a short discussion on pathways and drainage. Public Testimony: Kathy Geib – 909 N Mira Way, Star ID 83669 Geib requested that specific lots impacting her property would be required to be single story. She mentioned the canal and landscaping. Rebuttal: Gibbons responded and there was discussion regarding ditches and drains, fencing, single story homes, trees, pathways and safety. The Mayor closed the public hearing and went into deliberations. Hershey moved to approve with the condition of requiring single story homes for specific lots and that all pathways would be ADA compliant. Salmonsen seconded the motion. VOTE: Approved with conditions. Ayes – Hershey and Salmonsen. Motion carried. C) Ordinance No 322 Moon Valley Estates Property Annexation Hershey moved to dispense with the rules to be able to approve Ordinances 322, 324 and 325 after reading once by title only. Salmonsen seconded the motion. All ayes from Council. Hershey moved to approve Ordinance 322. Keyes seconded the motion. Roll call. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen. Motion carried. D) Ordinance No 324 Ridley’s Heron River Commercial Property Rezone Hershey moved to approve Ordinance 324. Keyes seconded the motion. Roll call. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen. Motion carried. E) Ordinance No 325 Moyle Estates Subdivision No. 2 Annexation Salmonsen moved to approve Ordinance 325. Keyes seconded the motion. Salmonsen pointed out a typo under 2.5 in the development agreement – it should read 36 ft. Roll call. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen. Motion carried. 8. REPORTS: Councilman Hershey – Had his first meeting with Regional Transit. They are conducting a study down State St for flow and accessibility, which will take about a year. He extended a thank you to citizens who sent him well wishes. ---PAGE BREAK--- STAR CITY COUNCIL MEETING JANUARY 19, 2021 3 Councilwoman Salmonsen – The Pathways & Beautification Committee will be meeting tomorrow. Chairman of the Pathways & Beautification Committee, Matt Vraspir met with the Transportation Committee to discuss pathways. Councilman Keyes – Attended the Chamber of Commerce banquet. The Transportation Committee met together with the Pathways & Beautification Committee. The Integrated 5-year Workplan should be ready for approval at the next Council Meeting. He has been working with Canyon Highway District 4 and would like to get a workshop scheduled with them. There was a meeting with CIP and IDT regarding proportionate share dollars. Mayor Chadwick – ITD and CIP’s first project will be between Star Rd and CanAda on Highway 44. A fee structure is being created for the River House utilization. Hunters Creek Park Improvement bid documents are going out to bid. Pavilion and Blake Park are in design. The Mayor mentioned the transition of power in our country and encouraged everyone to be kind to each other regardless of political persuasion. 9. ADJOURNMENT: The Mayor adjourned the meeting at 8:51 pm. Respectfully submitted: Approved: Meredith Hudson, Deputy City Clerk Trevor A Chadwick, Mayor ---PAGE BREAK--- 7:43 PM 01/27/21 City of Star Unpaid Bills Detail As of January 27, 2021 Type Split Open Balance A & B Lock & Key Bill 436.50 · 960 S. Main 81.00 Total A & B Lock & Key 81.00 Ada City-County Emergency Mgmt. Bill 427.15 · Ada Co. Emergency Mgmt 977.75 Total Ada City-County Emergency Mgmt. 977.75 Ada County Highway District Bill 431.10 · Ada Co. Highway District 219,712.00 Total Ada County Highway District 219,712.00 Ada County Prosecutors Office Bill 420.30 · Prosecuting Attorney 2,500.00 Total Ada County Prosecutors Office 2,500.00 Ada County Sheriff's Office Bill 440 · Law Enforcement 97,450.00 Total Ada County Sheriff's Office 97,450.00 Aerial Rental Bill 423.20 · Other Events 503.39 Total Aerial Rental 503.39 Alyson Likes. Bill 435.30 · Instructors 73.50 Total Alyson Likes. 73.50 American Planning Association Bill 427.40 · American Planning 466.00 Total American Planning Association 466.00 Batteries & Bulbs Bill 438.56 · Building Materials 499.96 Total Batteries & Bulbs 499.96 Blue Cross of Idaho Bill 416.40 · Health Insurance 12,392.72 Total Blue Cross of Idaho 12,392.72 Boise Valley Economic Partnership Bill 427.25 · Boise Valley Econ. Partners 1,000.00 Total Boise Valley Economic Partnership 1,000.00 BSN Sports Bill 434.10 · Equipment 960.26 Total BSN Sports 960.26 BuyWyz Bill 422.10 · Supplies 203.28 Total BuyWyz 203.28 Christopher Yorgason Bill 420.10 · City Attorney 3,700.00 Total Christopher Yorgason 3,700.00 Clearfly Bill 430.10 · Telephone 675.55 Total Clearfly 675.55 Page 1 of 5 ---PAGE BREAK--- 7:43 PM 01/27/21 City of Star Unpaid Bills Detail As of January 27, 2021 Type Split Open Balance Community Planning Association Bill 427.30 · Community Planning 1,307.25 Total Community Planning Association 1,307.25 Computer Consulting Bill 426.30 · Information Technology 5,156.17 Total Computer Consulting 5,156.17 Dana Partridge Bill 426.10 · Public Information - Web 2,632.00 Total Dana Partridge 2,632.00 Dell EMC Bill 443.20 · Equipment 2,802.84 Total Dell EMC 2,802.84 DMH, Enterprises Bill 432.20 · Plumbing Inspector 10,194.79 Total DMH, Enterprises 10,194.79 Dude Solutions Bill 425.40 · Dude Solutions 1,140.00 Total Dude Solutions 1,140.00 ECI Contractors Bill 432.30 · Electrical Inspector 11,953.09 Total ECI Contractors 11,953.09 Express Employment Professionals Bill 441.20 · COVID 2,553.75 Total Express Employment Professionals 2,553.75 FatBeam, LLC Bill 430.70 · Fiber 1,640.50 Total FatBeam, LLC 1,640.50 Gameface Athletics Bill -SPLIT- 3,092.80 Total Gameface Athletics 3,092.80 Horizon Supply Bill 423.20 · Other Events 1,200.00 Total Horizon Supply 1,200.00 Idaho Central Credit Union. Bill -SPLIT- 2,019.37 Total Idaho Central Credit Union. 2,019.37 Idaho Correctional Industries Bill 422.10 · Supplies 582.50 Total Idaho Correctional Industries 582.50 Idaho Power - IDACORP Bill -SPLIT- 2,615.32 Total Idaho Power - IDACORP 2,615.32 Page 2 of 5 ---PAGE BREAK--- 7:43 PM 01/27/21 City of Star Unpaid Bills Detail As of January 27, 2021 Type Split Open Balance Idaho Statesman Bill 422.40 · Advertising & Publications 305.12 Total Idaho Statesman 305.12 Intermountain Gas Company Bill 430.50 · Natural Gas 702.71 Total Intermountain Gas Company 702.71 International Code Council Bill 427.45 · Intl Code Council 145.00 Total International Code Council 145.00 James D. Turner Bill 435.30 · Instructors 442.00 Total James D. Turner 442.00 Keller Associates Bill 426.20 · City Engineer 35,415.00 Total Keller Associates 35,415.00 L&W Supply Corporation Bill 438.51 · Vandalism Repr 848.03 Total L&W Supply Corporation 848.03 Larry Bearg Bill 435.30 · Instructors 49.00 Total Larry Bearg 49.00 Mastercard Bill -SPLIT- 231.81 Total Mastercard 231.81 Matthew Bender Bill 422.50 · Resource Materials 53.44 Total Matthew Bender 53.44 Meridian Trophy Bill 429.20 · Beautification & Pathways 100.71 Total Meridian Trophy 100.71 Mountain Alarm Bill 425.30 · Mountain Alarm 65.00 Total Mountain Alarm 65.00 Napa Auto Parts Bill 438.34 · Auto Parts-Mtnc 47.70 Total Napa Auto Parts 47.70 Niki Dean Bill 435.30 · Instructors 333.50 Total Niki Dean 333.50 PortaPros Bill 438.28 · Porta Potties 377.60 Total PortaPros 377.60 Republic Services Bill 430.20 · Waste Mgmt. 497.45 Total Republic Services 497.45 Page 3 of 5 ---PAGE BREAK--- 7:43 PM 01/27/21 City of Star Unpaid Bills Detail As of January 27, 2021 Type Split Open Balance RIMI Inc. Bill 432.40 · Mechanical Inspector 9,835.28 Total RIMI Inc. 9,835.28 Shaya Davis Bill 434.40 · Refunds 50.00 Total Shaya Davis 50.00 Sherwin Williams Bill 436.10 · Blake Haven Park 253.56 Total Sherwin Williams 253.56 Simplot Partners Bill 438.21 · Fertilizer-Seed-Spray 1,299.27 Total Simplot Partners 1,299.27 Southern Computer Warehouse Bill 425.35 · Office 365 6,485.10 Total Southern Computer Warehouse 6,485.10 Sparklight Bill 430.10 · Telephone 590.01 Total Sparklight 590.01 Star Fire Department Bill 431.20 · Star Fire 80,695.40 Total Star Fire Department 80,695.40 Star Merc Bill -SPLIT- 47.23 Total Star Merc 47.23 Star Storage Bill 434.55 · Rentals 80.00 Total Star Storage 80.00 Star Vet Clinic Bill 439 · Animal Control 1,400.00 Total Star Vet Clinic 1,400.00 State Insurance Fund Bill 416.20 · Workman's Comp 8,006.00 Total State Insurance Fund 8,006.00 State of Idaho Federal Surplus Bill 438.41 · Hand Tools 74.00 Total State of Idaho Federal Surplus 74.00 Sterling Codifiers, Inc. Bill 425.20 · American Legal (Sterling) 8,156.00 Total Sterling Codifiers, Inc. 8,156.00 Terminex Bill 425.50 · Pest Control 126.00 Total Terminex 126.00 Treasure Valley Coffee Bill 422.10 · Supplies 567.47 Total Treasure Valley Coffee 567.47 Page 4 of 5 ---PAGE BREAK--- 7:43 PM 01/27/21 City of Star Unpaid Bills Detail As of January 27, 2021 Type Split Open Balance United Heritage Bill 416.40 · Health Insurance 111.87 Total United Heritage 111.87 Valley Regional Transit Bill 427.55 · Valley Reg. Transit 5,937.00 Total Valley Regional Transit 5,937.00 Vanguard Cleaning Bill 425.55 · Vanguard Cleaning 610.00 Total Vanguard Cleaning 610.00 Verizon Bill 430.10 · Telephone 523.88 Total Verizon 523.88 Whitman & Assoc. Inc. Bill 432.10 · Building Inspector 67,718.27 Total Whitman & Assoc. Inc. 67,718.27 Plumbing Bill 438.15 · Plumbing Repr-Mtnc 386.88 Total Plumbing 386.88 Wienhoff Drug Testing, Inc. Bill 441.10 · Other 45.00 Total Wienhoff Drug Testing, Inc. 45.00 Xerox Bill 425.60 · Xerox 77.22 Total Xerox 77.22 Zoom Bill -SPLIT- 1,538.60 Total Zoom 1,538.60 TOTAL 624,313.90 Page 5 of 5 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 1 FINDINGS OF FACT AND CONCLUSIONS OF LAW CANVASBACK SUBDIVISION FILE NO. AZ-20-11/DA-20-11/PP 20-11 The above-entitled Annexation & Zoning, Development Agreement, and Preliminary Plat land use applications came before the Star City Council for their action on January 19, 2021, at which time public testimony was taken and the public hearing was closed. The Star City Council, having requested and taken oral and written testimony, and having duly considered the matter, does hereby make the following Findings of Fact and Conclusions of Law; Procedural History: A. Project Summary: The Applicant is seeking approval of an Annexation and Zoning a Development Agreement, and a Preliminary Plat for a proposed residential subdivision originally proposed for 112 residential lots and 11 common lots. The property is located at the southwest corner of W. New Hope Road and N. Wing Road and consists of 20.6 acres with a proposed density of 3.67 dwelling units per acre. B. Application Submittal: A neighborhood meeting was held on February 12, 2020 in compliance with the application submittal requirement of the Star Unified Development Code (Section 8-1 A-6 The Land Use application was deemed complete on July 30, 2020. C. Notice of Public Hearing: Notice of Public Hearing on the application for the City of Star Council was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Star Unified Development Code on August 4, 2020. Notice of this public hearing was mailed to property owners within three-hundred feet (300’) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Star Unified Development Code on August 3, 2020. Notice was sent to agencies having jurisdiction in the City of Star on August 3, 2020. The property was posted in accordance with the Star Unified Development Code on September 25, 2020. D. History of Previous Actions: There have been no previous requests through the City for development of this property. E. Comprehensive Plan Land Use Map and Zoning Map Designations: ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 2 Zoning Designation Comp Plan Designation Land Use Existing County Rural Transitional (RUT) Neighborhood Residential Agricultural Proposed R-4-DA Neighborhood Residential Neighborhood Residential North of site R-3 Neighborhood Residential Greendale Grove Sub. South of site County Rural Transitional (RUT) Neighborhood Residential Single Family Dwelling / Agriculture East of site County Rural Transitional (RUT) Rural Residential / Special Transition Overlay Single Family Dwelling / Agriculture West of site County Rural Transitional (RUT) Neighborhood Residential Single Family Dwelling / Agriculture F. Site Data: Total Acreage of Site – 20.6 acres G. Development: The applicant requested approval of an annexation and rezone application to change the zoning designation on 20.6 acres from Rural Urban Transitional Residential (RUT) to low density Neighborhood Residential This zoning district would allow for a maximum residential density of 5 dwelling unit per acre. The property is currently serviceable with central sewer and water provided by Star Sewer and Water District. The property will be utilizing W. New Hope Road, N. Brandon Road and W. Wing Road for ingress and egress. ANNEXATION & REZONE: The annexation and rezone request from County Rural Urban Transition (RUT) to Medium-Low Density Residential (R-4) on the applicant’s property will allow for the subdivision of the property to develop with urban densities that will be consistent with the current Comprehensive Plan Map. The overall gross density originally proposed for the development was 3.67 dwelling units per acre. The current Comprehensive Plan Land Use Map designates this property as Neighborhood Residential, with an anticipated density of 3 to 5 dwelling units per acre. The requested density falls in the middle of this designation. The requested zoning designation and density meets the intent of the Comprehensive Plan. The final density as approved by Council is 3.48 dwelling units per acre. PRELIMINARY PLAT: The originally submitted Preliminary Plat submitted contained 112 single family residential lots, and 11 common area lots for a total of 123 total lots. The residential lots range in size from ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 3 5,298 square feet to 14,988 square feet. The applicant has indicated that the development will contain a total of five acres (16.4%) of open space. The applicant states that useable open space, not including street buffers and endcaps equal to 3.52 acres (11.6%) exceeding the requirement for usable open space in the current Unified Development Code, Section 8-4E-2. Streets are proposed to be public and will measure 36 ft from back of curb to back of curb and satisfy Section 8-4D-34B(4) of the UDC. As approved by Council, the revised preliminary plat contains 106 residential lots, and 11 common area lots for a total of 117 lots. Residential lots range from 5,750 square feet to 21,062 square feet. Total open space was revised to include 5.30 acres (17.4%) with a total useable open space area of 4.51 acres The development will use access off N. Brandon Road and W. New Hope Road as well as N. Wing Road. The development will also have a stub road on the south of the property that will terminate at the property line with the possibility to extend in the future. The current Unified Development Code, Section 8-4E-2 requires a development of this size to have 3 site amenities. The applicant is proposing a children’s play structure, covered picnic shelter and pathway connections for access to the development and park. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Sidewalks are proposed at five-foot widths and will be attached throughout overall interior of the subdivision. Sidewalks along N. Brandon Road will be detached. • Lighting Streetlights shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire development. The applicant has not submitted street light design standards. A condition of approval will be required to receive staff approval of streetlights prior to final plat approval. • Street Names Street names will be approved by the Ada Street Naming Committee prior to signature of final plat. • Landscaping - As required by the Unified Development Code, Chapter 8, Section 8-8C-2- M Street Trees; A minimum of one street tree shall be planted for every thirty-five (35) linear feet of street frontage. The applicant shall use “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code. • Setbacks – The applicant originally request a five foot side yard setback for all homes in the development. Council approved the preliminary plat with no waivers for side yard setbacks. • Block – All blocks meet the 750’ block length requirement. ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 4 Existing Site Characteristics: The property is currently in agricultural production. Irrigation/Drainage District(s): - Farmer’s Union Ditch Company, LTD P.O. Box 1474, Eagle, ID 83616 Flood Zone: This property is not located in a Special Flood Hazard Area. 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 – No.  Riparian Vegetation – No known areas.  Steep Slopes – No.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. AGENCY RESPONSES Star Fire District August 31, 2020; January 5, 2021 Keller and Associates August 06, 2020 ITD April 22, 2020 ACHD September 22, 2020 DEQ August 13, 2020 Farmer’s Union Ditch Company September 04, 2020 West Ada School District September 08, 2020 Ada County Development Services August 04, 2020 J. Letters/Emails from the Public: Lonn and Ann Kuck - 10399 W. Rolling Hills Dr., Star, ID 83669 Steve and Charlene Greene – 9999 W Star Acres Drive, Star, ID 83669 Will Eason – 10174 W. Star Acres Dr., Star, ID 83669 Terry Bier and Carolee Polfer – 10040 West Star Acres Dr., Star, ID 83669 Robert Fehlau – 2203 N. Sunny Lane, Star, ID 83669 Kris Tatko – 2533 N. Wing Road, Star, ID 83669 - Email Lisa and Russell Jensen – 2393 N. Sunny Lane, Star, ID 83669 ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 5 K. Comprehensive Plan and Unified Development Code Provisions: Comprehensive Plan: 8.2.3 Land Use Map Designations: Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. Special Transition Overlay Area Development adjacent to, and potentially within, this area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. Site layout is to provide for a transition in density and lot sizing. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 6 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 those existing larger lots are not likely to be subdivided in the future. C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced or home sites may be clustered to increase open space within a portion of a site when property is within this overlay. 8.5.4 Policies Related to The Special Transition Overlay Areas: A. Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new abutting lots to be one acre in size or may include buffering. B. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. C. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. D. When an urban density residential development is planned with lots that directly abut lots within a Special Transition Overlay Area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include the provision of a buffer strip avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include setbacks within the urban lots similar to the Special Transition Overlay Area lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the Special Transition Overlay Area lots. E. Larger setbacks should be required for new lots planned to abut existing Special Transition Overlay Area lots. 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. ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 7 • 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. Unified Development Code: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. Failure to execute the development agreement within the required timeframe will result in the ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 8 denial of all related applications. C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in a Residential district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. In zoning designations of R-1, R-2, R-3, R-4 and R-5, housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per acre. Wells and septic systems may be permitted for larger lots in this land use designation that are not adjacent to municipal services, as determined by the Sewer District, and if approved by the applicable Health Department. Private streets may be approved in this district for access to newly subdivided or split property. This district does allow for some non-residential uses as specified in 8-3A-3. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city C-2-DA), indicates that the zoning was approved by the city with a development agreement, with specific conditions of zoning. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 9 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 10 the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 11 qualified site amenity as herein defined. 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. 8-1E-1: DEFINITIONS - TERMS DEFINED TRANSITIONAL LOT OR PROPERTY: The size of a new residential lot when being proposed ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 12 adjacent to an established residential use. The ratio for lots adjacent to properties shall be determined on a case by case basis, when considering the size of the development potential for the existing use. This shall not be required if separated by an existing roadway or large canal where the distance between new structures and existing structures equal or exceed 100 feet. 8-3B-3: ADDITIONAL RESIDENTIAL DISTRICT STANDARDS - RESIDENTIAL DISTRICTS: When development is planned with lots that directly abut existing lots within a Rural Residential area, or “Special Transition Overlay Area” as shown on the Comprehensive Plan Land Use map, an appropriate transition shall be provided for the two abutting residential lot types. A transition shall take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting rural residential lots, or may include the provision of a buffer strip avoiding urban lots directly abutting rural residential lots, or may include setbacks within the urban lots similar to the rural residential lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the rural residential lots. 8-1B-1C ANNEXATION/REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The Council finds that the purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Residential Districts 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 Council finds that this annexation and rezone is in compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The Council finds that 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, when available. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 13 housing types that can be accommodated within the density range. Council finds that this request is consistent with the statement. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The Council finds that there is no indication from the material and testimony submitted 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 Council finds that the City 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 Council finds this annexation is reasonably necessary for the orderly development of the City. 8-6A-7: PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan; The Council finds that the Plat, as presented and revised, will be constituent with the updated Comprehensive Plan and will meet the Land Use designation. Further, the property is required to develop under the guidelines of the Comprehensive Plan and requirements of the Unified Development Code. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development; The Council finds that Agencies having jurisdiction on this parcel were notified of this action. The City 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 Council finds that the City has not received notice from any jurisdictional agency that there are any problems with public financial capability for this development. 4. The development will not be detrimental to the public health, safety or general welfare; The Council finds that the City has not been made aware of any known detriment that will be caused by this development. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 14 The Council finds that there are no known natural, scenic, or historic features that have been identified with this Preliminary Plat. The property has been in previous agricultural production. Public Hearing of the Council: a. A public hearing on the application was held before the City Council on October 6, 2020, at which time testimony was heard and the Council tabled the application to November 17, 2020. A public hearing on the application was again held before the City Council on November 17, 2020, at which time testimony was heard and the Council tabled the application to January 19, 2021. A public hearing on the application was again held before the City Council on January 19, 2021, at which time testimony was heard and the public hearing was closed. The City Council made their decision at that time. b. Oral testimony in favor of the application was presented to the City Council by: • Jane Suggs, Gem State Planning, 9840 W. Overland Road Suite 120, Boise, ID 83709 - applicant’s representative c. Oral testimony in opposition to the application was presented to the Council by: • Robert Fehlau 2203 N. Sunny Lane, Star, ID 83669 • Steve Greene 9999 W. Star Acres Dr. Star, ID 83669 • Will Eason 10174 W. Star Acres Dr. Star, ID 83669 • Maxine McCombs 2211 N. Schreiner Lane, Star, ID 83669 • Joe Abreu 2730 N. Rolling Hills Dr. Star, ID 83669 • Ann Kuck 10399 Rolling Hills Dr, Star, ID 83669 • Stacey Steffers, Cold Creek Ave, Star, ID 83669 • Carolyn Johns, 10300 W. Rolling Hills Dr, Star, ID 83669 • Mary Jane Marlow, 485 S. Winslow Bay Way, Star, ID 83669 • John Pickens, 10200 W. Scenic View Lane, Star, ID 83669 • Kurt Krause, 9951 W. Rolling Hills Dr. Star, ID 83669 d. Written testimony in favor of or opposing the application was presented to the City Council by: None Deliberations and Conclusions of Law: The Council reviewed the particular facts and circumstances of this proposed annexation and zoning application in accordance with the City of Star Title 8 (Unified Development Code), deliberated on the matter, resulting in discussions on the annexation and platting of the development. Discussion included transportation and stub streets, transitional lots and buffers, setbacks, sidewalks, open space, and density. ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 15 Statement of Compliance: Council finds the Applicant has met all requirements of the Unified Development Code and the intent and purpose of the Comprehensive Plan and Map requirements. The Owner requested the annexation and rezone from Rural Transition (RUT-Ada County) to Residential (R-4-DA) with a Development Agreement, which fits within the neighboring properties. Conditions of Approval: 1. The approved Preliminary Plat for the Canvasback Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. All public streets shall have a minimum street width of 36’ and shall be constructed to ACHD standards. 3. The applicant shall remove the proposed street connection to N. Wing Road prior to the submittal of the final plat for the specific phase with the connection only if ACHD approves the removal of the connection prior to final plat submittal. Written approval from ACHD shall be required. 4. The applicant shall work with the property owner to the immediate east of the street connection onto N. Wing Road to provide a landscape buffer that would prevent vehicle headlights from encroaching onto the existing residence. This shall be required only if the property owner agrees to the buffer. The applicant shall submit a written letter of intent from the property owner prior to submittal of final plat for the phase. If a buffer is agreed upon, the applicant shall revise the landscape plan for that phase to recognize and detail the buffer. 5. All pathways located within common areas shall be concrete surfaced. 6. Lot 2, Block 8, and Lots 21-23, Block 2 of the approved preliminary plat shall have one- story homes only. 7. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The development agreement shall be signed and recorded as part of the ordinance for annexation and zoning and shall contain the details of the fees to be collected. 8. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight plan/design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 9. Street trees shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees including one tree per thirty-five (35) linear feet. ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 16 10. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 11. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 12. 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. 13. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 14. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 15. 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. 16. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 17. A plat note shall state that development standards for residential development shall comply with the effective building and zoning requirements at time of building permit issuance, unless amended in the Development Agreement or CUP conditions. 18. 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. 19. All common areas shall be owned and maintained by the Homeowners Association. 20. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. 21. A sign application is required for any subdivision signs. Council Decision: The Council voted unanimously (3-0) to approve the Annexation and Zoning to Residential (R-4- DA), Development Agreement and Preliminary Plat for Canvasback Subdivision on January 19, 2021. Dated this day of 2021. Star, Idaho By: ATTEST: Trevor A. Chadwick, Mayor Meredith Hudson, Deputy City Clerk ---PAGE BREAK--- CANVASBACK SUBDIVISION FFCL FILE NO. AZ-20-11/DA-20-11/PP 20-11 17 ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 1 FINDINGS OF FACT AND CONCLUSIONS OF LAW SADDLEWOOD SUBDIVISION FILE NO. PP-20-20 The above-entitled Preliminary Plat land use application came before the Star City Council for their action on January 19, 2021, at which time public testimony was taken and the public hearing was closed. The Star City Council, having requested and taken oral and written testimony, and having duly considered the matter, does hereby make the following Findings of Fact and Conclusions of Law; Procedural History: A. Project Summary: The Applicant is seeking approval of a Preliminary Plat for a proposed residential subdivision with 49 single-family residential lots and 7 common lots. The property is located at 864 N. Star Road and consists of 9.9 acres with a proposed density of 4.95 dwelling units per acre. The current zoning designation is Residential (R-5-DA). B. Application Submittal: A neighborhood meeting was held on December 16, 2020 in compliance with the application submittal requirement of the Star Unified Development Code (Section 8-1 A-6 The Land Use application was deemed complete on December 21, 2020. C. Notice of Public Hearing: Notice of Public Hearing on the application for the City of Star Council was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Star Unified Development Code on December 23, 2020. Notice of this public hearing was mailed to property owners within three-hundred feet (300’) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Star Unified Development Code on December 21, 2020. Notice was sent to agencies having jurisdiction in the City of Star on December 21, 2020. The property was posted in accordance with the Star Unified Development Code on January 8, 2021. D. History of Previous Actions: • July 19, 2020 – Application for Re-Zone from RUT to R-7 and a Development Agreement was accepted by the City. • August 18, 2020 – Public Hearing for Re-Zone and DA – Council Approved R-5 and the DA. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 2 • November 2, 2020 – Ordinance 316 was recorded with Ada County regarding Re-zone and DA. E. Comprehensive Plan Land Use Map and Zoning Map Designations: Zoning Designation Comp Plan Designation Land Use Existing R-5-DA Neighborhood Residential Vacant Proposed R-5-DA Neighborhood Residential Single Family Residential North of site R-4 Neighborhood Residential Waterview Subdivision South of site R-4 Neighborhood Residential Middle Creek Subdivision Star Elementary School East of site R-4 Neighborhood Residential Waterview Subdivision West of site R-4 Neighborhood Residential Pristine Meadows Subdivision F. Site Data: Total Acreage of Site – 9.9 acres G. Development: The applicant requested approval of a preliminary plat in the R-5-DA zoning designation with 49 residential lots and 7 common lots. The property was previously rezoned as part of RZ-20-08. PRELIMINARY PLAT: The Preliminary Plat submitted contains 49 single family residential lots, and 7 common area lots for a total of 56 lots. The residential lots range in size from 5,175 square feet to 7,681 square feet with the average buildable lot area of 5,263 square feet. The applicant has indicated that the development will contain a total of 1.90 acres (19.4%) of open space, of which 1.76 acres (18.01%) is usable open space. This exceeds the minimum requirement for usable open space in the current Unified Development Code, Section 8-4E-2. Streets are proposed to be public throughout the development and will measure 36 ft from back of curb to back of curb and satisfy Section 8-4D-34B(4) of the UDC. The development will be accessed on the west from N. Star Road. There will also be access on the north of the development via N. Park Vista Avenue as the street will be extended. There will also be access on the south of the development via N. Knox Avenue as that street will also be connected to an existing stub street. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 3 The current Unified Development Code, Section 8-4E-2 requires a development of this size to have 1 site amenity. The preliminary plat shows a total of 3 amenities. The applicant is proposing a common area of 1.1 acres with a gazebo, walking paths with benches and a picnic area and since open space is over 5% over the minimum requirement, the development can count this as an additional amenity. The development is also providing a path on the south of the property that will allow access to the school via connection to existing pathways. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Sidewalks are proposed at five-foot widths and will be attached throughout the overall subdivision. • Lighting Streetlights shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire development. The applicant has submitted a streetlight plan, indicating location of lights, but has not submitted a street light design. A condition of approval will be required to receive staff approval of streetlights prior to final plat approval. • Landscaping - As required by the Unified Development Code, Chapter 8, Section 8-8C-2- M Street Trees; A minimum of one street tree shall be planted for every thirty-five (35) linear feet of street frontage. The applicant shall use “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code. The landscape plan submitted with the Preliminary Plat shows street trees throughout the entire development as required per code for both street sections and open space. • Traffic Calming – The preliminary plat shows a traffic calming measure in the eastern end of the street, a knuckle. The ACHD report also calls out an additional measure on the west end of the street, another knuckle and to widen the entry lanes where Hidden Point Street meets Star Road. • Setbacks – Applicant was approved to have R-7 setbacks in the Development Agreement that was approved when the property was recently rezoned. This includes a 3-foot side yard setback. This is within the Unified Development Code Dimensional Standards found in Section 8-3A-4. Existing Site Characteristics: The property previously had a single-family dwelling and assorted accessory buildings but is now currently vacant. Irrigation/Drainage District(s): - Middleton Irrigation Association/Middleton Mill Ditch Co. P.O. Box 848 Middleton, ID 83644 ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 4 Flood Zone: This property is located in an area of minimal flood hazard, Zone X. Special On-Site Features:  Areas of Critical Environmental Concern – None identified.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – None.  Riparian Vegetation – No.  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. AGENCY RESPONSES Keller and Associates January 14, 2021 ITD November 13, 2020 ACHD January 13, 2021 Central District Health December 29, 2020 Star Fire District December 29, 2020 West Ada School District January 18, 2021 J. Letters/Emails from the Public: No public comments have been received. K. Comprehensive Plan and Unified Development Code Provisions: Comprehensive Plan: 8.2.3 Land Use Map Designations: Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 5 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 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. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 6 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. Unified Development Code: UNIFIED DEVELOPMENT CODE: 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 7 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 8 (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 9 a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. 8-6A-7: PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan; The Council finds that the Plat, as presented and revised, will be consistent with the updated Comprehensive Plan and will meet the Land Use designation. Further, the property is required to develop under the guidelines of the Comprehensive Plan and requirements of the Unified Development Code. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development; The Council finds that Agencies having jurisdiction on this parcel were notified of this action. The City 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 Council finds that the City has not received notice from any jurisdictional agency that there are any problems with public financial capability for this development. 4. The development will not be detrimental to the public health, safety or general welfare; ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 10 The Council finds that the City has not been made aware of any known detriment that will be caused by this development. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The Council finds that there are no known natural, scenic, or historic features that have been identified with this Preliminary Plat. The property has been in previous agricultural production. Public Hearing of the Council: a. A public hearing on the application was held before the City Council on January 26, 2021, at which time testimony was heard and the public hearing was closed. The City Council made their decision at that time. b. Oral testimony in favor of the application was presented to the City Council by: • Jay Gibbons, South, Beck & Baird, 2002 S. Vista Ave Boise, ID - applicant’s representative c. Additional Oral testimony to the application was presented to the Council by: • Cathy Geib, 909 N. Mira Way, Star, ID 83669 d. Written testimony in favor of or opposing the application was presented to the City Council by: None Deliberations and Conclusions of Law: The Council reviewed the particular facts and circumstances of this proposed preliminary plat application in accordance with the City of Star Title 8 (Unified Development Code), deliberated on the matter, resulting in discussions on the platting of the development. Discussion included transportation, setbacks, sidewalks and pathways, open space, and building heights. Statement of Compliance: Council finds the Applicant has met all requirements of the Unified Development Code and the intent and purpose of the Comprehensive Plan and Map requirements. The Owner requested approval of the preliminary plat. Conditions of Approval: 1. The approved Preliminary Plat for the Saddlewood Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. All public streets shall have a minimum street width of 36’ and shall be constructed to ACHD standards. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 11 3. Applicant shall meet all the setback requirements in the Unified Development Code Section 8-3A-4, unless a waiver is applied for and approved by the council. Applicant was approved to have R-7 setbacks in the Development Agreement that was approved when the property was recently rezoned. This includes a 3-foot side yard setback. 4. Lots 10 & 12, Block 2 in the northeast corner of the subdivision shall be limited to one- story homes. 5. The applicant has entered into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System within the City of Star and/or City of Star Area of City Impact. The Developer will pay the $36,250.00 traffic mitigation fee determined by the Idaho Transportation Department as follows: the Developer will pay the City $739.80 per buildable lot within each phase prior to signature on the final plat for the applicable phase. The City will allocate the funds to roadway improvements in the vicinity of the project. The Developer shall pay this amount (unless otherwise revised by ITD) directly to the City of Star. The City will maintain this contribution in a specific Development Contributions account, to be distributed to ITD when requested for use with a specific Idaho Transportation Improvement Plan (ITIP) project within the City of Star Area of City Impact or City Limits in accordance with the terms of the Intergovernmental Agreement between the Idaho Transportation Department and the City of Star dated April 22, 2020. These fees will be collected by the City of Star, by phase, prior to final plat signature. 6. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 7. Street trees shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees including one tree per thirty-five (35) linear feet. 8. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 9. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 10. 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. 11. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 12. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 13. 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 and indicating the location of the mailbox cluster(s). ---PAGE BREAK--- SADDLEWOOD SUBDIVISION FFCL FILE NO. PP-20-20 12 14. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 15. A plat note shall state that development standards for residential development shall comply with the effective building and zoning requirements at time of building permit issuance, unless amended in the Development Agreement or CUP conditions. 16. 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. 17. All common areas shall be owned and maintained by the Homeowners Association. 18. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. 19. A sign application is required for any subdivision signs. 20. Any additional Condition of Approval as required by Staff and City Council. Council Decision: The Council voted unanimously (2-0) (Keyes recused himself, Nielson absent) to approve the Annexation and Zoning to Residential (R-4-DA), Development Agreement and Preliminary Plat for Saddlewood Subdivision on January 19, 2021. Dated this day of 2021. Star, Idaho By: ATTEST: Trevor A. Chadwick, Mayor Meredith Hudson, Deputy City Clerk ---PAGE BREAK--- February 2, 2021 Mr. Bruce S. Wong, Director Ada County Highway District 3775 Adams St. Garden City, ID 83714 Re: City of Star ACHD FY 21 IFYWP Request Dear Director Wong, Accompanying this letter is the City of Star 2021 ACHD Integrated Five Year Work Program (IFYWP) Priority Request. We appreciate the City of Star projects that are currently programmed for design and construction in upcoming years and the support we have received from your staff, Kristy Inselman and Edinson Bautista, in attending meetings and answering questions. Our request this year continues to focus on providing safe walking/biking routes for our students to walk to school and for our residents to walk to downtown to shop and eat. A majority of our students attending Star Elementary and Star Middle School are too close to be eligible for bus transportation however most students do not have a safe walking route to attend school. The improvements requested focus on creating the backbone infrastructure for continuous safe walking/biking routes on Floating Feather Road, Pollard Lane, Plummer Road and Munger Road. The improvements requested would include, depending on the situation, constructing sidewalks, walking paths or in areas with tight right of ways perhaps pavement widening with extruded curbs to provide a separated walking area. A majority of the infrastructure already exists. These projects along with the projects already programmed would fill in the gaps. Besides those projects already programmed, our highest ranked requests are to expand the scope of these programmed projects with the following projects: 1. Floating Feather Road between Munger Road and Star Road- As a part of the Floating Feather Bridge 2028 project scheduled for design in 2021, add to the scope of the project to complete the pedestrian network on the north and south side of Floating Feather between Munger Road and Star Road. 2. Floating Feather and Star Road- Install a pedestrian crossing at the intersection of Star Rd and Floating Feather Rd. for safe school access and safe access to the adjacent Hunters Creek Sports Complex park. 3. Floating Feather Road between Star Road and Pollard Lane- As a part of the Floating Feather Rd. sidewalk project between Hornback and Pollard Lane scheduled to be designed in 2021, add to the scope to complete the pedestrian network on the north side of Floating Feather between Star Road and Pollard Lane. Mayor: Trevor A. Chadwick Council: Kevin Nielsen Jennifer Salmonsen Michael Keyes David Hershey ---PAGE BREAK--- 4. Munger Road between Floating Feather and Short Creek- As a part of the Munger Road Bridge replacement projects for bridges #1005 and #2001 currently programmed for design in 2023, add to the scope of these projects to complete the pedestrian network on the east side of Munger Road from Floating Feather Road to Shortcreek St. 5. Plummer Road and Floating Feather Road- Install a pedestrian crossing at the intersection of Plummer Rd and Floating Feather Rd. for safe access to Star Middle School. As you are aware, the City of Star is growing rapidly which will continue to add students and vehicle traffic which will increase safety concerns unless these projects are completed. Ultimately, we see the need for full improvements on these major streets to continue to provide a safe transportation network in our community. However, we recognize funding for constructing full section major roadway improvements to keep up with growth is a serious challenge. In the short term, we believe the requested projects are relatively inexpensive improvements that would go a long way in improving the safety for students and citizens. Please feel free to contact either myself or our Planning and Zoning Director Shawn Nickel should you have any questions. Sincerely, Mayor Trevor Chadwick cc: Ada County Highway District Commissioners Michael Keyes- City of Star Transportation Council Liaison Kriste Inselman, ACHD Shawn Nickel, City of Star Zoning Administrator City of Star Transportation Committee Attachment: City of Star 2021 Prioritization Request Form ---PAGE BREAK--- Design YR 1 Floating Feather Rd, Brandon Rd / Hornback Ave Complete the pedestrian network on north side of Floating Feather Rd, between Brandon Rd and Hornback Ave. 2021 2 Floating Feather between Munger and Pollard Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 3 Star Rd, Boise River / Highway 44 Widen Star Rd to 5 lanes with curb, gutter, sidewalk, and bike lanes in accordance with the 2016 CIP. Project includes widening of bridge #2030. Not Programmed 4 Can Ada Road between Hwy 44 and Floating Feather extended Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 5 Can Ada Road between Floating Feather extended and W. New Hope Road Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 6 Pollard ln, Star Middle School to Beacon Light Road Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 7 Extend and straighten Floating Feather between Pollard and Highway 16 Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 8 Beacon light Rd/ Wing Road Widening (Between Can Ada and Hwy 16) Widen/extend roadway to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 9 Brandon Road between New Hope and Floating Feather Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 10 Extended Floating Feather between Munger and Can Ada Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 1 Pollard Ln, Floating Feather Rd / Star Middle School Construct a 7' wide asphalt path on the west side of Pollard Ln, between Floating Feather Rd. and Star Middle School. 2023 2 Munger Road Bridge #1005/#2001 Widen bridges to align with roadways and create safe crossing for pedestrians on the sidewalks. 2023 3 Munger Road Bridge #1462 Widen bridge to align with roadways and create safe crossing for pedestrians on the sidewalks. 2021 4 Palmer Lane Bridge #1009 Widen bridge to align with roadways and create safe crossing for pedestrians on the sidewalks. 2021 5 Floating Feather Bridge #2028 Replace bridge 2028 over the Middleton Canal on Floating Feather Road. Project includes a detached pathway on the south side between Wild Mustang and Meadow Lake. 2021 Community Programs 2021 Priority Ranking 2020 Priority Ranking Agency Project Name Agency Project Description Current IFY 3. Blank lines are provided at the end of each category to add additional projects. Provide a clear description of the project request. 4. Remember to identify projects for removal. City of Star 2021 Prioritization Request Form Updates include draft FY2021-2025 IFYWP. Programming status is subject to change. Roads & Intersections Ranking Instructions: 1. Rank your project request using only one number per project (Please avoid using 2a, 2b, 2c, etc.). 2. Utilize the first column to reevaluate your prioritization ranking. Adjust as needed. ---PAGE BREAK--- 6 Floating Feather Rd. between Hornback and Pollard Lane. Construct sidewalk on north side of Floating Feather Rd, between Hornback Ave and Pollard Lane. 2021 7 Star Rd. between Hwy 44 and Boise River Construct detached sidewalk on west side of Star Road from Main St to SH 44. Project includes enhanced crossing at Star Rd and Main St. 2025 8 Floating Feather Rd. between Munger and Star Rd. complete the pedestrian network on the north and south side of Floating Feather between Munger Road and Star Road. Not Programmed 9 Floating Feather Rd and Star Road Install a pedestrian crossing at the intersection of Star Rd and Floating Feather Rd. for safe access to elementary and Middle School and for safe access to Park. Not Programmed 10 Floating Feather Rd. between Star Rd. and Pollard Lane. As a part of the Floating Feather Rd. sidewalk project between Hornback and Pollard Lane scheduled to be built in 2023, add to the scope fo the project to complete the pedestrian network on the north side of Floating Feather between Star Road and Pollard Lane. 11 Munger Road between Floating Feather and Shortcreek As a part of the Munger Road Bridge replacement projects for bridges #1005 and #2001 currently programmed for design in 2023, add to the scope of the project to complete the pedestrian network on the east side of Munger Road from Floating Feather Road to Shortcreek St. 12 Plummer Rd and Floating Feather Install a pedestrian crossing at the intersection of Plummer Rd and Floating Feather Rd. Crossing beacon to safely move walking and biking students for safe access to Star Middle School. Not Programmed 13 Floating Feather Rd, Star Rd / Munger Rd Construct curb, gutter, sidewalk and bike lanes on Floating Feather Rd, between Star Rd and Munger Rd. Pedestrian facilities. Not Programmed 14 Floating Feather Rd, Star Rd / Pollard Construct curb, gutter, sidewalk and bike lanes on Floating Feather Rd, between Star Rd and Pollard Lane. Not Programmed 15 Plummer Rd, State St / Floating Feather Rd Construct curb, gutter, sidewalk and bike lanes on Plummer Rd, between State Street and Floating Feather Road. Pedestrian facilities. Not Programmed 16 Beacon Light Rd / New Hope / Munger Bike lanes Level 2 and 3 bike facilities to be added in both directions to assure safe bike travel throughout Star. Not Programmed ---PAGE BREAK--- ROW YR Construction YR 2022 2023 Project to be built in 2023. Floating Feather Rd, Brandon Rd / Hornback Ave Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Munger Rd / Pollard Ln Not Programmed Not Programmed To be scoped 2020. To be evaluated and prioritized for possible inclusion into future IFYWP updates. Star Rd, US 20/26 (Chinden Blvd) / SH 44 (State St) Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Would require joint project with Canyon County. Can Ada Rd, SH 44 (State St) / Floating Feather Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Would require joint project with Canyon County. Can Ada Rd, Floating Feather Rd / New Hope Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Pollard Ln, Star Middle School / Beacon Light Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Pollard Ln / Highway 16 Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Beacon Light Rd, Can Ada Rd / Hwy 16 Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Brandon Rd, Floating Feather Rd / New Hope Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Can Ada Rd / Munger Rd 2022 2023 Project to be built in 2023. Pollard Ln, Floating Feather Rd / Star Middle School Future Future Project to begin design in 2023. Munger Rd Bridge #1005 and #2001, 1/2 mile S/O New Hope Rd 2022 2024 Project to be built in 2024. Munger Rd Bridge #1462, 550' S/O New Hope Rd 2022 2023 Project to be built in 2023. Palmer Ln Bridge #1009, N/O Floating Feather Rd 2023 2024 Project to be built in 2024. Floating Feather Rd Bridge #2028, 580' E/O Munger Rd YWP Programming Status ACHD Response ACHD Implementation Project Name ---PAGE BREAK--- 2022 2023 Project to be built in 2023. Pollard Ln, Floating Feather Rd / Star Middle School Future Future Project being scoped in 2020. Star Rd, Boise River / SH 44 (State St) Not Programmed Not Programmed Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd and Star Rd Pedestrian Crossing Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Plummer Rd and Floating Feather Rd Pedestrian Crossing Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Munger Rd / Munger Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Star Rd / Pollard Ln Not Programmed Not Programmed Developing area. ACHD to coordinate with the City on the scope and timing of improvements. Plummer Rd, State St / Floating Feather Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Can Ada Rd / Hwy 16 Bikeway ---PAGE BREAK--- Star Transportation Committee Meeting 10:00 a.m. Wednesday February 3, 2021 Star Council Hall Agenda: 1. Call to Order 2. Review Minutes from previous meeting a. 3. Mayor Report- Mayor Trevor Chadwick 4. Council Liaison Report-Councilman Michael Keyes 5. Staff Report-Shawn Nickels 6. ACHD CIP Citizen Advisory Committee Report- John Turnipseed 7. Old Business a. Review Council Action on ACHD IFYWP 2021-2026 City of Star Request 8. New Business a. Hwy 16 Traffic Safety-Chris Todd b. Discuss inclusion of Pathways under Transportation Committee c. Develop Strategy/Goals for Pathways d. Begin development of Pathways Plan 9. Announcements /General Discussion/Other 10. Next Meeting a. Review New Action Items i. ii. iii. iv. v. 11. Adjourn ---PAGE BREAK--- February 2, 2021 Mr. Bruce S. Wong, Director Ada County Highway District 3775 Adams St. Garden City, ID 83714 Re: City of Star ACHD FY 21 IFYWP Request Dear Director Wong, Accompanying this letter is the City of Star 2021 ACHD Integrated Five Year Work Program (IFYWP) Priority Request. We appreciate the City of Star projects that are currently programmed for design and construction in upcoming years and the support we have received from your staff, Kristy Inselman and Edinson Bautista, in attending meetings and answering questions. Our request this year continues to focus on providing safe walking/biking routes for our students to walk to school and for our residents to walk to downtown to shop and eat. A majority of our students attending Star Elementary and Star Middle School are too close to be eligible for bus transportation however most students do not have a safe walking route to attend school. The improvements requested focus on creating the backbone infrastructure for continuous safe walking/biking routes on Floating Feather Road, Pollard Lane, Plummer Road and Munger Road. The improvements requested would include, depending on the situation, constructing sidewalks, walking paths or in areas with tight right of ways perhaps pavement widening with extruded curbs to provide a separated walking area. A majority of the infrastructure already exists. These projects along with the projects already programmed would fill in the gaps. Besides those projects already programmed, our highest ranked requests are to expand the scope of these programmed projects with the following projects: 1. Floating Feather Road between Munger Road and Star Road- As a part of the Floating Feather Bridge 2028 project scheduled for design in 2021, add to the scope of the project to complete the pedestrian network on the north and south side of Floating Feather between Munger Road and Star Road. 2. Floating Feather and Star Road- Install a pedestrian crossing at the intersection of Star Rd and Floating Feather Rd. for safe school access and safe access to the adjacent Hunters Creek Sports Complex park. 3. Floating Feather Road between Star Road and Pollard Lane- As a part of the Floating Feather Rd. sidewalk project between Hornback and Pollard Lane scheduled to be designed in 2021, add to the scope to complete the pedestrian network on the north side of Floating Feather between Star Road and Pollard Lane. Mayor: Trevor A. Chadwick Council: Kevin Nielsen Jennifer Salmonsen Michael Keyes David Hershey ---PAGE BREAK--- 4. Munger Road between Floating Feather and Short Creek- As a part of the Munger Road Bridge replacement projects for bridges #1005 and #2001 currently programmed for design in 2023, add to the scope of these projects to complete the pedestrian network on the east side of Munger Road from Floating Feather Road to Shortcreek St. 5. Plummer Road and Floating Feather Road- Install a pedestrian crossing at the intersection of Plummer Rd and Floating Feather Rd. for safe access to Star Middle School. As you are aware, the City of Star is growing rapidly which will continue to add students and vehicle traffic which will increase safety concerns unless these projects are completed. Ultimately, we see the need for full improvements on these major streets to continue to provide a safe transportation network in our community. However, we recognize funding for constructing full section major roadway improvements to keep up with growth is a serious challenge. In the short term, we believe the requested projects are relatively inexpensive improvements that would go a long way in improving the safety for students and citizens. Please feel free to contact either myself or our Planning and Zoning Director Shawn Nickel should you have any questions. Sincerely, Mayor Trevor Chadwick cc: Ada County Highway District Commissioners Michael Keyes- City of Star Transportation Council Liaison Kriste Inselman, ACHD Shawn Nickel, City of Star Zoning Administrator City of Star Transportation Committee Attachment: City of Star 2021 Prioritization Request Form ---PAGE BREAK--- Design YR 1 Floating Feather Rd, Brandon Rd / Hornback Ave Complete the pedestrian network on north side of Floating Feather Rd, between Brandon Rd and Hornback Ave. 2021 2 Floating Feather between Munger and Pollard Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 3 Star Rd, Boise River / Highway 44 Widen Star Rd to 5 lanes with curb, gutter, sidewalk, and bike lanes in accordance with the 2016 CIP. Project includes widening of bridge #2030. Not Programmed 4 Can Ada Road between Hwy 44 and Floating Feather extended Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 5 Can Ada Road between Floating Feather extended and W. New Hope Road Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 6 Pollard ln, Star Middle School to Beacon Light Road Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 7 Extend and straighten Floating Feather between Pollard and Highway 16 Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 8 Beacon light Rd/ Wing Road Widening (Between Can Ada and Hwy 16) Widen/extend roadway to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 9 Brandon Road between New Hope and Floating Feather Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 10 Extended Floating Feather between Munger and Can Ada Widen to 3 lanes with curb, gutter, detached sidewalks and bike lanes. Not Programmed 1 Pollard Ln, Floating Feather Rd / Star Middle School Construct a 7' wide asphalt path on the west side of Pollard Ln, between Floating Feather Rd. and Star Middle School. 2023 2 Munger Road Bridge #1005/#2001 Widen bridges to align with roadways and create safe crossing for pedestrians on the sidewalks. 2023 3 Munger Road Bridge #1462 Widen bridge to align with roadways and create safe crossing for pedestrians on the sidewalks. 2021 4 Palmer Lane Bridge #1009 Widen bridge to align with roadways and create safe crossing for pedestrians on the sidewalks. 2021 5 Floating Feather Bridge #2028 Replace bridge 2028 over the Middleton Canal on Floating Feather Road. Project includes a detached pathway on the south side between Wild Mustang and Meadow Lake. 2021 Community Programs 2021 Priority Ranking 2020 Priority Ranking Agency Project Name Agency Project Description Current IFY 3. Blank lines are provided at the end of each category to add additional projects. Provide a clear description of the project request. 4. Remember to identify projects for removal. City of Star 2021 Prioritization Request Form Updates include draft FY2021-2025 IFYWP. Programming status is subject to change. Roads & Intersections Ranking Instructions: 1. Rank your project request using only one number per project (Please avoid using 2a, 2b, 2c, etc.). 2. Utilize the first column to reevaluate your prioritization ranking. Adjust as needed. ---PAGE BREAK--- 6 Floating Feather Rd. between Hornback and Pollard Lane. Construct sidewalk on north side of Floating Feather Rd, between Hornback Ave and Pollard Lane. 2021 7 Star Rd. between Hwy 44 and Boise River Construct detached sidewalk on west side of Star Road from Main St to SH 44. Project includes enhanced crossing at Star Rd and Main St. 2025 8 Floating Feather Rd. between Munger and Star Rd. complete the pedestrian network on the north and south side of Floating Feather between Munger Road and Star Road. Not Programmed 9 Floating Feather Rd and Star Road Install a pedestrian crossing at the intersection of Star Rd and Floating Feather Rd. for safe access to elementary and Middle School and for safe access to Park. Not Programmed 10 Floating Feather Rd. between Star Rd. and Pollard Lane. As a part of the Floating Feather Rd. sidewalk project between Hornback and Pollard Lane scheduled to be built in 2023, add to the scope fo the project to complete the pedestrian network on the north side of Floating Feather between Star Road and Pollard Lane. 11 Munger Road between Floating Feather and Shortcreek As a part of the Munger Road Bridge replacement projects for bridges #1005 and #2001 currently programmed for design in 2023, add to the scope of the project to complete the pedestrian network on the east side of Munger Road from Floating Feather Road to Shortcreek St. 12 Plummer Rd and Floating Feather Install a pedestrian crossing at the intersection of Plummer Rd and Floating Feather Rd. Crossing beacon to safely move walking and biking students for safe access to Star Middle School. Not Programmed 13 Floating Feather Rd, Star Rd / Munger Rd Construct curb, gutter, sidewalk and bike lanes on Floating Feather Rd, between Star Rd and Munger Rd. Pedestrian facilities. Not Programmed 14 Floating Feather Rd, Star Rd / Pollard Construct curb, gutter, sidewalk and bike lanes on Floating Feather Rd, between Star Rd and Pollard Lane. Not Programmed 15 Plummer Rd, State St / Floating Feather Rd Construct curb, gutter, sidewalk and bike lanes on Plummer Rd, between State Street and Floating Feather Road. Pedestrian facilities. Not Programmed 16 Beacon Light Rd / New Hope / Munger Bike lanes Level 2 and 3 bike facilities to be added in both directions to assure safe bike travel throughout Star. Not Programmed ---PAGE BREAK--- ROW YR Construction YR 2022 2023 Project to be built in 2023. Floating Feather Rd, Brandon Rd / Hornback Ave Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Munger Rd / Pollard Ln Not Programmed Not Programmed To be scoped 2020. To be evaluated and prioritized for possible inclusion into future IFYWP updates. Star Rd, US 20/26 (Chinden Blvd) / SH 44 (State St) Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Would require joint project with Canyon County. Can Ada Rd, SH 44 (State St) / Floating Feather Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Would require joint project with Canyon County. Can Ada Rd, Floating Feather Rd / New Hope Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Pollard Ln, Star Middle School / Beacon Light Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Pollard Ln / Highway 16 Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Beacon Light Rd, Can Ada Rd / Hwy 16 Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Brandon Rd, Floating Feather Rd / New Hope Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Can Ada Rd / Munger Rd 2022 2023 Project to be built in 2023. Pollard Ln, Floating Feather Rd / Star Middle School Future Future Project to begin design in 2023. Munger Rd Bridge #1005 and #2001, 1/2 mile S/O New Hope Rd 2022 2024 Project to be built in 2024. Munger Rd Bridge #1462, 550' S/O New Hope Rd 2022 2023 Project to be built in 2023. Palmer Ln Bridge #1009, N/O Floating Feather Rd 2023 2024 Project to be built in 2024. Floating Feather Rd Bridge #2028, 580' E/O Munger Rd YWP Programming Status ACHD Response ACHD Implementation Project Name ---PAGE BREAK--- 2022 2023 Project to be built in 2023. Pollard Ln, Floating Feather Rd / Star Middle School Future Future Project being scoped in 2020. Star Rd, Boise River / SH 44 (State St) Not Programmed Not Programmed Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd and Star Rd Pedestrian Crossing Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Plummer Rd and Floating Feather Rd Pedestrian Crossing Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Munger Rd / Munger Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Star Rd / Pollard Ln Not Programmed Not Programmed Developing area. ACHD to coordinate with the City on the scope and timing of improvements. Plummer Rd, State St / Floating Feather Rd Not Programmed Not Programmed To be evaluated and prioritized for possible inclusion into future IFYWP updates. Floating Feather Rd, Can Ada Rd / Hwy 16 Bikeway ---PAGE BREAK--- Star Transportation Committee Meeting 10:00 a.m. Wednesday February 3, 2021 Star Council Hall Agenda: 1. Call to Order 2. Review Minutes from previous meeting a. 3. Mayor Report- Mayor Trevor Chadwick 4. Council Liaison Report-Councilman Michael Keyes 5. Staff Report-Shawn Nickels 6. ACHD CIP Citizen Advisory Committee Report- John Turnipseed 7. Old Business a. Review Council Action on ACHD IFYWP 2021-2026 City of Star Request 8. New Business a. Hwy 16 Traffic Safety-Chris Todd b. Discuss inclusion of Pathways under Transportation Committee c. Develop Strategy/Goals for Pathways d. Begin development of Pathways Plan 9. Announcements /General Discussion/Other 10. Next Meeting a. Review New Action Items i. ii. iii. iv. v. 11. Adjourn ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP- 20-14 1 CITY OF STAR LAND USE STAFF REPORT MEMO TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director & Zoning Administrator MEETING DATE: February 2, 2021 – PUBLIC HEARING FILE(S) AZ-20-17 Annexation and Zoning DA-20-23 Development Agreement PP-20-14 Preliminary Plat for Rivercreek Landing Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant Developing Properties LLC Dean Waite Todd Campbell Construction, Inc. Todd Campbell Construction, Inc. P.O. Box 140298 P.O. Box 140298 Boise, ID 83714 Boise, ID 83714 Representative: Joe Canning, B & A Engineers 5505 Franklin Road Boise, ID 83705 UPDATE This application was originally heard by Council on December 1, 2020. At the last meeting, Council tabled the application and directed the applicant to address density, setbacks, floodplain issues and work with the neighbors to the west and in the middle of the development (Larsen’s). The applicant and Staff has met with neighbors and the applicant has submitted a revised preliminary plat and will update the Council at the upcoming hearing. Staff has reviewed the updated plat for compliance with the Comprehensive Plan and Unified Development Code and finds that it meets the requirements and is therefore in support of the submitted revisions. This updated report includes: 1. Revised Preliminary Plat with Original Plat Comparison ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP- 20-14 2 2. Copy of December 1, 2020 Council Minutes 3. Updated ACHD Report ---PAGE BREAK--- West Merlot Street West New Hope Road West Aviara Street West A Stub North Gamble Creek Avenue West Aviara Street North Garnet Creek Avenue North Gamble Creek Avenue North Garnet Creek Avenue North Barona Creek Avenue North Brasada Avenue North CordeValle Avenue 4 8 15 5 Block 8 Block 1 Block 7 Block 8 Block 6 Block 5 Block 4 Block 4 Block 3 Block 2 Block 1 1 18 1 1 1 6 1 Block 3 6 5 4 3 7 17 18 19 20 21 22 6 5 4 6 5 4 3 2 12 11 10 9 8 7 6 9 10 11 12 13 14 15 16 2 4 3 5 27 26 25 24 23 22 21 9 8 7 10 2 11 3 9 10 11 5 4 8 7 12 20 19 17 16 15 14 13 12 11 10 9 8 7 6 5 3 2 1 7 8 2 9 8 14 13 15 14 13 7 14 13 10 11 12 11 9 10 6 5 4 3 2 3 2 15 16 17 4 3 2 18 16 15 14 13 12 11 10 9 8 7 6 1 Not a Part North Pollard Lane West Beacon Light Road PEDESTRIAN PATHWAY PEDESTRIAN PATHWAY DRAINAGE 1 1 1 Block 1 1 1 1 1 29 1 1 Block 8 Block 4 North CordeValle Avenue West Merlot Street West No Name Street West New Hope Road 1 1 23 16 East B Stub 24 One Story Home One Story Home One Story Home One Story Home One Story Home One Story Home 17 16 River Creek Landing Subdivision Revisions BA LAYOUT 1 Site Plan BA Consulting Engineers, Surveyors & Planners B&A Engineers, Inc. 5505 W. Franklin Rd. Boise, Id. 83705 (208) 343-3381 Original Layout 147 Residential Lots Revised Layout 1 128 Residential Lots ---PAGE BREAK--- ORIGINAL PRELIMINARY PLAT REVISED PRELIMINARY PLAT ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field – Assistant City Planner MEETING DATE: December 1, 2020 – PUBLIC HEARING FILE(S) AZ-20-17 Annexation and Zoning DA-20-23 Development Agreement PP-20-14 Preliminary Plat for Rivercreek Landing Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant Developing Properties LLC Dean Waite Todd Campbell Construction, Inc. Todd Campbell Construction, Inc. P.O. Box 140298 P.O. Box 140298 Boise, ID 83714 Boise, ID 83714 Representative: Joe Canning, B & A Engineers 5505 Franklin Road Boise, ID 83705 REQUEST Request: The Applicant is seeking approval of an Annexation and Zoning a Development Agreement, and Preliminary Plat for a proposed residential subdivision consisting of 147 residential lots and 15 common lots. The property is located at 3013 N. Pollard Lane, at the southwest corner of W. Beacon Light Road and N. Pollard Lane in Star, Idaho, and consists of 34.8 acres with a proposed density of 3.98 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is generally located on the south side of W, Beacon Light Road, west of N. Pollard Lane. Ada County Parcel No. S0404223010. Existing Site Characteristics: The property is currently vacant and/or in agricultural production. ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 2 Irrigation/Drainage District(s): - Farmer’s Union Ditch Company, LTD P.O. Box 1474, Eagle, ID 83616 Flood Zone: This property has a portion that is that is located in Flood Zone A. Special On-Site Features:  Areas of Critical Environmental Concern – Floodway Zone A on eastern portion of property with undetermined BFE. Applicant has submitted waiver with Preliminary Plat.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – None.  Riparian Vegetation – No.  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 January 31, 2020 Neighborhood Meeting Held June 16, 2020 Application Submitted & Fees Paid October 07, 2020 Application Accepted October 29, 2020 Residents within 300’ Notified October 29, 2020 Agencies Notified October 29, 2020 Legal Notice Published November 01, 2020 Property Posted November 17, 2020 HISTORY There have been no previous requests through the City for development of this property. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing County Rural Transitional (RUT) Neighborhood Residential Agricultural Proposed R-5-DA Neighborhood Residential Estate Residential ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 3 North of site County Rural Transitional (RUT) Neighborhood Residential Single Family Residential / Agriculture South of site R-2 Neighborhood Residential Vacant / Agricultural / Future High School East of site R-2 Neighborhood Residential River Birch Golf Course West of site County Rural Transitional (RUT) Neighborhood Residential Single Family / Residential Redtail Ranch Performance Horses LLC CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. Failure to execute the development agreement within the required timeframe will result in the ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 4 denial of all related applications. C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in a Residential district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. In zoning designations of R-1, R-2, R-3, R-4 and R-5, housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per acre. Wells and septic systems may be permitted for larger lots in this land use designation that are not adjacent to municipal services, as determined by the Sewer District, and if approved by the applicable Health Department. Private streets may be approved in this district for access to newly subdivided or split property. This district does allow for some non-residential uses as specified in 8-3A-3. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city C-2-DA), indicates that the zoning was approved by the city with a development agreement, with specific conditions of zoning. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 5 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 6 space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 7 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. 8-1E-1: DEFINITIONS - TERMS DEFINED TRANSITIONAL LOT OR PROPERTY: The size of a new residential lot when being proposed adjacent to an established residential use. The ratio for lots adjacent to properties shall be determined on a case by case basis, when considering the size of the development potential for ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 8 the existing use. This shall not be required if separated by an existing roadway or large canal where the distance between new structures and existing structures equal or exceed 100 feet. 8-3B-3: ADDITIONAL RESIDENTIAL DISTRICT STANDARDS - RESIDENTIAL DISTRICTS: B. When development is planned with lots that directly abut existing lots within a Rural Residential area, or “Special Transition Overlay Area” as shown on the Comprehensive Plan Land Use map, an appropriate transition shall be provided for the two abutting residential lot types. A transition shall take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting rural residential lots, or may include the provision of a buffer strip avoiding urban lots directly abutting rural residential lots, or may include setbacks within the urban lots similar to the rural residential lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the rural residential lots. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 9 • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced, or home sites may be clustered to increase open space within a portion of a site when property is within this overlay. 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. • 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. ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 10 PROJECT OVERVIEW ANNEXATION & REZONE: The annexation and rezone request from County Rural Urban Transition (RUT) to Medium Density Residential (R-5) on the applicant’s property will allow for the subdivision of the property to develop with urban densities that will be consistent with the current Comprehensive Plan Map. The overall gross density of the proposed development is 3.98 dwelling units per acre. The current Comprehensive Plan Land Use Map designates this property as Neighborhood Residential, with an anticipated density of 3 to 5 dwelling units per acre. The requested density is aligned with this designation. The requested zoning designation and density meets the intent of the Comprehensive Plan. PRELIMINARY PLAT: The Preliminary Plat submitted contains 147 single family residential lots, and 15 common area lots for a total of 162 total lots. The residential lots range in size from 4,419 square feet to 8,000 square feet with the average buildable lot area of 7,300 square feet. The applicant has indicated that the development will contain a total of 5.50 acres (15.8%) of open space. This meets the minimum requirement for usable open space in the current Unified Development Code, Section 8-4E-2. Streets are proposed to be public throughout the development and will measure 36 ft from back of curb to back of curb and satisfy Section 8-4D-34B(4) of the UDC. The development will be accessed on the north from W. Beacon Light Road. There will also be access on the east of the development to N. Pollard Lane. The development will also have a stub road located on the southwest edge of the property that will terminate at the property line with the possibility to extend in the future. The current Unified Development Code, Section 8-4E-2 requires a development of this size to have 4 site amenities. The applicant is proposing a 10 ft wide exercise pathway around the eastern perimeter of block 7. The applicant also calls out a park and additional walking paths. These other features are not specified on the preliminary plat. This will be a condition of approval for the final plat and all 4 amenities need to be called out. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Sidewalks are proposed at five-foot widths and will be attached throughout the overall subdivision. • Lighting Streetlights shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire development. The applicant has not ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 11 submitted a street light design. A condition of approval will be required to receive staff approval of streetlights prior to final plat approval. • Street Names Street names will be approved by the Ada Street Naming Committee prior to signature of final plat. • Landscaping - As required by the Unified Development Code, Chapter 8, Section 8-8C-2- M Street Trees; A minimum of one street tree shall be planted for every thirty-five (35) linear feet of street frontage. The applicant shall use “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code. The landscape plan submitted with the Preliminary Plat does not show street trees throughout the entire development. A revised landscape plan will need to be submitted that shows the correct number of trees for each street within the subdivision. This will be a condition of approval for the final plat. • Setbacks – Applicant is requesting a five foot side yard setback for all homes in the development. This satisfies the Unified Development Code Dimensional Standards found in Section 8-3A-4. • It appears that the applicant is requesting a street side yard setback of 15 feet. As stated in the Unified Development Code Dimensional Standards (Section 8-3A-4), this setback requirement is 20 feet in the R-5 zone. Applicant shall meet this code unless a waiver is applied for and approved. • Floodplain – A portion of the property on the east is within an unstudied Zone A Flood Zone. The applicant has been in contact with staff and the City Engineer regarding this area. The applicant has submitted a request to waive an initial flood study of the area with the understanding that this area of the subdivision cannot develop until the flood study is completed and BFE is established for construction of that phase. A condition of approval will be placed on the preliminary plat addressing this. AGENCY RESPONSES Keller and Associates October 15, 2020 ITD Pending ACHD November 24, 2020 (Draft) DEQ November 6, 2020 West Ada School District November 20, 2020 Central District Health November 2, 2020 Idaho Dept. of Water Resources November 4, 2020 ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 12 PUBLIC RESPONSES No public comments have been received. STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of the design, layout and density of the development application, with the proposed conditions of approval. Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed annexation and zoning, development agreement, and preliminary plat meets the requirements, standards and intent for development as they relate to the Unified Development Code and the Comprehensive Plan. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve these applications, the Unified Development Code requires that Council must find the following: ANNEXATION/REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 13 specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the residential districts is to provide regulations and districts for various residential neighborhoods with gross densities in compliance with the intent of the Comprehensive Plan designation. Housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications in all districts exceeding one dwelling unit per acre. Private streets may be approved in this district for access to newly subdivided or split property. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 14 The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for the Rivercreek Landing Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. All public streets shall have a minimum street width of 36’ and shall be constructed to ACHD standards. 3. Applicant shall meet all the setback requirements in the Unified Development Code Section 8-3A-4, including side street setbacks of 20 feet unless a waiver is applied for and approved by the council. 4. The stub streets shall be built in accordance with ACHD and Star Fire District requirements. 5. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The development agreement shall be signed and recorded as part of the ordinance for annexation and zoning and shall contain the details of the fees to be collected. 6. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight plan/design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 7. Street trees shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees including one tree per thirty-five (35) linear feet. A revised landscape plan needs to be submitted that shows the correct placement and number of trees throughout the development. This will be required prior to Final Plat approval. ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP-20-14 15 8. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 9. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 10. 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. 11. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 12. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 13. 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 and indicating the location of the mailbox cluster(s). 14. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 15. A plat note shall state that development standards for residential development shall comply with the effective building and zoning requirements at time of building permit issuance, unless amended in the Development Agreement or CUP conditions. 16. 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. 17. All common areas shall be owned and maintained by the Homeowners Association. 18. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. 19. A sign application is required for any subdivision signs. 20. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #AZ-20-17/PP-20-14/DA-20-23 for Rivercreek Landing Subdivision on 2020. ---PAGE BREAK--- September 23, 2020 City of Star Planning and Zoning 10769 W. State Street Star, Idaho 83669 Re: RiverCreek Subdivision – PP application narrative To Whom it May Concern: This letter is to inform the City of Star that Dean Waite with Todd Campbell Construction Inc. is requesting preliminary plat review for the RiverCreek Subdivision. The contact information for the applicant is: Dean Waite Todd Campbell Construction Inc. PO Box 140298 Boise, ID 83714 [PHONE REDACTED] [EMAIL REDACTED] The proposed use for this site is single family residential. The following is a narrative to accompany this application. Site Background: This 37 acre site is located on the SW corner of Beacon Light and Pollard. The property is currently in Ada County and zoned RUT. We are proposing annexation into the city of Star. Our request for R-5 zoning is consistent with the Star comprehensive plan and land use map. The property wraps around a 5 acre out parcel. The owners of the 5 acre out parcel are not interested in being part of the development at this time. There is a slope line running North and South along the Eastern boundary of the outparcel. North Eastern portion of the subject property is located in Zone A floodplain. It is the applicant’s intention to complete comprehensive flood mapping to be coordinated with the City of Star flood administrator and our engineers. Development Details: The Preliminary plat consists of 147 single family dwelling units and 17 common lots. We are proposing a mixture of lot sizes that will provide options for future Star residents. There will be greater than 15% open space that will include detached sidewalks with landscaped parkway, a neighborhood park, and ---PAGE BREAK--- landscaped open space with walking paths through out. There will also be a walking path that connects our subdivision sidewalk to the West Ada future High School location to the South. The RiverCreek Subdivision HOA will be responsible for maintenance of all common areas within the subdivision. The Star Future Land Use Map designates this land as neighborhood residential. Our request for R-5 zoning is consistent with this designation and with Star Planning and Zoning staff recommendations. We have prepared and are submitting the preliminary plat in conformance with all requirements and provisions of the UDC. The preliminary plat has been prepared in conformance with acceptable engineering, architectural and surveying practices and local standards. The subdivision will access current county roads, Beacon light to the North and Pollard Lane to the East. We have conducted a traffic study and submitted this to ACHD for their review. All design standards that we are proposing are consistent with the City of Star Unified Development Code. We are pleased to present these applications for RiverCreek subdivision to the City of Star for your review and approval. Please do not hesitate to contact me if you have any further questions. Thank you, Dean Waite, Project Manager Todd Campbell Construction Inc. ---PAGE BREAK--- November 4, 2020 City of Star Planning and Zoning 10769 W. State Street Star, Idaho 83669 Re: RiverCreek Subdivision – Waiver Request – BFE study Attention Star Planning and Zoning staff: This letter is to inform the City of Star that Dean Waite, with Todd Campbell Construction Inc., is requesting a waiver for the timing of completing a detailed flood study and establishing the BFE for RiverCreek Landing building lots that are potentially in the current flood zone. RiverCreek Landing is planned to be a three-phase subdivision. The second and third phase of the subdivision have areas of land that are in an unstudied Zone A flood zone. We are planning to complete a detailed flood study of the area that will allow us to establish the exact flood zone and BFE. In order to work with the City of Star flood administrator we need to wait to begin the study until the land has been annexed into the City of Star. Upon annexation our engineers will work with the City of Star to complete this study. We are requesting a waiver to the requirement that a BFE be submitted with our preliminary plat application. We would ask the City of Star to move forward with the approval process of our preliminary plat. We also request that for phase one of RiverCreek Landing, which is not in any flood zone, the plat be approved to continue through final plat and construction drawing approval process while we complete the flood study for the areas in the future phases. Upon the annexation of our land into the City of Star we will begin the flood study process. We understand that the flood study will need to be complete before approval of the construction drawings for the phases that are in the current flood zone. Thank you, Dean Waite, Project Manager Todd Campbell Construction Inc. ---PAGE BREAK--- BEACON LIGHT ROAD POLLARD LANE ---PAGE BREAK--- North ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 1445 North Orchard Street • Boise, ID 83706 • (208) 373-0550 Brad Little, Governor www.deq.idaho.gov Jess Byrne, Director STATE OF IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY November 6, 2020 By e-mail: [EMAIL REDACTED] Shawn L. Nickel City Planner and Zoning Administrator City of Star P.O. Box 130 Star, Idaho 83669 Subject: Rivercreek Landing Subdivision, AZ-20-17, DA-20-23, PP-20-14 Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: deq.idaho.gov/assistance- resources/environmental-guide-for-local-govts. The following information does not cover every aspect of this project; however, we have the following general comments to use as appropriate: 1. AIR QUALITY  Please review IDAPA 58.01.01 for all rules on Air Quality, especially those regarding fugitive dust (58.01.01.651), trade waste burning (58.01.01.600-617), and odor control plans (58.01.01.776).  All property owners, developers, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during all phases of construction activities per IDAPA 58.01.01.651.  DEQ recommends the city/county require the development and submittal of a dust prevention and control plan prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. Information on fugitive dust control plans can be found at: http://www.deq.idaho.gov/media/61833-dust_control_plan.pdf  Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances.  Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited ---PAGE BREAK--- Response to Request for Comment November 6, 2020 Page 2 open burning occurs during construction.  For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER  DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department.  All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well.  DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water.  DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. WASTEWATER AND RECYCLED WATER  DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval.  All projects for construction or modification of public drinking water systems require preconstruction approval.  DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: deq.idaho.gov/water- quality/drinking-water.aspx). For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite.  If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter.  DEQ recommends using an existing drinking water system whenever possible or construction of ---PAGE BREAK--- Response to Request for Comment November 6, 2020 Page 3 a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for protection of ground water resources.  DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER  A DEQ short-term activity exemption (STAE) from this office is required if the project will involve de-watering of ground water during excavation and discharge back into surface water, including a description of the water treatment from this process to prevent excessive sediment and turbidity from entering surface water.  Please contact DEQ to determine whether this project will require a National Pollution Discharge Elimination System (NPDES) Permit. A Construction General Permit from EPA may be required if this project will disturb one or more acres of land, or will disturb less than one acre of land but are part of a common plan of development or sale that will ultimately disturb one or more acres of land.  If this project is near a source of surface water, DEQ requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho’s water resources. Additionally, please contact DEQ to identify BMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions.  The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regional Office, at 2735 Airport Way, Boise, or call (208) 334-2190 for more information. Information is also available on the IDWR website at: permits.html  The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. 5. HAZARDOUS WASTE AND GROUND WATER CONTAMINATION  Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements.  No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. ---PAGE BREAK--- Response to Request for Comment November 6, 2020 Page 4 These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards, Rules and Regulations for Hazardous Waste, and Rules and Regulations for the Prevention of Air Pollution.  Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852).  Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850.  Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES  If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website deq.idaho.gov/waste-mgmt-remediation/storage-tanks.aspx for assistance.  If applicable to this project, DEQ recommends that BMPs be implemented for any of the following conditions: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more information on any of these conditions. We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator DEQ-Boise Regional Office ec: EDMS#2020AEK252 ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 203010-385 Rivercreek Landing Subdivision October 15, 2020 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: Rivercreek Landing Subdivision Preliminary Plat Application Dear Mayor: Keller Associates, Inc. has reviewed the Preliminary Plat for the Rivercreek Landing Subdivision dated September 30, 2020. We reviewed the applicant’s package to check conformance with the City’s Subdivision Ordinance and coordinated our review with Shawn L. Nickel. We have the following comments and question based on our review: 1. Provide legal description. 2. Provide easement information on plat. Public and private easements are shown on plat for open spaces, access drives, drainage facilities, floodway maintenance boundaries, offsite storage areas and connecting piping for detached flood water storage impoundments, existing irrigation ditches, new irrigation ditches or pipelines, bicycle / pedestrian pathways (connectivity to adjacent developments), and irrigation piping. 3. Please call out all common lots and provide intended purpose. 4. Provide natural features map showing all existing site features and 1-foot contour elevations is provided in accordance with 5-7 of City of Star Subdivision Ordinance. 5. Match line needs to show all that is being constructed, it appears that the lower middle portion of the plat is cut off. 6. Page 4, provide elevation of BFE. 7. Provide streetlights at every intersection and knuckle. Street lighting shall be in accordance with ISPWC and the City of Star Supplementals. Cut sheet for lights and light poles shall be approved in writing by the City prior to installation. 8. Provide preliminary pressure irrigation plans. Construction plans for a subdivision-wide pressure irrigation system will be required for each final plat. Plan approvals and license agreements from the affected irrigation and/or canal companies will be required. 9. Provide preliminary storm drainage facilities. It is unclear if the project is proposing offsite stormwater disposal to drain ditches. If so, plan approvals and license agreements from the affected irrigation ditch companies will be required. DocuSign Envelope ID: 8655A5FF-2085-4CB9-9A82-948EC9D92AFF ---PAGE BREAK--- 203010-385 Rivercreek Landing Subdivision 10. There is an existing ditch shown on the property, what will be done with the existing onsite ditch? Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company. 11. Potable water cannot be used for irrigation purposes. A separate pressure irrigation system will be required. 12. Finish grades at subdivision boundaries shall match existing finish grades. Runoff shall be maintained on subdivision property unless otherwise approved. 13. 10-foot easements for pressure irrigation lines will need to be shown once the applicant determines the alignment location(s) for the facilities. Show all ditch and drainage easements. 14. Landscape plans including fencing, buffer areas, and street trees will have to conform to the City subdivision ordinance. We recommend that the conditions 1 and 10 listed above be addressed prior to approval of the Preliminary Plat. Any variance or waivers to the City of Star standards, ordinances, or policies must be specifically approved in writing by the City. Approval of the above-referenced Preliminary Plat does not relieve the Registered Professional Land Surveyor or the Registered Professional Engineer of those responsibilities. If you have any questions, please do not hesitate to call Keller Associates at (208) 288-1992. Sincerely, KELLER ASSOCIATES, INC. Ryan V. Morgan, P.E. City Engineer cc: File DocuSign Envelope ID: 8655A5FF-2085-4CB9-9A82-948EC9D92AFF ---PAGE BREAK--- 11/4/2020 To Shawn Nickel, Planning Director & Zoning Administrator, Re: Star Files: AZ-20-17, DA-20-23, & PP-220-14 RiverCreek Subdivision - 3013 N Pollard Lane, Star The application to the City of Star MUST include BFE determinations, & a LOMR is required. The flowing NFIP regulations apply to this project: Title 44 of the Code of Federal Regulations Section 60.3(b)(3) Require that all new subdivision proposals and other proposed developments (including proposals for manufactured home parks and subdivisions) greater than 50 lots or 5 acres, whichever is the lesser, include within such proposals base flood elevation data; Thank you, Maureen O'Shea, AICP, CFM NFIP State Coordinator Idaho Dept. of Water Resources 322 E Front St, P.O. Box 83720 Boise, ID 83720 Office # [PHONE REDACTED] Cell # [PHONE REDACTED] [EMAIL REDACTED] www.idwr.idaho.gov/floods ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---   1 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 Development Services Department Project/File: Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 This is an annexation with rezone from RUT to R-5, and a preliminary plat application to allow for the development of a 144-lot residential subdivision on 3.98-acres. Lead Agency: City of Star Site address: 3013 N Pollard Lane Staff Approval: January 20, 2021 Applicant: Todd Campbell Construction, Inc./ Developing Properties, LLC. Dean Waite PO Box 140298 Boise, ID 83714 Representative: B & A Engineers Joe Canning 5505 Franklin Road Boise, ID 83705 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 approval of an annexation with rezone from RUT (Rural Urban Transition) to R-5 (Medium density Residential) and a preliminary plat application to allow for the development of a 144-lot residential subdivision consisting of 133 single- family lots and 11 common lots on 34.8-acres. The applicant’s proposal is consistent with the City of Star’s Future Land Use Map that designates this area as Neighborhood Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transition (Ada County) RUT South Low density Residential R-2 East Low density Residential R-2 West Rural Urban Transition (Ada County) RUT 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: • Sunfield Estates, a 70-lot single-family subdivision located west of the site was approved by ACHD in November 2020. Vicinity Map ---PAGE BREAK--- 2 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 • Canvasback, a 112-lot single-family subdivision located west of the site was approved by ACHD in September 2020. • Canopi Estates, a 15-lot single-family subdivision located west of the site was approved by ACHD in June 2020. • Rosti Farm, a mixed-use development (426 residential lots, 7 commercial lots) located south of the site was approved by ACHD in June 2020. • Greiner Hope Springs, a 270-lot residential development located west of the site was approved by ACHD in August 2019. • Greendale Grove, a 106-lot residential development located northwest of the site was approved by ACHD in April 2019. • Greendale, a 131-lot residential development located west of the site was approved by ACHD in April 2019. • Iron Mountain Estates, a 43-lot single-family subdivision located south of the site was approved by ACHD in May 2019. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 1.29 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan (IFYWP). • Beacon Light Road is listed in the CIP to be widened to 3-lanes from Munger Road to Pollard Lane between 2036 and 2040. • Beacon Light Road is listed in the CIP to be widened to 3-lanes from Pollard Lane to SH-16 between 2036 and 2040. • Floating Feather Road is listed in the CIP to be widened to 3-lanes from Star Road to Plummer Road between 2036 and 2040. • The intersection of Beacon Light Road and Pollard Lane is listed in the CIP to be reconstructed as a single-lane roundabout between 2036 and 2040. 9. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Beacon Light Road as a Level 3 facility and Pollard Lane as a Level 2 facility to be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,256 vehicle trips per day; 133 vehicle trips per hour in the PM peak hour, based on the traffic impact study. ---PAGE BREAK--- 3 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 2. Traffic Impact Study Kittelson & Associates, Inc. prepared a traffic impact study for the proposed Rivercreek Landing Subdivision. Below is an executive summary of the findings as presented by Kittelson & Associates, Inc. The executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. EXECUTIVE SUMMARY Existing Conditions The study evaluated 8 off-site intersections during the AM and PM peak period of a typical weekday. All study intersections were found to operate at acceptable operating standards during the existing AM and PM peak hours with the exception of: • SH 16/ Beacon Light Road (PM peak hour) o The westbound right-turn approach operates at a v/c=1.00 and LOS F during the weekday PM peak hour. o Adding a westbound right-turn overlap allows for all movements and the intersection to operate with a v/c ratio of 0.90 or less. • SH 16/ Floating Feather Road (AM and PM peak hours) o The eastbound and westbound approach meet ACHD and ITD standards and operate under capacity but at LOS E and F in the weekday AM and PM peak hours, respectively. o Traffic signal warrants found the intersection meets the 8-hour, 4-hour, and peak hour MUTCD traffic signal volume warrants. ---PAGE BREAK--- 4 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 o Based on other recent studies prepared that included intersection, ITD has stated that they prefer converting the intersection to right-in/right-out/left-in than signalizing the intersection. • SH 44/ Plummer Road (AM and PM peak hours) o The southbound approach is projected to operate under capacity but with relatively long delays resulting in LOS F during peak hours. o ITD has planned to install a traffic signal at the intersection in 2020 in which all movements and the intersection will operate with a v/c ratio of 0.90 or less. • All ACHD study roadway segments operate at acceptable levels of service. • Crash data at the study intersections for the most recent five years (2015-2019) was analyzed for any existing crash trends. Most reported crashes were turning movement crashes at SH 44/ Plummer Road. ITD has planned to install a traffic signal at the intersection in 2020. Year 2025 Background Traffic Conditions • Year 2025 background traffic volumes were forecasted using a 4% compounded annual growth rate and included the addition of in-process traffic from the Rosti Farms Subdivision. • The following assumptions were made in the 2025 background traffic conditions due to the planned improvements in the area and from the in-process development. o Floating Feather Road Realignment from Pollard to SH 16 (Rosti Farm Development Condition) o SH 16/ Floating Feather Road intersection restricted to right-in/right-out/left-in (Rosti Farms Subdivision Condition) o SH 44/ Plummer Road intersection signalized (ITD Project 2020) o SH 44 widened to two EB/WB through lanes from Linder Road to Star Road. (ITD Project 2023) • Year 2025 background traffic analysis (without inclusion of site-generated traffic) found that all study intersections are expected to operate at acceptable operating standards during the weekday AM and PM peak hours with the exceptions of: o SH 16 Beacon Light Road (AM and PM peak hours) ▪ The westbound right-turn movement is operating with a v/c-1.07 and the northbound through movement operating with a v/c=0.94 during the PM peak hour. ▪ Adding a westbound right-turn overlap and widening SH 16 to two NB/SB through lanes will bring the intersection operations within agency standards. o SH 16/ Floating Feather Road (AM and PM peak hours) ▪ The eastbound and westbound approach operate over capacity and at LOS F in the weekday AM and PM peak hours. ▪ Based on other recent studies prepared that included intersection, ITD has stated that they prefer converting the intersection to right-in/right-out/left- in than signalizing the intersection. ---PAGE BREAK--- 5 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 • All ACHD study roadway segments are projected to continue operating at acceptable levels of service. Year 2025 Total Traffic Conditions • Year 2025 total traffic conditions found that the site-generated trips do not impact any additional intersection not previously identified in the background traffic conditions. • All findings and mitigations required for intersections to meet operational standards outlined under background conditions remain consistent in the 2025 total traffic scenario. • All ACHD study roadway segments are projected to continue operating at acceptable levels of service. Site Access Evaluation • The turn lane analysis using ACHD procedures resulted in no required additional turn lanes at the site access streets. • Beacon Light Road/ Site Access A has sufficient distance looking to the west. Sight distance is available to the east to the intersection Beacon Light Road/ Pollard Lane; however, a small vertical curve can hide smaller vehicles for approximately a second if the viewer is at a lower elevation. This can be remedied if the new approach matches or is higher than the existing grade of Beacon Light Road. o In addition to the above sight distance evaluation, the following recommendations have been identified to ensure adequate safety and operations at the site access points, internal intersections, and roadways: ▪ Remove miscellaneous vegetation and shrubbery, and potential obstructions along Beacon Light Road and Pollard Lane as necessary to obtain and maintain adequate intersection sight distance. ▪ Site accesses should match the existing grade of the connected roadway at the intersection and back at least one car length. ▪ Shrubbery, weeds, and landscaping near the internal intersections and site access points should be maintained to ensure adequate site distance. ▪ If widening occurs along any of the site access roads, care should be taken to ensure adequate grades and intersection sight distance is maintained. ▪ Intersection sight distance should be analyzed as part of the final access design and roadway widening. a. Policy Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District’s planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. ---PAGE BREAK--- 6 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 • If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the IFYWP or the CIP; the applicant may analyze the shoulder hour and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour the applicant may suggest feasible alternative mitigation such as: sidewalks, bike facilities, connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District’s future Capital Projects. o Reducing the scope and/or scale of the project. b. Staff Comments/Recommendations: Staff comments are provided by District Traffic Services and Development Review staff. Staff has reviewed the submitted traffic impact study (TIS) and generally agrees with the findings and recommendations. The TIS indicates that all study area roadway segments meet ACHD’s level of service planning thresholds for the existing 2020 traffic, 2025 background and 2025 total traffic. The TIS identified the intersection of SH-16/Beacon Light Road will exceed ACHD’s level of service planning thresholds for 2020 existing conditions, 2025 background and 2025 total traffic. The TIS recommended a westbound right-turn lane, however, the proposed mitigation would be to SH-16, which is under ITD jurisdiction; and the PM peak hour site traffic at this intersection is 5% of the 2025 total traffic. Therefore, no improvements are required for this intersection and roadway segment consistent with District policy for Level of Service Planning Thresholds, that states a proposed development with site traffic less than 10% of the existing roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds minimum acceptable level of service planning threshold or V/C ratio. Additionally, this intersection is under the jurisdiction of ITD. ITD may have requirements for this intersection. The TIS indicates that the intersection of SH-16/ Floating Feather Road will exceed ACHD’s level of service planning thresholds for 2020 existing conditions, 2025 background and 2025 total traffic. The TIS indicated that a signal is warranted at the intersection, however, ITD has recommended that the intersection be converted to a right-in/right-out/left-in intersection with several area developments. As part of the recently approved Rosti Farms Subdivision, Floating Feather Road will be realigned consistent with the Floating Feather Realignment Study creating a new intersection onto SH-16. ITD is requiring the new SH-16/ Floating Feather Road intersection to be restricted to right-in/right-out/left-in with this and other area developments. The TIS indicates that the intersection of SH-44/ Plummer Road exceeds ITD’s minimum operational thresholds under 2020 existing conditions. The TIS indicated that a traffic signal was warranted at the intersection. A signal has since been installed at this intersection. ---PAGE BREAK--- 7 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is (575 VPH). * Acceptable level of service for a two-lane collector is (425 VPH). ACHD does not set level of service thresholds for State Highways. 4. 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-16 north of SH-44/State Street was 12,911 on 04/05/2018. • The average daily traffic count for Beacon Light Road east of Pollard Lane was 2,694 on 10/10/2020. • The average daily traffic count for Pollard Lane south of Beacon Light Road was 833 on 07/07/2020. C. Findings for Consideration 1. Purple Sage/Beacon Light Alignment Study The Purple Sage Road/Beacon Light Road alignment study is the result of a regional alignment study that was done in a collaborative effort between the Ada County Highway District (ACHD) and the Canyon Highway District #4 (CHD4). The study identifies Purple Sage Road/Beacon Light Road corridor is located in northeastern Canyon County and northwestern Ada County. The study was undertaken in response to Communities in Motion, the long-range transportation plan for southwest Idaho prepared by the regional planning organization, Community Planning Association of Southwest Idaho (COMPASS). Communities in Motion identified the corridor as a location that is expected to experience more traffic, serving as a reliever to State Highway 44. The purpose of the study is to identify a connection between Purple Sage Road and Beacon Light Road and make plans for corridor preservation. On June 28, 2008 the ACHD Commission approved the Purple Sage/Beacon Light Alignment Study which included a preferred alignment for the roadway and determined that Beacon Light Road would be extended as a 3-lane minor arterial roadway. The study notes that right-of-way dedication and construction of the roadway will occur incrementally as development occurs. 2. MSM Roundabout – Beacon Light Road/Pollard Lane a. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, roundabout requirements, and specific roadway features required through development. A new roundabout was identified on the MSM. The new single-lane roundabout is planned at the Beacon Light Road and Pollard Lane intersection. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **State Highway 16 0-feet Arterial 772 N/A Beacon Light Road 1,033-feet Minor Arterial 299 Better than Pollard Lane 1,375-feet Collector 39 Better than ---PAGE BREAK--- 8 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 b. Applicant Proposal: The applicant is not proposing to dedicate additional right-of-way abutting the site to accommodate for the future construction of the single-lane roundabout at the Beacon Light Road and Pollard Lane intersection. c. Staff comments/Recommendation: Consistent with the MSM, the applicant should be required to dedicate additional right-of-way to accommodate the future construction of a single-lane roundabout at the Beacon Light Road/Pollard Lane intersection consistent with template shown as attachment 3. Due to the large irrigation canal (Big Gulch Creek) on the east side of Pollard Lane adjacent to the site, additional right-of-way may be required to accommodate the roundabout due to the location of the canal. It was determined when the Star Middle School application was approved (2015) that Pollard Lane between Beacon Light and Floating Feather would be widened to the west, due to the size of the canal and the cost associated with relocating the canal outside of the right-of-way. Development on the west side of Pollard Lane has been required to dedicate additional right-of-way to accommodate improvements consistent with the MSM. Compensation will be provided for the right-of-way dedication for the roundabout, as this project is listed as impact fee eligible in the CIP. 3. Beacon Light Road a. Existing Conditions: Beacon Light Road is improved with 2-travel lanes, 24-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is between 20 to 45-feet of right-of-way for Beacon Light Road (22 to 25-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. ---PAGE BREAK--- 9 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Beacon Light Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 53-foot street section within 74-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 37- feet from centerline of Beacon Light Road abutting the site. d. Staff Comments/Recommendations: Typically, right-of-way would be measured from centerline of the roadway; however, the right-of-way dedication and the construction of improvements should be from the section line of Beacon Light Road because the centerline and section line do not align on this segment of the roadway. Therefore, the applicant should be required to dedicate additional right-of-way to total 37-feet from section line of Beacon Light Road abutting the site. Compensation will be provided for the right-of-way dedication as this segment of Beacon Light Road listed as impact fee eligible in the CIP. The applicant should be required to improve Beacon Light Road with pavement widening to 17- feet from section line with 3-foot wide gravel shoulder abutting the site. The applicant should be required to construct a 5-foot wide detached concrete sidewalk on Beacon Light Road abutting the site located a minimum 30-feet from section line. The applicant should be required to provide a permanent right-of-way easement for any sidewalks located outside of the dedicated right-of-way. The permanent easement shall encompass the entire area between the right-of-way line to 2-feet behind the back edge of the sidewalk. If street trees are required than an 8-foot wide planter strip should be provided. 4. Pollard Lane a. Existing Conditions: Pollard Lane is improved with 2-travel lanes, 24-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is between 40 to 46-feet of right-of-way for Pollard Lane (12 to 15-feet from centerline). b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case ---PAGE BREAK--- 10 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Half Street Policy: District Policy 7206.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 7-foot attached, or 5-foot detached), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Pollard Lane is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 54-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 54- feet from centerline on Pollard Lane abutting the site. d. Staff Comments/Recommendations: The applicant’s proposal to dedication additional right- of-way to total 54-feet from centerline on Pollard Lane abutting the site, meets District policy and should be approved as proposed. The applicant’s proposal to not construct street improvements does not meet District policy and should not be approved. Consistent with ACHD policy and the MSM, the applicant should be required to construct Pollard Lane as ½ of a 36-foot collector street section with vertical curb, gutter, and 7-foot wide attached (5-foot wide detached) concrete sidewalk abutting the site. There is a large irrigation canal, Big Gulch Creek, located on the east side of Pollard Lane across from the site. In 2015 as part of ACHD’s action on Star Middle School it was determined that Pollard Lane between Beacon Light and Floating Feather should be widened to the west, due to the size of the canal and the cost associated with relocating the canal outside of the right-of-way. ---PAGE BREAK--- 11 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 Therefore, to accommodate improvements, the applicant should be required to dedicate additional right-of-way to total 54-feet of right-of-way from the existing edge of pavement on the east side of Pollard Lane across from the site and construct Pollard Lane as ½ of a 36-foot collector street section with vertical curb, gutter, and 7-foot wide attached (5-foot wide detached) concrete sidewalk abutting the site. If detached sidewalk is desired a permanent right-of-way easement should be provided to 2-feet behind the back edge of the sidewalk. If street trees are desired, then an 8-foot wide planter strip should be provided. 5. Internal Streets a. Existing Conditions: There are no local roadways within the site. 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. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in ---PAGE BREAK--- 12 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. c. Applicant’s Proposal: The applicant is proposing to construct the internal local streets as 36- foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way. The applicant is proposing to construct 3 knuckles. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The TIS recommends that the entry street, Brasada Avenue, proposed to intersect Beacon Light Road should be constructed to match the existing grade on Beacon Light Road and at least one car length back into the site to ensure the best possible sight distance. 6. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125- feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant is proposing to construct a local street, Brasada Avenue, to intersect Beacon Light Road located approximately 445-feet east of the west property line and 870-feet west of Pollard Lane. The applicant is proposing to construct a local street, Merlot Street, to intersect Pollard Lane located approximately 880-feet south of Beacon Light Road. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. 7. Stub Streets a. Existing Conditions: There are no stub streets to or from the site. b. Policy: Stub Street Policy: District policy 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at ---PAGE BREAK--- 13 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7205.2.4 (arterials)/ 7206.2.4.4 (collector)/ 7207.2.4.4 (local)/ 7208.2.4.4 (commercial)/ 7209.2.4.4 (industrial) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to construct two stub streets as follows: • A stub street to the site’s west property line, West A stub, located approximately 1,005-feet south of Beacon Light Road. • A stub street to the site’s west property line, West B stub, located approximately 365-feet south of Beacon Light Road. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to install a sign at the terminus of the two stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The two stub streets are less than 150-feet in length and will not require a temporary turnaround consistent with District policy. 8. Traffic Calming a. Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. b. Applicant’s Proposal: The applicant is proposing to construct bulb-outs at the Corde Valle Avenue/ No Name Street intersection and the New Hope Road/ Barona Creek Avenue intersection as Corde Valle Avenue and New Hope Road proposed within the Rivercreek Landing development that are greater than 800-feet in length. c. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. Stop signs, speed humps/bumps and valley gutter will not be accepted as traffic calming. ---PAGE BREAK--- 14 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 9. 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. 10. 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. 11. Other Access Beacon Light Road is classified as a minor arterial roadway, Pollard Lane is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate additional right-of-way abutting the site to accommodate the future construction of the single-lane roundabout at the Beacon Light/Pollard Lane intersection consistent with the template shown as attachment 3. Compensation will be provided for this right-of-way dedication. 2. Dedicate additional right-of-way to total 37-feet from section line of Beacon Light Road abutting the site. Compensation will be provided for this right-of-way dedication. 3. Improve Beacon Light Road with pavement widening to 17-feet from section line and 3-foot wide gravel shoulder abutting the site. 4. Construct a 5-foot wide detached concrete sidewalk on Beacon Light Road located a minimum 30-feet from section line abutting the site. Provide a permanent right-of-way easement for any public sidewalk placed outside of the dedicated right-of-way. The permanent easement shall encompass the entire area between the right-of-way line to 2-feet behind the back edge of the sidewalk. 5. Dedicate additional right-of-way to total 54-feet of right-of-way from the existing edge of pavement on the east side of Pollard Lane. 6. Construct Pollard Lane as ½ of a 36-foot collector street section with vertical curb, gutter, and 7- foot wide attached (5-foot wide detached) concrete sidewalk abutting the site. The 36-feet should be measured from the edge of pavement on the east side of the roadway across from the site. If detached sidewalk is desired a permanent right-of-way easement should be provided to 2-feet behind the back edge of the sidewalk. If street trees are desired, then an 8-foot wide planter strip should be provided. 7. Construct the internal local streets as 36-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way. 8. Construct 3 knuckles, as proposed. 9. Construct a local street, Brasada Avenue, to intersect Beacon Light Road located 445-feet east of the west property line and 870-feet west of Pollard Lane. Construct the entrance roadway to match the existing grade on Beacon Light Road and at least one car length back into the site to ensure the best possible sight distance. ---PAGE BREAK--- 15 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 10. Construct a local street, Merlot Street, to intersect Pollard Lane located 880-feet south of Beacon Light Road. 11. Construct two stub streets as follows: • A stub street to the west, West A Stub, located 1,005-feet south of Beacon Light Road to the site’s west property line. • A stub street to the west, West B Stub, located 365-feet south of Beacon Light Road to the site’s west property line. 12. Install signage at the terminus of the two stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 13. Construct bulb-outs at the Corde Valle Avenue/ No Name Street intersection and the New Hope Road/ Barona Creek Avenue intersection. 14. Other than the access specifically approved with this application, direct lot access is prohibited to Beacon Light Road and Pollard Lane and should be noted on the final plat. 15. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 16. Payment of impact fees is due prior to issuance of a building permit. 17. 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 ---PAGE BREAK--- 16 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 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. 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. Single-lane Roundabout Template 4. Utility Coordinating Council 5. Development Process Checklist 6. Appeal Guidelines ---PAGE BREAK--- 17 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 VICINITY MAP ---PAGE BREAK--- 18 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 SITE PLAN ---PAGE BREAK--- 19 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 SINGLE-LANE ROUNDABOUT TEMPLATE ---PAGE BREAK--- 20 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 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--- 21 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 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--- 22 Rivercreek Landing/ SPP20-0011/ AZ-20-17/ PP-20-14/ DA-20-23 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--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP- 20-14 1 CITY OF STAR LAND USE STAFF REPORT MEMO TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director & Zoning Administrator MEETING DATE: February 2, 2021 – PUBLIC HEARING FILE(S) RZ-20-11 Rezone DA-20-26 Development Agreement PP-20-16 Preliminary Plat for Paint Point Subdivision PR-20-06 Private Street OWNER/APPLICANT/REPRESENTATIVE Property Owner: Plantation Construction & Management LLC Richard Williams 53 Teressa Ave Foothill Ranch, CA 92610 Applicant/ Representative: Derritt Kerner Rock Solid Civil 270 N. 27th Street, Suite 100 Boise, Idaho 83702 UPDATE This application was originally heard by Council on January 5, 2021. At the last meeting, Council tabled the application and directed the applicant to address density, zoning, walkways, private street width, parking and questions on the CC&R’s. The applicant apparently has met with neighbors and the applicant has submitted a revised preliminary plat and will update the Council at the upcoming hearing. The changes submitted include widening the private street to 36’ width, adding additional parking area, and extending portions of pathways. The applicant has also provided Staff with a copy of the recorded CC&R’s for the Fenix Ranchettes Estates Subdivision. Staff has reviewed the updated plat for compliance with the Comprehensive Plan ---PAGE BREAK--- RIVERCREEK LANDING SUBDIVISION – FILE # AZ-20-17/DA-20-23/PP- 20-14 2 and Unified Development Code and finds that it meets the requirements and is therefore in support of the submitted revisions. This updated report includes: 1. Revised Preliminary Plat with Original Plat Comparison 2. Copy of January 5, 2021 Council Minutes 3. Copy of Page 1 of CC&R’s 4. Building Elevations from Original Submittal ---PAGE BREAK--- W S S S MIDDLETON MILL CANAL MARTENS DELBERT C 1586 N WILD MUSTANG PL SEYMOUR GARY R 1540 N WILD MUSTANG PL WHEELOCK KEVAN 1481 N STAR RD FENIX RANCHETTE ESTATES NO 01 S8 S8 S8 S8 S8 36.0' 41.0' S8 S8 W. FLOATING FEATHER ROAD N. TOBIANO LANE N. STAR ROAD R20.0' R20.0' W8 W8 W8 R24.0' S8 34,770 SF 6,250 SF 4,191 SF 4,173 SF 4,316 SF 4,784 SF 4,841 SF 11,305 SF 3,390 SF 6,076 SF 3,710 SF 141' 141' 141' 151' 148' 32' 32' 32' 32' 47' 136' 129' 130' 119' 31' 31' 48' 20' 21' 20' 20' 20' 101' 137' 41' 19' 31' 37' 37' 47' 35' 9' 38' 26' 12' 34' 22' 10' 23' 22' 8' 32' 175' 8' 56' 101' 11' 4' WIDE CONC. SIDEWALK GRASSY RETENTION BASIN VALLEY GUTTER COMMON LOT COMMON AREA COMMON/PARKING AREA CONNECT TO EXIST. P-IRR GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE GARAGE GARAGE LIVING AREA LIVING AREA LIVING AREA 4' WIDE CONC. SIDEWALK 10.0' (TYP.) 10.0' 10.0' (TYP.) 37' ROW 5.0' TYP. 5.0' TYP. 5.0' TYP. 10.0' (TYP.) 10.0' (TYP.) 10.0' (TYP.) 60.0' 60.0' R28.0' 20.0' SECTION LINE EXISTING SEWER LINE EXISTING WATER LINE EXISTING OVERHEAD POWER EXISTING FENCE EXISTING TOP BANK OF DITCH EXISTING EASEMENT LINE EXISTING TOP BANK OF DITCH EXISTING GROUND CONTOUR EXISTING FIRE HYDRANT PROPERTY CORNER PIN TEMPORARY BENCH MARK EXISTING TREE STREET SIGN EXISTING STREET LIGHT EXISTING PROPERTY LINE GENERAL LEGEND BOUNDARY LINE LOT LINE 8" SANITARY SEWER S8 S8 4" WATER MAIN WATER SERVICE SEWER SERVICE ROLLED CURB & GUTTER CENTERLINE LOT NUMBER SEWER MANHOLE 8" PRESSURE IRRIGATION STREET SIGN P-IRR SERVICE EASEMENT LINE STREET LIGHT N. TOBIANO LANE (PRIVATE) STREET SECTION 1" = 10' PP1 1 2 Revisions PAINT POINT SUBDIDVISION PRELIMINARY PLAT/CONCEPT ENGINEERING PLAN RSC CALL BEFORE YOU DIG! CALL DIGLINE INC. PRIOR TO COMMENCING UNDERGROUND WORK [PHONE REDACTED] Know what'sbelow. Callbefore you dig. ® PRELIMINARY PLAT FOR PAINT POINT SUBDIVISION VICINITY MAP 600' PROJECT SITE LAND DEVELOPER NOTES: · · DEVELOPMENT FEATURES: BUILDING SETBACKS: CIVIL ENGINEER UTILITY REPRESENTATIVES PHONE REPRESENTATIVE UTILITY TELEPHONE SEWER WATER ROADS ELECTRICITY GAS IRRIGATION FIRE (208) 385-2144 (208) 286-7388 (208) 286-7388 (208) 454-8135 (208) 388-6320 (208) 377-6839 (208) 571-3804 (208) 286-7772 CENTURY LINK STAR SEWER & WATER DISTRICT ADA COUNTY HIGHWAY DISTRICT IDAHO POWER INTERMOUNTAIN GAS MIDDLETON MILL DITCH COMPANY STAR FIRE DISTRICT STAR SEWER & WATER DISTRICT CABLE (208) 375-8288 SPARKLIGHT LAND SURVEYOR 11275 W. FLOATING FEATHER ROAD ---PAGE BREAK--- REVISED PRELIMINARY PLAT 2-2-21 ORIGINAL PRELIMINARY PLAT 1-5-21 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field, Assistant City Planner MEETING DATE: January 05, 2021 – PUBLIC HEARING FILE(S) RZ-20-11 Rezone DA-20-26 Development Agreement PP-20-16 Preliminary Plat for Paint Point Subdivision PR-20-06 Private Street OWNER/APPLICANT/REPRESENTATIVE Property Owner: Plantation Construction & Management LLC Richard Williams 53 Teressa Ave Foothill Ranch, CA 92610 Applicant/ Representative: Derritt Kerner Rock Solid Civil 270 N. 27th Street, Suite 100 Boise, Idaho 83702 REQUEST Request: The Applicant is seeking approval of a Rezone a Development Agreement, a Preliminary Plat for a proposed residential subdivision consisting of 9 residential lots and 2 common lots, and a Private Street. The property consists of 2.04 acres with a proposed density of 4.41 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is located at the southwest corner of N. Star Road and W. Floating Feather Road in Star, Idaho. Ada County Parcel No. R229390010. ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 2 Surrounding Land Use/Designations: Zoning Designation Comp Plan Designation Land Use Existing R-2 Neighborhood Residential Vacant/Pasture Proposed R-5 Neighborhood Residential Vacant/Pasture North of site RR (Ada Co.) R-3 Neighborhood Residential Rural Residential, Single Family Residential Lakeshore Park Subdivision South of site R-2 Neighborhood Residential Single Family Residential Craneridge Subdivision East of site Parks/Open Space Parks/Open Space Hunter’s Creek Park West of site R-2 Neighborhood Residential Single Family Residential Fenix Ranchette Estates Existing Site Characteristics: The property currently is vacant and utilized as pasture. Irrigation/Drainage District(s): Middleton Irrigation Association Inc; Middleton Mill Ditch Co. Flood Zone: This property is in Flood Zone X, area of minimal flood hazard Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No evidence.  Fish Habitat – No known areas.  Floodplain – Property is not in a Special Flood Hazard area.  Mature Trees – Along the south and east border.  Riparian Vegetation – None.  Steep Slopes – None.  Stream/Creek – Property bordered on south & southeast by a free-flowing creek/ditch.  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.  Historical Assets – No historical assets have been observed.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed. APPLICATION REQUIREMENTS Pre-Application Meeting Held August 17, 2020 Neighborhood Meeting Held September 16, 2020 Application Submitted & Fees Paid October 29, 2020 Application Accepted November 2, 2020 Residents within 300’ Notified November 3, 2020 ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 3 Agencies Notified November 3, 2020 Legal Notice Published November 29, 2020 Property Posted December 22, 2020 HISTORY This property does not have any history of land use applications within the City of Star. CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. Failure to execute the development agreement within the required timeframe will result in the denial of all related applications. ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 4 C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in a Residential district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. In zoning designations of R-1, R-2, R-3, R-4 and R-5, housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per acre. Wells and septic systems may be permitted for larger lots in this land use designation that are not adjacent to municipal services, as determined by the Sewer District, and if approved by the applicable Health Department. Private streets may be approved in this district for access to newly subdivided or split property. This district does allow for some non-residential uses as specified in 8-3A-3. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city C-2-DA), indicates that the zoning was approved by the city with a development agreement, with specific conditions of zoning. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 5 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 2. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 8-4D-3: STANDARDS (PRIVATE STREETS): All private streets shall be designed and constructed to the following standards: A. Design Standards: 1. Easement: The private street shall be constructed on a perpetual ingress/egress easement or a single platted lot (with access easement) that provides access to all applicable properties. 2. Connection Point: Where the point of connection of the private street is to a public street, the private street shall be approved by the transportation authority. 3. Emergency Vehicle: The private street shall provide sufficient maneuvering area for ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 6 emergency vehicles as determined and approved by the Star Fire District. 4. Gates: Gates or other obstacles shall not be allowed, unless approved by Council through a Planned Unit Development or Development Agreement. B. Construction Standards: 1. Obtain approval from the county street naming committee for a private street name(s); 2. Contact the transportation authority to install an approved street name sign that complies with the regulations of the county street naming ordinance; 3. Roadway and Storm Drainage: The private street shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the city of Star based on plans submitted by a certified engineer. 4. Street Width: The private street shall be constructed within the easement and shall have a travel lane that meets ACHD width standards for the City of Star, or as determined by the Council and Star Fire District. 5. Sidewalks: A five foot attached or detached sidewalk shall be provided on one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. 6. Fire Lanes: All drive aisles as determined by the Star Fire District to be fire lanes, shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. 7. No building permit shall be issued for any structure using a private street for access to a public street until the private street has been approved. C. The applicant or owner shall establish an on-going maintenance fund through the Owner’s association with annual maintenance dues to ensure that funds are available for future repair and maintenance of all private streets. This shall be a requirement in a development agreement and/or as part of a planned unit development. A reserve account condition shall be included in the recorded CC&R’s and shall be provided to the City for review. The condition of approval shall include the following: 1. Private Road Reserve Study Requirements. a. At least once every three years, the board shall cause to be conducted a reasonably competent and diligent visual inspection of the private road components that the association is obligated to repair, replace, restore, or maintain as part of a study of the reserve account requirements of the common interest development, if the current replacement value of the major components is equal to or greater than one-half of the gross budget of the association, excluding the association’s reserve account for that period. The ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 7 board shall review this study, or cause it to be reviewed, annually and shall consider and implement necessary adjustments to the board’s analysis of the reserve account requirements as a result of that review. b. The study required by this section shall at a minimum include: i. Identification of the private road components that the association is obligated to repair, replace, restore, or maintain. ii. Identification of the probable remaining useful life of the components identified in paragraph as of the date of the study. iii. An estimate of the cost of repair, replacement, restoration, or maintenance of the components identified in paragraph iv. An estimate of the total annual contribution necessary to defray the cost to repair, replace, restore, or maintain the components identified in paragraph during and at the end of their useful life, after subtracting total reserve funds as of the date of the study. v. A reserve funding plan that indicates how the association plans to fund the contribution identified in paragraph to meet the association’s obligation for the repair and replacement of all private road components. c. A copy of all studies and updates shall be provided to the City, to be included in the development application record. 8-4D-4: REQUIRED FINDINGS (PRIVATE STREETS): In order to approve the application, the administrator and/or Council shall find the following: A. The design of the private street meets the requirements of this article; B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity; and C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 8 4. Developments with a density of less than 1 dwelling units per acre may request a reduction in total required open space and amenities to the Council. Developments with a density of less than 2 dwelling units per acre may request a 50% reduction in total required open space to the Council. 8-4E-2: COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS - STANDARDS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. 4. Developments with a density of less than 1 dwelling units per acre may request a reduction in total required open space and amenities to the Council. Developments with a density of less than 2 dwelling units per acre may request a 50% reduction in total required open space to the Council. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Neighborhood Residential Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 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: ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 9 • 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. 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 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • 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. 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: The applicant is requesting approval of a rezone application to change the zoning designation on 2.04 acres from low density residential R-2 to medium density residential R-5. This zoning district would allow for a maximum residential density of 5 dwelling unit per acre (10 dwellings). The property is currently serviceable with central sewer and water provided by Star Sewer and Water District. The property will be serviced by a private road and has access onto W. Floating Feather Road with approximately 340 feet of frontage. The rezone request includes a development agreement that will address future density and development standards along with ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 10 private road requirements and ITD proportionate shares. The applicant has submitted a preliminary plat that shows a layout of 9 residential lots, or a density of 4.41 dwelling units per acre. PRELIMINARY PLAT & PRIVATE STREET: The Preliminary Plat submitted contains 9 single family residential lots and 2 common area lots. The lots will have access and frontage from a private street. The residential lots range in size from 4,330 square feet to 7,026 square feet. The average lot size is 4,769 square feet. The application indicates that 46,359 sq ft will be open space, exceeding the 15% requirement in Section 8-4E-2 of the UDC. It appears that the usable open space will also meet the 10% requirement. The private street will be built to ACHD, City of Star and Star Fire District standards. The submitted preliminary plat is showing a 24 ft wide street. The Fire District shall approve this width as it is below the 36 ft width requirement in Section 8-6B-2 of the UDC. A private street maintenance plan, including proposed funding, shall also be required by Staff prior to final plat signature. Street name must be obtained by the Ada County Street Naming Committee prior to signature of the final plat. The applicant has submitted a landscape plan with the preliminary plat that shows appropriate landscape along W. Floating Feather road but does not have any landscaping shown for the private road. The UDC requires street trees every 35 feet. Applicant also does not indicate any landscaping in the common areas. Section 8-8C-2-J-5 states that common areas shall have 1 deciduous shade tree per 4,000 square feet. Development does show that both sides of the subdivision will have sidewalks that connect to the current sidewalk along Floating Feather Road. Amenities indicated in the application narrative include playground equipment and picnic tables and grills to be located in Common Lot #11. A streetlight plan was not included with the application. Staff suggests a streetlight be placed at the intersection of the Private Road and Floating Feather Road. There should also be streetlights on the end of the cul- de-sac for safety and emergency personnel navigation. Sidewalk currently exists on both Floating Feather Road and Star Road. DEVELOPMENT AGREEMENT Through the Development Agreement process, the applicant is proposing to work with the City to provide further insurances that the development will be built as presented and/or modified by the Council through the review process. Items that can be considered by the applicant and Council include the following: • Density; • ITD Proportionate Share Fees; • Private Road Maintenance; • Private Road Study Every Three Years; ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 11 AGENCY RESPONSES Central District Health December 1, 2020 DEQ December 4, 2020 ACHD December 4, 2020 Keller Associates December 10, 2020 Middleton Mill/Middleton Irrigation Assoc November 30, 2020 ITD Pending Star Fire District December 29, 2020 PUBLIC RESPONSES No public responses received as of the date of this Staff Report. STAFF RECOMMENDATION Based upon the information provided to staff in the applications and agency comments received to date, the proposed annexation and zoning request meets the requirements, standards and intent for development as they relate to the Comprehensive Plan and Unified Development Code. The proposed maximum allowed density of 5 dwelling unit per acre is within the range of 3-5 dwelling units per acre allowed in the Neighborhood Residential Comprehensive Plan Land Use Map. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added 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. A development agreement will also be brought back to the Council for review of proposed Conditions of Approval for the rezone. 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: ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 12 ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The Council 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 Council must find that the proposal complies with the proposed district and purpose statement. The purpose of the Neighborhood Residential District is to provide for development suitable primarily for residential use allowing single-family detached dwelling units. Densities range from 3 units per acre to 5 units per acre. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The Council 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 Council 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 Council must find that this annexation is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 13 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. PRIVATE STREET FINDINGS: A. The design of the private street meets the requirements of this article; The City must find that the proposed private streets meets the design standards in the Code. B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity: The City must find that it has not been presented with any facts stating this private road will cause damage, hazard or nuisance, or other detriment to persons, property or uses in the vicinity. C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The City must find that the use is not in conflict with the comprehensive plan and/or regional transportation plan. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 14 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for the Paint Point Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The development agreement shall be signed and recorded as part of the ordinance for annexation and zoning and shall contain the details of the fees to be collected. 3. The private street shall meet all requirements of the Star Fire District, including width and turn-around. 4. The Applicant/Owner shall submit a private street maintenance plan, including future funding, in compliance with Section 8-4D-3C of the UDC. 5. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight plan/design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 6. Street trees along the private street and landscaping along Floating Feather Road shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees. The applicant shall submit a landscape plan to the City prior to submittal of the final plat showing one tree per thirty-five (35) linear feet and landscaping along Floating Feather Road. Plan should also include the location of amenities and common areas in the development. 7. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 8. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 9. 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. 10. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 11. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 12. 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. 13. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. ---PAGE BREAK--- PAINT POINT REZONE, DEVELOPMENT AGREEMENT, PRELIMINARY PLAT, PRIVATE ROAD FILE # RZ-20-11/DA-20-26/PP-20-16/PR-20-06 15 14. A plat note shall state that development standards for residential development shall comply with the effective building and zoning requirements at time of building permit issuance, unless amended in the Development Agreement or CUP conditions. 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. All common areas shall be maintained by the Homeowners Association. 17. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. 18. A sign application is required for any subdivision signs. 19. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #RZ-20-11/DA-20-26/PP-20-16/PR-20-06 for Paint Point Subdivision on 2021. ---PAGE BREAK--- Vicinity Map Paint Point Subdivision 11275 West Floating Feather Road Portion of the NE ¼ of the NE ¼, Sec-7, T-4N, R-1W Project ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- W S S S MIDDLETON MILL CANAL MARTENS DELBERT C 1586 N WILD MUSTANG PL SEYMOUR GARY R 1540 N WILD MUSTANG PL WHEELOCK KEVAN 1481 N STAR RD FENIX RANCHETTE ESTATES NO 01 7,026 SF 11,701 SF 4,330 SF 4,331 SF 4,335 SF 4,333 SF 4,340 SF 3,575 SF 3,892 SF 6,313 SF 24.0' 29.0' 123' 11' 135' 31' 31' 125' 136' 105' 116' 19' 31' 31' 150' 130' 31' 150' 130' 31' 20' 20' 21' 130' 150' 130' 31' 130' 150' 31' 150' 130' 20' 51' 145' 35' 37' 37' 37' 37' 37' 6' 45' 29' 8' 53' 37' 61' 179' 48' W. FLOATING FEATHER ROAD N. TOBIANO LANE N. STAR ROAD R20.0' R20.0' R26.5' 34,658 SF 4' WIDE CONC. SIDEWALK GRASSY RETENTION BASIN VALLEY GUTTER COMMON LOT COMMON AREA COMMON AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE GARAGE GARAGE LIVING AREA LIVING AREA LIVING AREA 4' WIDE CONC. SIDEWALK SECTION LINE EXISTING SEWER LINE EXISTING WATER LINE EXISTING OVERHEAD POWER EXISTING FENCE EXISTING TOP BANK OF DITCH EXISTING EASEMENT LINE EXISTING TOP BANK OF DITCH EXISTING GROUND CONTOUR EXISTING FIRE HYDRANT PROPERTY CORNER PIN TEMPORARY BENCH MARK EXISTING TREE STREET SIGN GENERAL LEGEND BOUNDARY LINE LOT LINE 8" SANITARY SEWER S8 S8 4" WATER MAIN WATER SERVICE SEWER SERVICE ROLLED CURB & GUTTER CENTERLINE LOT NUMBER SEWER MANHOLE 4" WATER BLOW-OFF PRESSURE IRRIGATION N. TABIANO LANE (PRIVATE) STREET SECTION 1" = 10' PP1 1 2 Revisions PAINT POINT SUBDIDVISION PRELIMINARY PLAT RSC CALL BEFORE YOU DIG! CALL DIGLINE INC. PRIOR TO COMMENCING UNDERGROUND WORK [PHONE REDACTED] Know what'sbelow. Callbefore you dig. ® PRELIMINARY PLAT FOR PAINT POINT SUBDIVISION VICINITY MAP 600' PROJECT SITE LAND DEVELOPER NOTES: DEVELOPMENT FEATURES: BUILDING SETBACKS: CIVIL ENGINEER UTILITY REPRESENTATIVES PHONE REPRESENTATIVE UTILITY TELEPHONE SEWER WATER ROADS ELECTRICITY GAS IRRIGATION FIRE (208) 385-2144 (208) 286-7388 (208) 286-7388 (208) 454-8135 (208) 388-6320 (208) 377-6839 (208) 571-3804 (208) 286-7772 CENTURY LINK STAR SEWER & WATER DISTRICT ADA COUNTY HIGHWAY DISTRICT IDAHO POWER INTERMOUNTAIN GAS MIDDLETON MILL DITCH COMPANY STAR FIRE DISTRICT STAR SEWER & WATER DISTRICT CABLE (208) 375-8288 SPARKLIGHT LAND SURVEYOR 11275 W. FLOATING FEATHER ROAD 10-26-19 ---PAGE BREAK--- W S S S MIDDLETON MILL CANAL MARTENS DELBERT C 1586 N WILD MUSTANG PL SEYMOUR GARY R 1540 N WILD MUSTANG PL WHEELOCK KEVAN 1481 N STAR RD FENIX RANCHETTE ESTATES NO 01 S8 S8 S8 S8 S8 S8 S8 S8 7,026 SF 11,701 SF 4,330 SF 4,331 SF 4,335 SF 4,333 SF 4,340 SF 3,575 SF 3,892 SF 6,313 SF 24.0' 29.0' 123' 11' 135' 31' 31' 125' 136' 105' 116' 19' 31' 31' 150' 130' 31' 150' 130' 31' 20' 20' 21' 130' 150' 130' 31' 130' 150' 31' 150' 130' 20' 51' 145' 35' 37' 37' 37' 37' 37' 6' 45' 29' 8' 53' 37' 61' 179' 48' S8 S8 W. FLOATING FEATHER ROAD N. TOBIANO LANE N. STAR ROAD R20.0' R20.0' R26.5' W4 W4 W4 W4 34,658 SF 4' WIDE CONC. SIDEWALK GRASSY RETENTION BASIN VALLEY GUTTER COMMON LOT COMMON AREA COMMON AREA CONNECT TO EXIST. P-IRR GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE LIVING AREA GARAGE GARAGE GARAGE LIVING AREA LIVING AREA LIVING AREA 4' WIDE CONC. SIDEWALK SECTION LINE EXISTING SEWER LINE EXISTING WATER LINE EXISTING OVERHEAD POWER EXISTING FENCE EXISTING TOP BANK OF DITCH EXISTING EASEMENT LINE EXISTING TOP BANK OF DITCH EXISTING GROUND CONTOUR EXISTING FIRE HYDRANT PROPERTY CORNER PIN TEMPORARY BENCH MARK EXISTING TREE STREET SIGN GENERAL LEGEND BOUNDARY LINE LOT LINE 8" SANITARY SEWER S8 S8 4" WATER MAIN WATER SERVICE SEWER SERVICE ROLLED CURB & GUTTER CENTERLINE LOT NUMBER SEWER MANHOLE 4" WATER BLOW-OFF PRESSURE IRRIGATION N. TABIANO LANE (PRIVATE) STREET SECTION 1" = 10' PP2 2 2 Revisions PAINT POINT SUBDIDVISION CONCEPTUAL ENGINEERING PLAN RSC CALL BEFORE YOU DIG! CALL DIGLINE INC. PRIOR TO COMMENCING UNDERGROUND WORK [PHONE REDACTED] Know what'sbelow. Callbefore you dig. ® CONCEPTUAL ENGINEERING PLAN FOR PAINT POINT SUBDIVISION VICINITY MAP 600' PROJECT SITE 11275 W. FLOATING FEATHER ROAD 10-26-19 NOTES: ---PAGE BREAK--- ---PAGE BREAK--- December 4, 2020 By e-mail: [EMAIL REDACTED] Barbara Norgrove Star City Hall P.O. Box 130 Star, Idaho 83669 Subject: Sellwood Place Subdivision, AZ-20-20 Annexation-Zoning, DA-20-25 Development Agreement, PP-20-18 Preliminary Plat and Paint Point Subdivision, RZ-20-11 Rezone, DA- 20-26 Development Agreement, PP-20-16 Preliminary Plat, PR-20-06 Private Street Dear Ms. Norgrove: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: deq.idaho.gov/assistance- resources/environmental-guide-for-local-govts. The following information does not cover every aspect of these projects; however, we have the following general comments to use as appropriate: 1. AIR QUALITY  Please review IDAPA 58.01.01 for all rules on Air Quality, especially those regarding fugitive dust (58.01.01.651), trade waste burning (58.01.01.600-617), and odor control plans (58.01.01.776).  All property owners, developers, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during all phases of construction activities per IDAPA 58.01.01.651.  DEQ recommends the city/county require the development and submittal of a dust prevention and control plan for all construction projects prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. Information on fugitive dust control plans can be found at: http://www.deq.idaho.gov/media/61833-dust_control_plan.pdf  Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances.  Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment December 4, 2020 Page 2 For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER  DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department.  All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well.  DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water.  DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. WASTEWATER AND RECYCLED WATER  DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval.  All projects for construction or modification of public drinking water systems require preconstruction approval.  DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: deq.idaho.gov/water- quality/drinking-water.aspx). For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite.  If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter.  DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for ---PAGE BREAK--- Response to Request for Comment December 4, 2020 Page 3 protection of ground water resources.  DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER  A DEQ short-term activity exemption (STAE) from this office is required if the project will involve de-watering of ground water during excavation and discharge back into surface water, including a description of the water treatment from this process to prevent excessive sediment and turbidity from entering surface water.  Please contact DEQ to determine whether this project will require a National Pollution Discharge Elimination System (NPDES) Permit. A Construction General Permit from EPA may be required if this project will disturb one or more acres of land, or will disturb less than one acre of land but are part of a common plan of development or sale that will ultimately disturb one or more acres of land.  If this project is near a source of surface water, DEQ requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho’s water resources. Additionally, please contact DEQ to identify BMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions.  The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regional Office, at 2735 Airport Way, Boise, or call (208) 334-2190 for more information. Information is also available on the IDWR website at: permits.html  The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. 5. HAZARDOUS WASTE AND GROUND WATER CONTAMINATION  Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements.  No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards, Rules and Regulations for Hazardous Waste, and Rules ---PAGE BREAK--- Response to Request for Comment December 4, 2020 Page 4 and Regulations for the Prevention of Air Pollution.  Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852).  Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850.  Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES  If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website deq.idaho.gov/waste-mgmt-remediation/storage-tanks.aspx for assistance.  If applicable to this project, DEQ recommends that BMPs be implemented for any of the following conditions: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more information on any of these conditions. We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator DEQ-Boise Regional Office EDMS#: 2020AEK276 ---PAGE BREAK---   1 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 Development Services Department Project/File: Paint Point Subdivision / SPP20-0016 / RZ-20-11/ DA-20-16 / PP-20-16 / PR-20-06 This is a rezone, planned unit development, private road, and preliminary plat application to allow for the development of 9 lots on 2.039 acres. The site is located on the southwest corner of Floating Feather Road and Star Road. Lead Agency: City of Star Site address: 11275 N Floating Feather Road Staff Approval: December 4, 2020 Applicant: Richard Glenn Williams 53 Tessera Avenue Foothill Ranch, CA 92610 Representative: Rock Solid Civil Derritt Kerner 270 N 27th Street Suite #100 Boise, ID 83702 Staff Contact: Brenna Garro Phone: 387-6346 E-mail: [EMAIL REDACTED] A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a development agreement with the City of Star and a rezone from R-2 (Low-Density Residential) to R-5 (Medium Density Residential), a private road, a planned unit development and a preliminary plat application to allow for the development of 9 single-family residential building lots on 2.039 acres. The City of Star’s Land Use Map designates this area as Neighborhood Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Neighborhood residential R-3 South Neighborhood residential R-2 East Existing public use, parks, and open space. Public West Neighborhood residential R-2 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Transit: Transit services are not available to serve this site. ---PAGE BREAK--- 2 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 5. New Center Lane Miles: The proposed development includes 0 centerline miles of new public road. 6. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • A detached pathway on Floating Feather Road from Wild Mustang Place to Meadow Lake Avenue is scheduled in the IFYWP to be constructed in 2024. • A sidewalk on Floating Feather Road from Brandon Road to Hornback Avenue is scheduled in the IFYWP to be constructed in 2023. • Bridge #2028 over the Middleton Canal on Floating Feather Road is scheduled in the IFYWP to be replaced in 2024. • Floating Feather Road is listed in the CIP to be widened to 3-lanes from Can Ada Road to Star Road between 2036 and 2040. • Floating Feather Road is listed in the CIP to be widened to 3-lanes from Star Road to Plummer Road between 2036 and 2040. • The intersection of Floating Feather Road and Star Road is listed in the CIP to be constructed as a single lane roundabout in 2036-2040. 8. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Floating Feather Road and Star Road as Level 2 facilities that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 85 vehicle trips per day; 9 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is (575 VPH). * Acceptable level of service for a three-lane collector is (530 VPH). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Floating Feather 431-feet Minor Arterial 158 Better than Star Road 309-feet Collector 264 Better than ---PAGE BREAK--- 3 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Floating Feather Road west of Star Road was 3,229 on 11/05/19. • The average daily traffic count for Star Road south of Floating Feather Road was 4,493 on 10/23/19. C. Findings for Consideration 1. Floating Feather Road a. Existing Conditions: Floating Feather Road is improved with 2-travel lanes, vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the site. There is 39 to 65-feet of right-of-way for Floating Feather Road (25 to 40-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ---PAGE BREAK--- 4 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). 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. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Floating Feather Road is designated in the MSM as a Residential Arterial with 3-lanes,a 46-foot street section within 74-feet of right- of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Floating Feather Road abutting the site. d. Staff Comments/Recommendations: The applicant should be required to dedicate additional right-of-way to total 37-feet from the center line of Floating Feather Road abutting the site consistent with the MSM. Floating Feather Road is already improved with 17-feet of pavement from centerline consistent with the District’s Frontage Improvements policy, 2-travel lanes, curb, gutter, and 5-foot wide concrete sidewalk. Therefore, staff recommends that no further improvements be required with this development application. Consistent with the District’s Minor Improvements policy, the applicant should be required to replace any damaged curb, gutter, and sidewalk on Floating Feather Road abutting the site. 2. Star Road a. Existing Conditions: Star Road is improved with 3-travel lanes and vertical curb, gutter, and 7-foot wide attached concrete sidewalk abutting the site. There is 100 to 235-feet of right-of- way for Star Road (59 to 195-feet from centerline). b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. ---PAGE BREAK--- 5 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. 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. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Star Road is designated in the MSM as a Residential Collector with 3-lanes and on-street bike lanes, a 36-foot street section within a minimum of 50-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Star Road abutting the site. Staff Comments/Recommendations: Star Road is already improved with 3-travel lanes curb, gutter, bike lanes, and 7-foot wide concrete sidewalk within 100 to 235-feet of right-of-way, consistent with the MSM. Therefore, staff recommends that no further improvements or right- of-way dedication be required with this development application. Consistent with the District’s Minor Improvements policy, the applicant should be required to replace any damaged curb, gutter, and sidewalk abutting the site. 3. Driveways 3.1 Floating Feather Road a. Existing Conditions: There are no existing driveways from the site onto Floating Feather Road. b. Policy: Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section ---PAGE BREAK--- 6 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. c. Applicant’s Proposal: The applicant is proposing to construct a 29-foot wide private road from the site onto Floating Feather Road approximately 227-feet east of the site’s west property line, 240-feet west of Star Road (measured centerline to centerline), and align centerline to centerline with Watershed Avenue on the north side of Floating Feather Road. d. Staff Comments/Recommendations: The applicant's proposal does not meet the District’s Driveway Location policy which states that if a property has frontage on more than one street that access be taken from the lesser classified street or the District’s Successive Driveways policy which states that driveways onto minor arterial roadways should be offset a minimum of 330-feet from an intersection or another driveway. However, staff recommends a modification of policy to allow the driveway to be located as proposed due to the fact that: • A private road constructed from the site to Star Road would be located within right-of-way for the construction of a future ACHD detention pond facility, • The private road is proposed to align with Watershed Avenue on Floating Feather Road, meeting the intent of the policy . • The limited site frontage (431-feet) and the existing roadways intersecting Floating Feather Road near the site restrict the applicant’s ability to meet the District’s Successive Driveways ---PAGE BREAK--- 7 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 policy which requires driveways to be offset a minimum of 330-feet from any existing or proposed driveway or street. Therefore, staff recommends a modification of policy to allow the applicant’s proposal to construct the private road from the site onto Floating Feather Road located 240-feet west of Star Road to be approved, as proposed. This is a 27% modification of policy and can be approved at the Development Services Manager level. 4. Private Road (Tabiano Lane) a. Existing Conditions: There are no existing private roads within the site. b. Policy: Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. c. Applicant’s Proposal: The applicant is proposing to construct a 24-foot wide private road with 5-foot concrete sidewalk from the site onto Floating Feather Road approximately 227- feet east of the site’s west property line and in alignment with Watershed Avenue on the north side of Floating Feather Road. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. If the City of Star approves the private road, the applicant shall be required to pave the private roadway its full width and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Star, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 5. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. ---PAGE BREAK--- 8 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 6. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 7. Other Access Floating Feather Road is classified as a residential arterial roadway and Star Road is classified as residential collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate additional right-of-way to total 37-feet from the center line of Floating Feather Road abutting the site. 2. Replace or repair any broken or deteriorated segments of curb, gutter, and sidewalk on Floating Feather Road abutting the site. 3. Replace or repair any broken or deteriorated segments of curb, gutter, and sidewalk on Star Road abutting the site. 4. Construct the private road, Tabiano Lane, from the site onto Floating Feather Road as a 24-foot wide private road with 5-foot concrete sidewalk with a curb return type approach located 227-feet east of the site’s west property line and aligns centerline to centerline with Watershed Avenue, as proposed. 5. Install street name and stop signs for the private road. The signs may be ordered though the District. Verification of the correct, approved name of the road is required. 6. Direct lot access is prohibited to Floating Feather Road and Star Road and should be noted on the final plat. 7. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Payment of impact fees is due prior to issuance of a building permit. 9. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. ---PAGE BREAK--- 9 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 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. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines ---PAGE BREAK--- 10 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 VICINITY MAP ---PAGE BREAK--- 11 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 SITE PLAN ---PAGE BREAK--- 12 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. ---PAGE BREAK--- 13 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. ---PAGE BREAK--- 14 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 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--- ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 P:\203010\396 - Paint Point Subdivision\2020-12-09 Review 1\2020-12-10 Star, Paint Point, PP Ltr, Rev 1.docx December 10, 2020 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: Paint Point Subdivision Preliminary Plat Application Dear Mayor: Keller Associates, Inc. has reviewed the Preliminary Plat for the Paint Point Subdivision dated October 26, 2019. We reviewed the applicant’s package to check conformance with the City’s Subdivision Ordinance and coordinated our review with Shawn L. Nickel. We have the following comments and question based on our review. 1. Provide legal description. 2. Provide Landscape Plans. Tree species meet the City of Boise acceptable species guidelines, for location within or adjacent to right-of-way, as adopted by Star City Code. 3. Provide public and private easements shown on plat for open spaces, access drives, drainage facilities, floodway maintenance boundaries, offsite storage areas and connecting piping for detached flood water storage impoundments, existing irrigation ditches, new irrigation ditches or pipelines, bicycle / pedestrian pathways (connectivity to adjacent developments), and irrigation piping. 10-foot easements for pressure irrigation lines will need to be shown once the applicant determines the alignment location(s) for the facilities. Show all ditch and drainage easements. 4. It appears that N Tobiano Rd is a private road and requires easements for utilities. Provide water and sewer easements shown on face of plat. 5. Provide streetlight at intersection of Floating Feather and N Tobiano Lane. Street lighting shall be in accordance with ISPWC and the City of Star Supplementals. Cut sheet for lights and light poles shall be approved in writing by the City prior to installation. 6. Applicant needs to explain proposed stormwater disposal plan for local roads as well as Floating Feather Road. 7. Per DEQ, it is a 6-inch minimum water main, if there is a hydrant attached it is an 8-inch minimum. 8. Construction plans for a subdivision-wide pressure irrigation system will be required for each final plat. Plan approvals and license agreements from the affected irrigation and/or canal companies will be required. ---PAGE BREAK--- P:\203010\396 - Paint Point Subdivision\2020-12-09 Review 1\2020-12-10 Star, Paint Point, PP Ltr, Rev 1.docx 9. Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company. 10. Finish grades at subdivision boundaries shall match existing finish grades. Runoff shall be maintained on subdivision property unless otherwise approved. 11. Landscape plans including fencing, buffer areas, and street trees will have to conform to the City subdivision ordinance. We recommend that the conditions 1 and 7 listed above be addressed prior to approval of the Preliminary Plat. Any variance or waivers to the City of Star standards, ordinances, or policies must be specifically approved in writing by the City. Approval of the above-referenced Preliminary Plat does not relieve the Registered Professional Land Surveyor or the Registered Professional Engineer of those responsibilities. If you have any questions, please do not hesitate to call Keller Associates at (208) 288-1992. Sincerely, KELLER ASSOCIATES, INC. Ryan V. Morgan, P.E. City Engineer cc: File ---PAGE BREAK--- ---PAGE BREAK--- FIRE DISTRICT STAFF REPORT Paint Point Subdivision Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 DATE: December 29, 2020 TO: City of Star, Planning & Zoning FROM: Victor Islas, Deputy Chief SUBJECT: Fire District Review PROJECT NAME: Paint Point Subdivision (RZ-20-11, DA-20-26, PP-20-16, PR-20-06) Fire District Summary Report: Overview: This development can be serviced by the Star Fire Protection District. This development shall comply with the 2015 International Fire Code (IFC) and any codes set forth by the City of Star, Idaho. Fire Response Time: This development will be served by the Star Fire Protection District Station 51, located at 11655 W. State St., Star, Idaho. Station 51 is 1.4 miles with a travel time of 3 minutes under ideal driving conditions from this development. Rezone: The Fire District does not have any comments on the Rezone of the property. Accessibility: Roadway Access, Traffic, Radio Coverage Access roads shall be provided and maintained following Appendix D and Section 503 of the IFC. Access shall include adequate roadway widths, signage, turnarounds, and turning radius for fire apparatus. Access road design shall be designed and constructed to allow for evacuation simultaneously with emergency response operations. All access roads in this development shall remain clear and unobstructed during construction of the development. Additional parking restrictions may be required as to maintain access for emergency vehicles at all times. Hydrants shall remain unobstructed at all time per city code. The applicant shall work with City of Star, Ada County and Fire District to provide an address identification plan and signage which meets the requirements set forth by each agency. Addressing shall be placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 Please note that the proposed hammer turn-around at the end of N. Tobiano Lane will need to remain clear and unobstructed at all times. This will include during the winter months. It shall be the responsibility of homeowner’s association to remove all snow to insure emergency access at all times. In addition, no parking signs shall be posted along the drive and turn-around per IFC Appendix D. ---PAGE BREAK--- FIRE DISTRICT STAFF REPORT Paint Point Subdivision Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 Specialty/Resource needs: No specialty/resources will be needed for this development. Water Supply: Water supply requirements will be followed as described in Appendix B of the 2015 International Fire Code unless agreed upon by the Fire District. 1. Fire Flow: Requirements will be as specified in Appendix B of the International Fire Code based on occupancy, construction and building size. 2. Water Supply: Acceptance of the water supply for fire protection will be by the Fire District and water quality by the Star Sewer & Water District for bacteria testing. 3. Water Supply: Final Approval of the fire hydrant locations shall be by the Star Fire Protection District or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the City of Star and Star Sewer and Water District Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. Inspections: Final inspection by the Fire District of the above listed including hydrant flow must be completed before building permits are issued Additional Comments: None ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 1 CITY OF STAR LAND USE STAFF REPORT MEMO TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director & Zoning Administrator MEETING DATE: February 2, 2021 – PUBLIC HEARING FILE(S) AZ-20-20 Annexation and Zoning DA-20-25 Development Agreement PP-20-18 Preliminary Plat for Sellwood Place Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant Michael Sessions J-U-B Engineers 2350 N Brandon Road 2760 W. Excursion Lane Star, ID 83669 Meridian, ID 83642 Representative: Wendy Shrief, J-U-B Engineers 2760 W. Excursion Lane Meridian, ID 83642 UPDATE This application was originally heard by Council on January 5, 2021. At the last meeting, Council tabled the application and directed the applicant to review the location of the entrance to the subdivision on Brandon Road with ACHD for possible relocation, detached sidewalks along Brandon Road, irrigation and drainage issues, and an updated landscape plan. The applicant will provide Council with and updated landscape plan and will update the Council on the other issues at the upcoming hearing. The applicant has indicated that ACHD does not support moving the access to the south on Brandon Road. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field – Assistant City Planner MEETING DATE: January 5, 2021 – PUBLIC HEARING FILE(S) AZ-20-20 Annexation and Zoning DA-20-25 Development Agreement PP-20-18 Preliminary Plat for Sellwood Place Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant Michael Sessions J-U-B Engineers 2350 N Brandon Road 2760 W. Excursion Lane Star, ID 83669 Meridian, ID 83642 Representative: Wendy Shrief, J-U-B Engineers 2760 W. Excursion Lane Meridian, ID 83642 REQUEST Request: The Applicant is seeking approval of an Annexation and Zoning a Development Agreement, and Preliminary Plat for a proposed residential subdivision consisting of 76 residential lots and 12 common lots. The property is located at 2200 & 2359 N. Brandon Road in Star, Idaho, and consists of 21.35 acres with a proposed density of 3.56 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is generally located on the east side of N. Brandon Road, south of W. New Hope Road. Ada County Parcel No. S0405314915 & S0405244552. ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 2 Existing Site Characteristics: The property is currently improved with two existing homes and outbuildings. The parcel is in agricultural production. Irrigation/Drainage District(s): - Farmer’s Union Ditch Company, LTD P.O. Box 1474, Eagle, ID 83616 Flood Zone: This property is located in an area of minimal flood hazard, Flood Zone X. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – Yes  Riparian Vegetation – No.  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 October 15, 2020 Neighborhood Meeting Held October 28, 2020 Application Submitted & Fees Paid November 13, 2020 Application Accepted November 24, 2020 Residents within 300’ Notified November 25, 2020 Agencies Notified November 25, 2020 Legal Notice Published November 29, 2020 Property Posted December 22, 2020 HISTORY There have been no previous requests through the City for development of this property. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing County Rural Transitional (RUT) Neighborhood Residential Agricultural/Residential ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 3 Proposed R-4 Neighborhood Residential Neighborhood Residential North of site County Rural Transitional (RUT) Neighborhood Residential Agricultural/Residential Proposed Canvasback Subdivision (R-4-DA) South of site County Rural Transitional (RUT) Neighborhood Residential Agricultural/Residential East of site County Rural Transitional (RUT) Neighborhood Residential Agricultural/Residential West of site County Rural Transitional (RUT) Neighborhood Residential Agricultural/Residential CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 4 administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. Failure to execute the development agreement within the required timeframe will result in the denial of all related applications. C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in a Residential district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. In zoning designations of R-1, R-2, R-3, R-4 and R-5, housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per acre. Wells and septic systems may be permitted for larger lots in this land use designation that are not adjacent to municipal services, as determined by the Sewer District, and if approved by the applicable Health Department. Private streets may be approved in this district for access to newly subdivided or split property. This district does allow for some non-residential uses as specified in 8-3A-3. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city C-2-DA), indicates that the zoning was approved by the city with a development agreement, with specific conditions of zoning. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 5 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 6 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 or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 7 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. 8-1E-1: DEFINITIONS - TERMS DEFINED TRANSITIONAL LOT OR PROPERTY: The size of a new residential lot when being proposed adjacent to an established residential use. The ratio for lots adjacent to properties shall be determined on a case by case basis, when considering the size of the development potential for the existing use. This shall not be required if separated by an existing roadway or large canal where the distance between new structures and existing structures equal or exceed 100 feet. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 8 Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. Special Transition Overlay Area Development adjacent to, and potentially within, this area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. Site layout is to provide for a transition in density and lot sizing. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced, or home sites ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 9 may be clustered to increase open space within a portion of a site when property is within this overlay. 8.5.4 Policies Related to The Special Transition Overlay Areas A. Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new abutting lots to be one acre in size or may include buffering. B. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. C. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. D. When an urban density residential development is planned with lots that directly abut lots within a Special Transition Overlay Area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include the provision of a buffer strip avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include setbacks within the urban lots similar to the Special Transition Overlay Area lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the Special Transition Overlay Area lots. E. Larger setbacks should be required for new lots planned to abut existing Special Transition Overlay Area lots 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 10 • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW ANNEXATION & REZONE: The annexation and rezone request from County Rural Urban Transition (RUT) to Medium Density Residential (R-4) on the applicant’s property will allow for the subdivision of the property to develop with urban densities that will be consistent with the current Comprehensive Plan Map. The overall gross density of the proposed development is 3.56 dwelling units per acre. The current Comprehensive Plan Land Use Map designates this property as Neighborhood Residential, with an allowed density of 3 to 5 dwelling units per acre. The requested density is aligned with the current land use designation. The requested zoning designation and density meets the intent of the Comprehensive Plan. PRELIMINARY PLAT: The Preliminary Plat submitted contains 76 single family residential lots, and 9 common area lots for a total of 85 total lots. The residential lots range in size from 6,300 square feet to 27,934 square feet with the average buildable lot area of 7,526 square feet. The applicant has indicated that the development will contain a total of 3.20 acres (15.00%) of open space with 2.14 acres (10.00%) of qualified open space. This meets the minimum requirement for usable open space in the current Unified Development Code, Section 8-4E-2. Streets are proposed to be public throughout the development. Proposed local streets measure 36 ft from back of curb to back of curb on the submitted preliminary plat with a 50-foot easement. This street width satisfies the requirements of the UDC. The development will be accessed on the west N. Brandon Road. The development will also have a stub road located on the southeast edge of the property that will terminate at the property line with the possibility to extend in the future. It does appear that the development has an emergency access, also off N. Brandon Road on the south parcel. The development has 1 cul-de-sac that measures approximately 150 feet long. This satisfies the requirements of Section 8-6B-2-B4. The applicant is NOT requesting any setback waivers from current code. ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 11 The applicant has not indicated more than 1 phase for the development of this subdivision. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Sidewalks are proposed at five-foot widths and will be attached throughout the overall subdivision. • Street Names Street names will be approved by the Ada Street Naming Committee prior to signature of final plat. • Landscaping - As required by the Unified Development Code, Chapter 8, Section D Street Trees; the minimum density of one tree per thirty-five (35) linear feet is required. The landscaping plan submitted does not meet this requirement. This condition may be met by the developer by installing trees in the front yards of each lot once the driveway locations have been established. Code also calls for 1 shade tree per 4000 square feet of open space. Lot 33 Block 1 and Lot 1 Block 3 and Lot 24, Block 2 do not show a sufficient number of trees and must be revised before the final plat can be signed. Prior to the approval of the final plat, the applicant shall be required to submit an updated landscape plan showing all trees required trees. (Please see “Tree Selection Guide for Streets and Landscapes throughout Idaho”, as adopted by the Unified Development Code.) • Amenities – Based on the size of the property, three amenities are required per the UDC Section 8-4E-2. The applicant has not disclosed the amenities that are proposed for this development. Prior to the approval of the final plat, the applicant shall be required to submit an updated landscape plan for approval indicating which amenities will be installed. The applicant shall also be prepared to provide information to the Council at the hearing on the types of amenities that will be provided. • Streetlights – A streetlight design has not been submitted with the application. Streetlights shall meet the City’s requirements and intent for “Dark Sky” lighting, including the downward illumination of all lighting. A condition of approval will be included with the preliminary plat requiring the applicant to submit a streetlight plan and work with Staff on streetlight types, and provide details, including design and locations, at submittal of final plat. • Shared Driveway – The development appears to have 2 shared driveways on the northwest portion of the development. Each drive appears to service 2 dwellings and are approximately 120 feet in length and 28 feet in width. Shared driveways must be approved by the Fire District. To date, the Fire District has not provided review and approval for these driveways. ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 12 AGENCY RESPONSES Keller and Associates December 10, 2020 Star Fire Pending West Ada School District December 17, 2020 DEQ December 04, 2020 Ada County Development Services November 27, 2020 Central District Health December 1, 2020 ITD Pending PUBLIC RESPONSES No public comments have been received as of the date of this report. STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of the design, layout and density of the development application, with the proposed conditions of approval. Based upon the information provided to staff in the applications and agency comments received to date, and with the proposed conditions of approval, staff finds that the proposed annexation and zoning, development agreement, and preliminary plat meets the requirements, standards and intent for development as they relate to the Unified Development Code and the Comprehensive Plan. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. Additional Items for the Council to consider include the following: • Council may want additional details on the mailbox cluster areas and street parking to accommodate these areas. • Council may want additional details on the shared driveways in the development, along with the appropriate approval by the Fire Department. • Applicant shall provide details to the Council regarding proposed site amenities. 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: ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 13 ANNEXATION/REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the residential districts is to provide regulations and districts for various residential neighborhoods with gross densities in compliance with the intent of the Comprehensive Plan designation. Housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications in all districts exceeding one dwelling unit per acre. Private streets may be approved in this district for access to newly subdivided or split property. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, 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. ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 14 The City must find that this annexation is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for the Sellwood Place Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 15 2. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The development agreement shall be signed and recorded as part of the ordinance for annexation and zoning and shall contain the details of the fees to be collected. 3. All public streets shall have a minimum street width of 36’ and shall be constructed to ACHD standards. 4. Applicant shall meet all the setback requirements in the Unified Development Code Section 8-3A-4, including side street setbacks of 20 feet and 5’ side yard setbacks per story. 5. The stub streets shall be built in accordance with ACHD and Star Fire District requirements. 6. The shared driveways shall be approved by and built-in accordance with ACHD and Star Fire District requirements. 7. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight plan/design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 8. Street trees shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees including one tree per thirty-five (35) linear feet. In addition, a minimum of three amenities shall be provided in the development. A revised landscape plan shall be submitted that shows the correct placement and number of trees throughout the development along with type and location of site amenities. This will be required prior to Final Plat approval. 9. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 10. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 11. 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. 12. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 13. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 14. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 15. A plat note shall state that development standards for residential development shall comply with the effective building and zoning requirements at time of building permit issuance, unless amended in the Development Agreement or CUP conditions. 16. 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. 17. All common areas shall be owned and maintained by the Homeowners Association. ---PAGE BREAK--- SELLWOOD PLACE SUBDIVISION – FILE # AZ-20-20/DA-20-25/PP-20-18 16 18. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of any construction. 19. A sign application is required for any subdivision signs. 20. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #AZ-20-20/DA-20-25/PP-20-18 for Sellwood Place Subdivision on 2021. ---PAGE BREAK--- 10-20-106_VICINITY 10/21/2020 Plot Date:11/11/2020 8:39 AM Plotted By: Everett Earnest Date Created:10/21/2020 FILE: LAST UPDATE: J-U-B ENGINEERS, INC. J-U-B ENGINEERS, INC. BRANDON PROPERTY STAR, IDAHO VICINITY MAP N 0 SCALE IN FEET 250 500 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- CIVIL ENGINEER LAND USE SUMMARY N 0 SCALE IN FEET 100 200 SELLWOOD PLACE SUBDIVISION SITUATED IN THE EAST HALF OF THE WEST HALF OF SECTION 05, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, STAR, IDAHO 2021 VICINITY MAP BOUNDARY CERTIFICATION BOUNDARY LEGEND LAND SURVEYOR LEGEND IRRIGATION DISTRICT DEVELOPER CONTACT DESIGN BY: DRAWN BY: CHECKED BY: BY APR. DATE SHEET NUMBER: DESCRIPTION REUSE OF DRAWINGS J-U-B SHALL RETAIN ALL COMMON LAW, STATUTORY, COPYRIGHT AND OTHER RESERVED RIGHTS OF THESE DRAWINGS, AND THE SAME SHALL NOT BE REUSED WITHOUT J-U-B'S PRIOR WRITTEN CONSENT. ANY REUSE WITHOUT WRITTEN CONSENT BY J-U-B WILL BE AT CLIENT'S SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO J-U-B. NO. REVISION JUB PROJ. # : LAST UPDATED: 1/4/2021 10-20-106_PRE-PLAT INCH, SCALE ACCORDINGLY AT FULL SIZE, IF NOT ONE ONE INCH FILE : Plot Date:1/4/2021 1:26 PM Plotted By: Everett Earnest Date Created:1/4/2021 J-U-B ENGINEERS, INC. Meridian, ID 83642 Suite 400 J-U-B ENGINEERS, INC. 2760 W. Excursion Lane www.jub.com Phone: [PHONE REDACTED] J-U-B ENGINEERS, INC. SELLWOOD PLACE SUBDIVISION STAR, IDAHO BOUNDARY AND PROJECT INFORMATION 10-20-106 EE KM KM PP-01 17665 OWNER OWNER ---PAGE BREAK--- December 4, 2020 By e-mail: [EMAIL REDACTED] Barbara Norgrove Star City Hall P.O. Box 130 Star, Idaho 83669 Subject: Sellwood Place Subdivision, AZ-20-20 Annexation-Zoning, DA-20-25 Development Agreement, PP-20-18 Preliminary Plat and Paint Point Subdivision, RZ-20-11 Rezone, DA- 20-26 Development Agreement, PP-20-16 Preliminary Plat, PR-20-06 Private Street Dear Ms. Norgrove: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: deq.idaho.gov/assistance- resources/environmental-guide-for-local-govts. The following information does not cover every aspect of these projects; however, we have the following general comments to use as appropriate: 1. AIR QUALITY  Please review IDAPA 58.01.01 for all rules on Air Quality, especially those regarding fugitive dust (58.01.01.651), trade waste burning (58.01.01.600-617), and odor control plans (58.01.01.776).  All property owners, developers, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during all phases of construction activities per IDAPA 58.01.01.651.  DEQ recommends the city/county require the development and submittal of a dust prevention and control plan for all construction projects prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. Information on fugitive dust control plans can be found at: http://www.deq.idaho.gov/media/61833-dust_control_plan.pdf  Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances.  Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment December 4, 2020 Page 2 For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER  DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department.  All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well.  DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water.  DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. WASTEWATER AND RECYCLED WATER  DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval.  All projects for construction or modification of public drinking water systems require preconstruction approval.  DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: deq.idaho.gov/water- quality/drinking-water.aspx). For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite.  If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter.  DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for ---PAGE BREAK--- Response to Request for Comment December 4, 2020 Page 3 protection of ground water resources.  DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER  A DEQ short-term activity exemption (STAE) from this office is required if the project will involve de-watering of ground water during excavation and discharge back into surface water, including a description of the water treatment from this process to prevent excessive sediment and turbidity from entering surface water.  Please contact DEQ to determine whether this project will require a National Pollution Discharge Elimination System (NPDES) Permit. A Construction General Permit from EPA may be required if this project will disturb one or more acres of land, or will disturb less than one acre of land but are part of a common plan of development or sale that will ultimately disturb one or more acres of land.  If this project is near a source of surface water, DEQ requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho’s water resources. Additionally, please contact DEQ to identify BMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions.  The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regional Office, at 2735 Airport Way, Boise, or call (208) 334-2190 for more information. Information is also available on the IDWR website at: permits.html  The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. 5. HAZARDOUS WASTE AND GROUND WATER CONTAMINATION  Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements.  No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards, Rules and Regulations for Hazardous Waste, and Rules ---PAGE BREAK--- Response to Request for Comment December 4, 2020 Page 4 and Regulations for the Prevention of Air Pollution.  Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852).  Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850.  Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES  If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website deq.idaho.gov/waste-mgmt-remediation/storage-tanks.aspx for assistance.  If applicable to this project, DEQ recommends that BMPs be implemented for any of the following conditions: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more information on any of these conditions. We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator DEQ-Boise Regional Office EDMS#: 2020AEK276 ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 203010-397 December 10, 2020 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: Sellwood PlaceSubdivision Preliminary Plat Application Dear Mayor: Keller Associates, Inc. has reviewed the Preliminary Plat for the Sellwood Place Subdivision dated November 12, 2020. We reviewed the applicant’s package to check conformance with the City’s Subdivision Ordinance and coordinated our review with Shawn L. Nickel. We have the following comments and question based on our review. 1. Provide legal description. 2. Provide landscape plans. Tree species meet the City of Boise acceptable species guidelines, for location within or adjacent to right-of-way, as adopted by Star City Code. 3. Plans for a pressure irrigation system are provided (Required only if development contains more than four lots). Provide notes on connection point or pump station location. 4. Street lighting shall be in accordance with ISPWC and the City of Star Supplementals. Cut sheet for lights and light poles shall be approved in writing by the City prior to installation. 5. Construction plans for a subdivision-wide pressure irrigation system will be required for each final plat. Plan approvals and license agreements from the affected irrigation and/or canal companies will be required. 6. Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company. 7. Potable water cannot be used for irrigation purposes. A separate pressure irrigation system will be required. 8. Finish grades at subdivision boundaries shall match existing finish grades. Runoff shall be maintained on subdivision property unless otherwise approved. 9. Landscape plans including fencing, buffer areas, and street trees will have to conform to the City subdivision ordinance. We recommend that the conditions 1 and 3 listed above be addressed prior to approval of the Preliminary Plat. Any variance or waivers to the City of Star standards, ordinances, or policies must be specifically approved in writing by the City. Approval of the above-referenced Preliminary Plat does not relieve the Registered Professional Land Surveyor or the Registered Professional Engineer of those responsibilities. ---PAGE BREAK--- 203010-397 If you have any questions, please do not hesitate to call Keller Associates at (208) 288-1992. Sincerely, KELLER ASSOCIATES, INC. Ryan V. Morgan, P.E. City Engineer cc: File ---PAGE BREAK--- Ada County Courthouse 200 West Front Street Boise ID 83702 [PHONE REDACTED] Fax [PHONE REDACTED] www.adacounty.id.gov Department Divisions Building Community Planning Engineering & Surveying Permitting Ada County Commissioners Diana Lachiondo, First District Patrick Malloy, Second District Kendra Kenyon, Third District ADA COUNTY Development Services Department Richard Beck Director November 27, 2020 Shawn Nickel City of Star Planning & Zoning Department 10769 W. State Street Star, ID 83669 RE: AZ-20-20 / 2350 N Brandon Rd / Sellwood Place Subdivision Shawn, The City of Star has requested feedback regarding a proposed annexation and preliminary plat for the Sellwood Place Subdivision located at 2350 N. Brandon Road, which will consist of 76 single-family homes on 21.35 acres. Ada County supports the application due to the proximity of the site to existing urban services. Goal 2.2f of the Ada County Comprehensive Plan encourages residential development to occur at urban densities within Areas of City Impact where urban public facilities are available. The proposal to dedicate 15% of the site as open space is also compatible with Residential Policy 3 of the Star Comprehensive Plan, as adopted by Ada County, which encourages neighborhood parks and open spaces to be provided within residential areas. In order to improve future connectivity it is suggested that additional stub streets to neighboring properties be considered as encouraged by Goal 4.3 of the Ada County Comprehensive Plan, which supports the development of local transportation systems that are well-connected both internally and to the regional transportation system, and Goal 4.3d which calls for new developments to provide stub streets that will connect to future developments on adjacent lands wherever possible. The additional sidewalk connections provided with the stub streets would also be supported by Transportation Policy 9 of the Star Comprehensive Plan which encourages non-motorized pathways between residential areas to reduce vehicle trips and improve access for non-drivers. Regarding land use, the Comprehensive Plan currently adopted by the County for the Star Area of City Impact designates the site as Low Density Residential, which is intended for single-family residential development at densities of two dwelling units or fewer per acre. Star has since adopted an updated Comprehensive Plan designating the site as Neighborhood Residential, within which the proposed density would be allowed. Ada County looks forward to working with Star in the renegotiation and adoption of the updated Comprehensive Plan. ---PAGE BREAK--- Page 2 of 2 Thank you for this opportunity to provide feedback. Sincerely, Brent Moore, MCMP, AICP Community & Regional Planner Ada County Development Services ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Written Statement for Star City Council meeting 1/5/2021 Re; Sellwood Place Subdivision. Robert Fehlau 2203 N. Sunny Lane Star, Id. 83669 [PHONE REDACTED] Council, Mayor and Staff, I was just now able to get more info on the Sellwood Place proposal and would like to quickly make a couple first hand comments. My property backs directly to the east of this proposal. 1. Lots 27 and 28 in Block 2 are to be common lots not to be ever built on and will be considered as a buffer similar to Wing Road in relation to the Greendale Subdivision, or be a minimum of one full acre in size, with an appropriate buffer space. 2. Lot 24, Block 2 as a common lot, should also not be able to be built on. 3. Lots 23,25,26 & 29 should be ½ acre minimum in size. 4. “Lots next to or across the street should be of similar size.” as per the language of the Star Comprehensive plan. Therefore; Lot 23 in Block 2 and lots 34-38 in block 1 should be at least half the size at ¼ acre minimum. 5. If lots 27 and 28 are ½ ac. , non-buildable lots, the stub road W. Indus court should be removed. 6. I believe that because this proposal abuts a Special transition Overlay area, the lots throughout should be larger. Lot sizes similar to the recently approved Moyle Estates would be more appropriate. 7. Green spaces should be added to side yards of all lots abutting a street. This is not included on lots 27 & 28, Block 2. 8. I would suggest park strips be added throughout neighborhood to give more greenspace and transition to the larger more rural lots to the west and east. This proposal is getting closer to the type of neighborhood that is between homes that are on one to five acres in size. Thank you for your time and consideration, Robert Fehlau ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field – Assistant City Planner MEETING DATE: February 2, 2021 – PUBLIC HEARING FILE(S) AZ-20-21 Annexation and Zoning DA-20-27 Development Agreement PP-20-19 Preliminary Plat for Breitenbach Ridge Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant Wade Thomas & Austin Johnson IAG Breitenbach LLC 12250 & 12300 W. New Hope Rd 800 W. Main St., Suite 1460 Star, ID 83669 Boise, ID 83702 Representative: Robert Unger ULC Management, LLC 9662 W. Arnold Road Boise, ID 83714 REQUEST Request: : The Applicant is seeking approval of an Annexation and Zoning a Development Agreement, and Preliminary Plat for a proposed residential subdivision consisting of 22 residential lots and 4 common lots. The property is located at 12250 & 12300 W. New Hope Road in Star, Idaho, and consists of 20.4 acres with a proposed density of 1.08 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is generally located on the north side of New Hope Road between N. Can Ada Road and N. Munger Road. Ada County Parcel No. R7284770300 & R7284770400. ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 2 Existing Site Characteristics: The property is currently improved with two existing homes and outbuildings. The remaining portions of the parcels are in agricultural production. Irrigation/Drainage District(s): - Farmer’s Union Ditch Company, LTD P.O. Box 1474, Eagle, ID 83616 Flood Zone: This property is located in an area of minimal flood hazard, Flood Zone X. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – Yes, to be retained.  Riparian Vegetation – No.  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 11, 2020 Neighborhood Meeting Held November 18, 2020 Application Submitted & Fees Paid December 11, 2020 Application Accepted December 22, 2020 Residents within 300’ Notified December 22, 2020 Agencies Notified December 22, 2020 Legal Notice Published December 24, 2020 Property Posted January 19, 2021 HISTORY There have been no previous requests through the City for development of this property. ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 3 SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing County Rural Transitional (RUT) Neighborhood Residential Agricultural/Residential Proposed R-2 Neighborhood Residential Estate Residential North of site County Rural Transitional (RUT) Neighborhood Residential Agricultural/Residential South of site R-3 Neighborhood Residential Agricultural/Residential (Proposed Craftsman North Subdivision) East of site R-2 Neighborhood Residential Agricultural/Residential West of site County Rural Transitional (RUT) Neighborhood Residential Agricultural/Residential CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 4 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. Failure to execute the development agreement within the required timeframe will result in the denial of all related applications. C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in a Residential district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. In zoning designations of R-1, R-2, R-3, R-4 and R-5, housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per acre. Wells and septic systems may be permitted for larger lots in this land use designation that are not adjacent to municipal services, as determined by the Sewer District, and if approved by the applicable Health Department. Private streets may be approved in this district for access to newly subdivided or split property. This district does allow for some non-residential uses as specified in 8-3A-3. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city C-2-DA), indicates that the zoning was approved by the city with a development agreement, with specific conditions of zoning. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 5 uses. 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 6 space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 7 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. 8-1E-1: DEFINITIONS - TERMS DEFINED TRANSITIONAL LOT OR PROPERTY: The size of a new residential lot when being proposed adjacent to an established residential use. The ratio for lots adjacent to properties shall be determined on a case by case basis, when considering the size of the development potential for ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 8 the existing use. This shall not be required if separated by an existing roadway or large canal where the distance between new structures and existing structures equal or exceed 100 feet. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced, or home sites may be clustered to increase open space within a portion of a site when property is within this overlay. ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 9 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: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW ANNEXATION & REZONE: The annexation and rezone request from County Rural Urban Transition (RUT) to Low Density Residential (R-2) on the applicant’s property will allow for the subdivision of the property to develop with urban densities that will be consistent with the current Comprehensive Plan Map. The overall gross density of the proposed development is 1.08 dwelling units per acre. The Comprehensive Plan Land Use Map previously designated this property as Neighborhood Residential, with an allowed density of 3 to 5 dwelling units per acre. The requested density is aligned with this land use designation. The requested zoning designation and density meets the intent of the Comprehensive Plan. PRELIMINARY PLAT: The Preliminary Plat submitted contains 22 single family residential lots, and 4 common area lots for a total of 26 total lots. The buildable residential lots range in size from 17,535 square feet to 19,023 square feet with the average buildable lot area of 18,298 square feet. Two existing homes will remain at the north of the development on platted lots that will be 3.60 and 3.89 acres, ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 10 respectively. The applicant has indicated that the development will contain a total of 2.22 acres (10.88%) of open space. This meets the minimum requirement for usable open space in the current Unified Development Code. Section 8-4E-2A(4) allows up to a 50% reduction in total required open space. Streets are proposed to be public throughout the development. Proposed local streets measure 36 ft from back of curb to back of curb on the submitted preliminary plat within a 50-foot right of way which satisfies Section 8-6B-2 of the Unified Development Code The development will be accessed on the south from W. New Hope Road. The development will also have two stub roads located on the southeast and southwest edge of the property that will terminate at the property line with the possibility to extend in the future. The applicant is NOT requesting any setback waivers from current code. The applicant has not indicated more than 1 phase for the development of this subdivision. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Sidewalks are proposed at five-foot widths and will be detached throughout the overall subdivision with an eight-foot landscape strip. • Street Names Street names will be approved by the Ada Street Naming Committee prior to signature of final plat. • Landscaping - As required by the Unified Development Code, Chapter 8, Section D Street Trees; the minimum density of one tree per thirty-five (35) linear feet is required. The development has approximately 670 feet of frontage along W. New Hope Road. This requires 19 trees and 19 are shown on the landscape plan. All of the interior streets in the development show the required number of trees, 100 trees are required and 101 are on the landscape plan. Code also calls for 1 shade tree per 4000 square feet of open space. The landscape plan has 1 tree per 8000 square feet. Lot 5 Block 4 requires 4 trees and Lot 8 Block 4 requires 7 trees. Prior to the approval of the final plat, the applicant shall be required to submit an updated landscape plan showing all required trees. (Please see “Tree Selection Guide for Streets and Landscapes throughout Idaho”, as adopted by the Unified Development Code.) • Amenities – Based on the size of the property, one amenity are required per the UDC Section 8-4E-2. The applicant is proposing a covered picnic area with a barbeque in the northeast common lot. In the northwest common lot, the applicant is proposing a couple of picnic tables and they are providing a 10-foot paved pathway along the north of the property that will be public and will connect to the common areas and the sidewalks in the development. ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 11 • Streetlights – A streetlight plan has been submitted and does meet the requirements of the UDC for placement. A design has not been submitted with the application. Streetlights shall meet the City’s requirements and intent for “Dark Sky” lighting, including the downward illumination of all lighting. A condition of approval will be included with the preliminary plat requiring the applicant to work with Staff on streetlight types, and provide details, including design and final locations, at submittal of final plat. • Shared Driveway – The development proposes to have one shared driveway on the northern portion of the development to access the two large acreage lots. This drive will service the existing homes and allows for access to their existing driveways. The Unified Development Code Section 8-6B-2D(5) requires the driveway to be paved. A fire hydrant is shown on the preliminary plat on the shared drive to service both existing homes. Shared driveways must be approved by the Fire District. To date, the Fire District has not provided review and approval for these driveways. AGENCY RESPONSES Keller and Associates January 14, 2021 Star Fire Pending West Ada School District January 25, 2021 Ada County Development Services December 22, 2020 Central District Health December 29, 2020 ACHD January 12, 2021 ITD January 22 & 26, 2021 Farmer’s Union Ditch Company January 22, 2021 PUBLIC RESPONSES No public comments have been received as of the date of this report. STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of the design, layout and density of the development application, with the proposed conditions of approval. Based upon the information provided to staff in the applications and agency comments received to date, and with the proposed conditions of approval, staff finds that the proposed annexation and zoning, development agreement, and preliminary plat meets the requirements, standards and intent for development as they relate to the Unified Development Code and the Comprehensive Plan. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 12 vote to approve the applications, either as presented or with added conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. Additional Items for the Council to consider include the following: • Council may want additional details on the mailbox cluster areas and street parking to accommodate these areas. • Council may want additional details on the shared driveway in the development, along with the appropriate approval by the Fire Department. • Council may want additional details on the pressurized irrigation system and location of pumphouse. FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve these applications, the Unified Development Code requires that Council must find the following: ANNEXATION/REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the residential districts is to provide regulations and districts for various residential neighborhoods with gross densities in compliance with the intent of the Comprehensive Plan designation. Housing shall be single family detached unless ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 13 approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications in all districts exceeding one dwelling unit per acre. Private streets may be approved in this district for access to newly subdivided or split property. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 14 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. CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for the Breitenbach Ridge Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The development agreement shall be signed and recorded as part of the ordinance for annexation and zoning and shall contain the details of the fees to be collected. 3. All public streets shall have a minimum street width of 36’ and shall be constructed to ACHD standards. 4. Applicant shall meet all the setback requirements in the Unified Development Code Section 8-3A-4, including side street setbacks of 20 feet and 10’ side yard setbacks per story. 5. The shared driveway shall be paved and shall further meet all requirements of the Star Fire District. 6. The stub streets shall be built in accordance with ACHD and Star Fire District requirements. 7. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Applicant/Owner shall submit a streetlight plan/design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 8. Street trees shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees including one tree per thirty-five (35) linear feet. In addition, a minimum of three amenities shall be provided in the development. A revised landscape plan shall be submitted that shows the correct placement and number of trees in the common areas, prior to Final Plat approval. 9. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. ---PAGE BREAK--- BREITENBACH RIDGE SUBDIVISION – FILE # AZ-21-20/DA-20-27/PP-20-19 15 10. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 11. 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. 12. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 13. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 14. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 15. A plat note shall state that development standards for residential development shall comply with the effective building and zoning requirements at time of building permit issuance, unless amended in the Development Agreement or CUP conditions. 16. 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. 17. All common areas shall be owned and maintained by the Homeowners Association. 18. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of any construction. 19. A sign application is required for any subdivision signs. 20. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #AZ-20-21/DA-20-27/PP-20-19 for Breitenbach Ridge Subdivision on 2021. ---PAGE BREAK--- VICINITY MAP SITE ---PAGE BREAK--- City of Star P.O. Box 130 Star, Idaho 83669 P: [PHONE REDACTED] F: [PHONE REDACTED] Preliminary Plat Application Form #520 Rev 11-2019 Page 1 of 10 ***All information must be filled out to be processed. Applicant Information: PRIMARY CONTACT IS: Applicant Owner Representative Applicant Name: Applicant Address: Zip: Phone: Fax: Email: Owner Name: Owner Address: Zip: Phone: Fax: Email: Representative architect, engineer, developer): Contact: Firm Name: Address: Zip: Phone: Fax: Email: Property Information: Subdivision Name: Site Location: Approved Zoning Designation of Site: Parcel Number(s): Zoning Designations: Zoning Designation Comp Plan Designation Land Use Existing Proposed North of site South of site East of site West of site PRELIMINARY PLAT FILE NO.: Date Application Received: Fee Paid: Processed by: City: Investment Analytics Group, LLC 800 W Main St., Suite 1460, Boise, Idaho 83702 [PHONE REDACTED] N/A [EMAIL REDACTED] Wade Thomas & Austin Johnson 12250 & 12300 W New Hope Road, Star, Idaho 83669 [PHONE REDACTED] [EMAIL REDACTED] Robert Unger ULC Management, LLC 9662 W Arnold Road, Boise, Idaho 83714 [PHONE REDACTED] None [EMAIL REDACTED] Brietenbach Ridge 12250 & 12300 W New Hope Road, Star, Idaho Proposed R-2 R7284770300 & R7284770400 RUT R-2 Residential R-2 R-2 Residential RUT R-2 Residential R-3 R-3 Residential RUT R-2 Residential RUT R-2 Residential ---PAGE BREAK--- Preliminary Plat Application Form #520 Rev 11-2019 Page 2 of 10 SITE DATA: FLOOD ZONE DATA: Total Acreage of Site in Special Flood Hazard Area - a. A note must be provided on the final plat documenting the current flood zone in which the property or properties are located. The boundary line must be drawn on the plat in situations where two or more flood zones intersect over the property or properties being surveyed. b. FEMA FIRM panel(s): etc.: FIRM effective date(s): mm/dd/year Flood Zone(s): Zone X, Zone A, Zone AE, Zone AH, etc.: Base Flood Elevation(s): ft., etc.: c. Flood Zones are subject to change by FEMA and all land within a floodplain is regulated by Chapter 10 of the Star City Code. Public Streets - Private Streets - Describe Pedestrian Walkways (location, width, material) - Describe Bike Paths (location, width, material) - Total Acreage of Site - Breakdown of Acreage of Land in Contiguous Ownership - Total Acreage of Site in Special Flood Hazard Area - Dwelling Units per Gross Acre - Minimum Lot Size - Minimum Lot Width - Total Number of Lots - Residential - Commercial - Industrial - Common - Total Number of Units - Single-family - Duplex - Multi-family - Percent of Site and Total Acreage of Common Area - / Percent of Common Space to be used for drainage - Describe Common Space Areas (amenities, landscaping, structures, etc.) - Proposed Dedicated Lots & Acreage (school, parks, etc): 20.4 Acres 0 0 1.08 units / Acre 17,537 square feet 125' 26 22 0 0 4 22 22 0 0 10 2.22 0 Street scape landscaping, pathway, ramada, picnic tables, grills. 0 Yes 10' asphalt pathway running from east to west located within common lots. Same as above. N/A ---PAGE BREAK--- ULC MANAGEMENT · 9662 W ARNOLD ROAD · BOISE, IDAHO 83714 (208) 861-5220 · [EMAIL REDACTED] TO: City of Star P.O. Box 130 Star, Idaho 83669 DATE: December 10, 2020 RE: Annexation / Subdivision Applications – Breitenbach Ridge On behalf of Investment Analytics Group, LLC, we are submitting this Annexation, Development Agreement, and Subdivision Applications for Breitenbach Ridge Subdivision. The site is 20.4 acres in size and located at 12250 & 12300 W New Hope Road, Star, Idaho We are requesting annexation into the City of Star with a Development Agreement, Zoning of R-2 and approval for a 26 lot residential subdivision. The project consists of 22 residential building lots and 4 common lots. Public roads and services are proposed. The proposed zoning of R-2 is consistent with the City’s Comprehensive Plan. The gross density for the project is 1.08 dwelling units per acre. Zoning surrounding the site are; RUT to the west, R-3 to the south, RUT to the east, and RUT to the north. Access to the site is via W. New Hope Road. All utilities are available to the site or will be extended to the site by the developer. The proposed streets are public streets to be constructed to Ada County Highway District standards. The property has surface water irrigation rights from the Farmers Union Irrigation District and a pressurized system will be installed. The existing ditch located mid development running east to west will piped. Drainage for the project will be retained on site with the use of drainage trenches and/or seepage beds as required by ACHD. Design and locations will be submitted to ACHD for final approval prior to construction. The proposed common lots and streets will be landscaped as shown on the submitted Landscape Plan. Amenities include, a 10’ asphalt pathway, a Ramada, picnic tables, and grills. The existing mature trees will be retained. We look forward to working with you and your staff on this project and request your approval. If you have any questions or concerns please contact me at (208) 861-5220. Sincerely, Robert C. Unger Manager ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 3 2 3 1 1 2 3 4 6 3 7 2 8 1 12 11 10 9 6 7 2 1 8 5 5 4 SIDEWALK, TYP CLEAR VISION TRIANGLE, TYP HYDRANT PER CIVIL, NO TREES WITHIN 10', TYP CLEAR VISION TRIANGLE, TYP HYDRANT PER CIVIL, NO TREES WITHIN 10', TYP SITE LIGHTING, TYP. SITE LIGHTING, TYP. SITE LIGHTING, TYP. SIDEWALK, TYP EXISTING TREES TO BE REMOVED EXISTING TREES TO REMAIN; PRESERVE AND PROTECT, TYP. EXISTING TREES TO REMAIN; PRESERVE AND PROTECT, TYP. 1' IN HEIGHT LANDSCAPE BERM (TYP.) 1. REGULATIONS & STANDARDS 1.1. All contractor work shall be conducted in accordance with ISPWC (Idaho Standard Public Works Construction), 2020 (or most recent published); and City of STAR, ID codes, standards and state and local regulations. 2. EXISTING CONDITIONS 2.1. All utilities shall be located prior to construction and protected. Any damage to structures, utilities or concrete will be replaced at contractor's expense. 2.2. The site has many existing improvements such as underground utilities, curb and gutter, light poles and sidewalks. 2.3. See Engineer's plans for information about existing features. 2.3.1. Refer to civil plans for all existing and/or proposed drainage pipes & locations, utilities. Protect all drainage at all times, protect all utilities at all times. 3. GRADING & SITE PREPARATION 3.1. Prepare finish grades for planting by grubbing and removing weeds. If necessary apply Round-Up (or equivalent herbicide), using a certified applicator. Remove rocks and other materials over 3.2. All gravel overprep to be removed and disposed of off site. 3.3. Finish grade to be smooth transition to allow for entire site to be a natural flowing space. 3.4. Fine grade lawn areas to elevations set by Engineer's plans with positive drainage away from structures. 3.5. Refer to Engineer's plans for grading information & for all drainage pipes and locations. Protect and retain drainage at all times. 3.6. No pooling or standing water will be accepted per industry standards. 4. SOILS 4.2. Lawn areas shall receive 12" min depth of screened topsoil. 4.3. All planter beds shall receive 18" min depth of screened topsoil. 4.4. Reuse of existing topsoil that has been stockpiled on site is permitted if: 4.4.1. Topsoil is tested and analyzed to ensure a proper growing medium. Provide additional amendments as determined by soil tests. 4.4.2. Topsoil is to be loose, friable sandy loam that is clean and free of toxic materials, noxious weeds, weed seeds, rocks, grass or other foreign materials. 4.4.3. Topsoil shall have a ph of 6.5 to 8.0. 4.4.4. If on site topsoil does not meet these minimum standards contractor is responsible for providing approved imported topsoil or improving onsite topsoil per the approval of the project manager. 4.5. If imported topsoil is used it must be from a local source and be screened free of any debris or foreign matter. Topsoil must not contain rocks, sticks, lumps, or toxic matter and has a pH of 6.5-8.0. 4.6. Smooth, compact, and fine grade topsoil in lawn areas to smooth and uniform grade below adjacent surfaces. 4.7. Amend all new plantings with 2 parts topsoil, 1 part compost. 5. LAWN AREAS 5.1. Sodded lawn to be tall turf-type fescue, or approved other. 5.2. Sodded lawn to be regionally/locally harvested, lay sod within 24 hours of harvesting. 5.3. Lay sod to form a solid mass with offset, fitted joints on even grades. 5.5. Any existing lawn that is damaged shall be replaced with sodded lawn of the same type of existing lawn. 5.6. All lawn areas adjacent to planter beds, gravel areas, or aggregate pathways shall have 4" black steel edging installed per manufacturer recommendations. Other applications to be approved by owner and landscape architect. 5.7. Lawn adjacent to buildings, structures shall be a minimum of 18" away from foundations. Lawn adjacent to fences or other screening elements shall be a minimum of 9" away. 5.7.1. Install 3 8" chips or other approved gravel mulch type in mow strip at a depth of 3" over commercial grade weed barrier fabric installed per manufacturer recommendations. 5.8. Provide tree rings with a minimum 3' diameter around all trees located in lawn, mulch type & installation/application to match all other planter beds. 7. PLANTER BED MULCH 7.1. All planter beds to receive 3" depth of black & tan mini rock mulch or approved equal, submit for approval prior to placement. Install over commercial grade weed barrier fabric per manufacturer recommendations. 8. PLANTS 8.8. All plant material shall be installed per industry standards. 8.5. All plant material shall meet or exceed the minimum federal standards as regulated by ANSI z60.1, American Standard for Nursery Stock. Plants not meeting these standards for quality, or plants determined to be unhealthy by Owner's representative, will be rejected. 8.6. All Ball and Burlap trees to be installed per Balled and Burlapped planting detail. All shrubs to be installed per detail. 8.7. Trees and shrubs over 30" shall not be planted within clear vision triangles. 8.8. Fertilize all trees and shrubs with 'Agriform' planting tablets or approved equal. Apply per manufacturers recommendations. 9. IRRIGATION 9.1. Irrigation system shall be built to the following specifications: 9.1.1. Adhere to city codes when connecting to city water. 9.1.2. All irrigation material to be new with manufacturers' warranty fully intact. 9.1.3. Install outdoor rated controller in specified location on plan, in a lock box with 2 keys. Coordinate with project manager and general contractor on exact location. 9.1.3.1. Controller to have On/Off rain switch or rain shut off device that does not alter program. 9.1.4. All remote control valves (including master control valve) to have flow control device. 9.1.5. Irrigation system piping to be minimum class 200 PVC or approved equal, sleeves to be double the size of pipes located within, all wires to be contained in separate sleeves 1-1/2" dia min. 9.1.5.1. All pipe above 3" caliper to be gasketed, with approved joint restraints at all 45, TEE, ELL, 22, 11. 9.1.6. Use common trenching where possible.. 9.1.7. All PVC located under hardscapes to be schedule 40 PVC with same req's as above. 9.1.8. All wires to be Paige wire 7350 or 7351 direct bury wire at a minimum of 12" below finished grade. 9.1.9. Connect mainline to point of connection in approximate location shown on plan. 9.1.10. Contractor is responsible complying with all codes and paying all permits necessary. 9.1.11. Sprinkler heads shall have matched precipitation within each control circuit. Velocities shall not exceed 5 feet per second. 9.1.12. All drip irrigation to be buried 2" below finished grade. 9.1.13. Water schedule to be provided at a min of 80% evapotranspiration as determined by the local ET. 9.1.14. Install all irrigation per irrigation drawings. utilize material specified or approved equal. 9.2. Contractor shall confirm the static water pressure at least five days before construction begins and to contact the landscape architect in writing if the pressure is below 80 psi. 9.3. If any discrepancies are found, then local codes shall prevail. 10. CONTRACTOR RESPONSIBILITIES 10.1. Estimated quantities are shown for general reference only. Contractor shall be responsible for all quantity estimates. 10.2. All plant material and workmanship shall be guaranteed for a period of one year beginning at the date of Acceptance by Owner. Replace all dead or unhealthy plant material immediately with same type and size at no cost to Owner. 10.3. Landscape contractor to turn in as built drawings at the end of project. Substantial completion will not be granted until 2 copies @ 1"=20' scale are turned in and approved by owner's representative. 11. In the event of a discrepancy, notify the Landscape Architect immediately. LANDSCAPE NOTES: NORTH CODE REQUIREMENTS PER CITY OF STAR CODE SITE BREAKDOWN: *REZONE FOR RUT TO R-2 22.4 ACRES 26 LOTS 22 RESIDENTIAL LOTS 4 COMMON AREA LOTS 1.08 DWELLING UNITS PER ACRE 10% TOTAL COMMON AREA (2.22 ACRES) LANDSCAPE BUFFERS ALONG STREETS: *1 TREE PER 35 LINEAR FEET *SHRUBS SHALL BE CLUSTERED · STREET NAME LENGTH (LF) TREES/SHRUBS REQUIRED TREES/SHRUBS PROVIDED · W. NEW HOPE RD 668 19 19 LANDSCAPE BUFFER ALONG ADJOINING USES: *MIX OF EVERGREEN TREES, DECIDUOUS TREES, SHRUBS, LAWN AND VEGETATIVE GROUNDCOVER *TREE SPACING SHALL ALLOW FOR TREE CANOPIES TO TOUCH AT MATURITY *WHEN PLANT MATERIAL CANNOT ADEQUATELY PROVIDE A BUFFER, A FENCE OR WALL AT 6' TALL CAN BE SUBSTITUTED FOR 1 TREE AT 35' O.C. COMMON AREAS: * 1 DECIDUOUS SHADE TREE PER 8,000 SQUARE FEET AND LAWN COMMON AREA AREA(SF) TREES REQUIRED TREES PROVIDED COMMON AREA 1 15,209 2 2 COMMON AREA 2 27,551 3 3 PATHWAY TREE REQUIREMENTS: ONE DECIDUOUS TREE PER 35 LF, SHRUBS, LAWN, AND VEGETATIVE GROUNDCOVER MINIMUM PLANT SIZES: PLANT TYPE: MINIMUM SIZE *EVERGREEN TREES: 6'-0" HT. MIN. *ORNAMENTAL TREES: 2" CALIPER MIN. *SHADE TREES: 2" CALIPER MIN. *WOODY SHRUBS: 2 GAL. MIN. ADDITIONAL INFORMATION: *CLASS I TREES ONLY ALLOWED WITHIN 10-15' LATERAL FEET UNDER OVERHEAD UTILITY LINES *ALL TREES TO BE SELECTED FROM APPROVED TREASURE VALLEY TREE SELECTION GUIDE *NO TREES WITHIN 10' OF ANY ACHD STORM STRUCTURE *NO TREES OR SHRUBS OVER 30" TO BE LOCATED WITHIN CLEAR VISION TRIANGLE *TREES SHALL BE LOCATED OUTSIDE OF ANY UNDERGROUND UTILITY EASEMENT LANDSCAPE REQUIREMENTS 0 SCALE: feet 100 200 300 1" = 100' L101 L102 TREES BOTANICAL / COMMON NAME CONT CAL QTY REMARKS Acer truncatum `Pacific Sunset` TM / Pacific Sunset Maple B&B 2" 27 30`H x 25` W, CLASS II Betula nigra `Cully` TM / Heritage Birch B&B 2" 7 MULTI-TRUNK 40’-60’ tall & wide Fraxinus americana `Autumn Purple` / Autumn Purple Ash B & B 2" 11 45-60` H x 35-50` W, CLASS II Gleditsia triacanthos inermis `Shademaster` TM / Shademaster Locust B&B 2" 40 45`H X 40` W, CLASS II Tilia cordata `Greenspire` / Greenspire Linden B&B 2" 68 40`H x 35`W, CLASS II PLANT SCHEDULE LAWN, SODDED, TALL TURF TYPE FESCUE OR APPROVED OTHER These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER WH KG 12.08.2020 20-1840 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2020\01-Projects\20-1840 New Hope Road\03-CAD\3.01-City Submittals\20-1840 L100 AR Landscape Plan.dwg BREITENBACH RIDGE SUBDIVISION STAR, ID 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2020 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 12.08.2020 L100 LANDSCAPE PLAN OVERVIEW LAWN, SEEDED, TALL TURF TYPE FESCUE OR APPROVED OTHER SHADE STRUCTURE WITH BBQ INSPIRATION: ---PAGE BREAK--- 3 4 6 3 10 9 8 5 5 4 SIDEWALK, TYP HYDRANT PER CIVIL, NO TREES WITHIN 10', TYP CLEAR VISION TRIANGLE, TYP SITE LIGHTING, TYP. EXISTING TREES TO REMAIN; PRESERVE AND PROTECT, TYP. These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER WH KG 12.08.2020 20-1840 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2020\01-Projects\20-1840 New Hope Road\03-CAD\3.01-City Submittals\20-1840 L100 AR Landscape Plan.dwg BREITENBACH RIDGE SUBDIVISION STAR, ID 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2020 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 12.08.2020 L101 LANDSCAPE PLAN TREES BOTANICAL / COMMON NAME CONT CAL QTY REMARKS Acer truncatum `Pacific Sunset` TM / Pacific Sunset Maple B&B 2" 27 30`H x 25` W, CLASS II Betula nigra `Cully` TM / Heritage Birch B&B 2" 7 MULTI-TRUNK 40’-60’ tall & wide Fraxinus americana `Autumn Purple` / Autumn Purple Ash B & B 2" 11 45-60` H x 35-50` W, CLASS II Gleditsia triacanthos inermis `Shademaster` TM / Shademaster Locust B&B 2" 40 45`H X 40` W, CLASS II Tilia cordata `Greenspire` / Greenspire Linden B&B 2" 68 40`H x 35`W, CLASS II PLANT SCHEDULE 0 SCALE: feet 30 60 90 1" = 30' NORTH LAWN, SODDED, TALL TURF TYPE FESCUE OR APPROVED OTHER LAWN, SEEDED, TALL TURF TYPE FESCUE OR APPROVED OTHER ---PAGE BREAK--- 3 2 3 1 1 2 7 2 8 1 12 11 2 1 CLEAR VISION TRIANGLE, TYP HYDRANT PER CIVIL, NO TREES WITHIN 10', TYP SITE LIGHTING, TYP. SITE LIGHTING, TYP. SIDEWALK, TYP EXISTING TREES TO BE REMOVED EXISTING TREES TO REMAIN; PRESERVE AND PROTECT, TYP. 1' IN HEIGHT LANDSCAPE BERM (TYP.) These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER WH KG 12.08.2020 20-1840 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2020\01-Projects\20-1840 New Hope Road\03-CAD\3.01-City Submittals\20-1840 L100 AR Landscape Plan.dwg BREITENBACH RIDGE SUBDIVISION STAR, ID 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2020 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 12.08.2020 L102 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH TREES BOTANICAL / COMMON NAME CONT CAL QTY REMARKS Acer truncatum `Pacific Sunset` TM / Pacific Sunset Maple B&B 2" 27 30`H x 25` W, CLASS II Betula nigra `Cully` TM / Heritage Birch B&B 2" 7 MULTI-TRUNK 40’-60’ tall & wide Fraxinus americana `Autumn Purple` / Autumn Purple Ash B & B 2" 11 45-60` H x 35-50` W, CLASS II Gleditsia triacanthos inermis `Shademaster` TM / Shademaster Locust B&B 2" 40 45`H X 40` W, CLASS II Tilia cordata `Greenspire` / Greenspire Linden B&B 2" 68 40`H x 35`W, CLASS II PLANT SCHEDULE LAWN, SODDED, TALL TURF TYPE FESCUE OR APPROVED OTHER LAWN, SEEDED, TALL TURF TYPE FESCUE OR APPROVED OTHER ---PAGE BREAK--- These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER WH KG 12.08.2020 20-1840 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2020\01-Projects\20-1840 New Hope Road\03-CAD\3.01-City Submittals\20-1840 L100 AR Landscape Plan.dwg BREITENBACH RIDGE SUBDIVISION STAR, ID 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2020 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 12.08.2020 L103 LANDSCAPE DETAILS 3:1 MAX IN FILL AREA 3:1 MAX IN CUT AREA CONCRETE SIDEWALKS ADJ LANDING-12" 3/8" = 1'-0" CONCRETE SIDEWALK PER ACHD SUPPLEMENTAL DRAWING SD-709 1.75% 0.25% 12" FLAT LANDING, 2% MAX SLOPE 12" FLAT LANDING, 2% MAX SLOPE NOTE: REFERENCE ACHD SUPPLEMENTAL DRAWING SD-709 & CIVIL DRAWINGS 0330-04 3 212" TOP TWO STRUCTURAL ROOTS: BELOW TOP OF ROOTBALL. LOWEST STRUCTURAL ROOT BELOW TOP OF ROOT BALL 612" NOTES: 1. DO NOT DAMAGE OR CUT LEADER 2. DO NOT DISTURB ROOT OR DAMAGE ROOT BALL WHEN INSTALLING TREE OR TREE STAKES. 3. TREE STAKING SHALL BE AT THE DISCRETION OF CONTRACTOR. HOWEVER ANY TREES DISTURBED FROM PLUMB DURING THE PLANT WARRANTEE PERIOD WILL BE REPAIRED OR REPLACED AT CONTRACTOR'S EXPENSE. 4. WATER PLANTS THOROUGHLY IMMEDIATELY AFTER INSTILLATION. 5. REMOVE ALL BURLAP, TWINE, ROPE, OR MATERIAL FROM THE TOP 1 3 OF THE ROOTBALL. 6. 5' DIAMETER PLANTER BED/MULCH RING AROUND THE TRUNK OF THE TREE. 3" OF MULCH MIN. DO NOT PLACE MULCH WITHIN 2" OF TRUNK OF TREE. GRAFT VISIBLE ABOVE SOIL LINE SOIL LINE OF THE TOP OF THE ROOT BALL AFTER REMOVING EXCESS SOIL. 2-3" OF MULCH BACKFILL MIX SEE NOTES AND SPECIFICATIONS. COMPACT SOIL UNDER ROOTBALL TO 90% PROCTOR. CUT AND FOLD WIRE BASKET FROM TOP OF ROOTBALL SOIL SAUCER HIGH REMOVE AT END OF PROJECT BALL & BURLAP TREE PLANTING 3/4" = 1'-0" 3293-02 1 MULCH 2" MIN. AWAY FROM TRUNK OF PLANT. LAWN OR PAVING BALL AND BURLAP PLANT (IF CONTAINER - GROWN PLANT WITH ROOTS LOOSENED AND PULLED OUT TO PREVENT PLANT FROM BECOMING ROOT BOUND) SOIL SURFACE ROUGHENED TO BIND WITH NEW SOIL FOLD BURLAP FROM TOP OF ROOT BALL DOWN INTO GROUND; SET TOP OF BALL FLUSH WITH FINISH GRADE 12" TO 18" FOR LARGER SHRUB ROOT BALLS, MAKE DEPTH MIN. 4" DEEPER THAN BALL) 3" DEEP MULCH MIN. NOTE: REMOVE ALL TAGS, TWINE OR OTHER NON BIODEGRADABLE MATERIALS ATTACHED TO PLANT OR ROOT MASS. BACKFILL SHALL BE 100% TOPSOIL. WATER SETTLE ALL PLANTINGS TO ENSURE PLANT ROOTBALL MAINTAINS 1 2" HEIGHT ABOVE EXISTING SOILS WHEN COMPLETE. SHRUB PLANTING 1" = 1'-0" 2 329333.16-01 ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 P:\203010\401 - Brietenbach Ridge Subdivision\2021-01-14 Star, Brietenbach, Rev 1 PP\2021-01-14 Star, Brietenbach, Rev 1 Ltr.docx January 14, 2021 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: Brietenbach Subdivision Preliminary Plat Application Dear Mayor: Keller Associates, Inc. has reviewed the Preliminary Plat for the Brietenbach Subdivision dated November 24, 2020. We reviewed the applicant’s package to check conformance with the City’s Subdivision Ordinance and coordinated our review with Shawn L. Nickel. We have the following comments and question based on our review. 1. Bearings and distances must be shown on preliminary plat. 2. Add rear lot easements to note 1 (easement should be 10’ minimum). 3. Update note 7 to Star Sewer and Water District from City of Star. 4. Preliminary plat is stamped, signed, and dated by a professional engineer or land surveyor licensed in the State of Idaho. 5. Provide light at intersection of W Red Clover St and N Penrose Ave. Street lighting shall be in accordance with ISPWC and the City of Star Supplementals. Cut sheet for lights and light poles shall be approved in writing by the City prior to installation. 6. Provide locations of stormwater facilities. 7. Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company. 8. Finish grades at subdivision boundaries shall match existing finish grades. Runoff shall be maintained on subdivision property unless otherwise approved. 9. 10-foot easements for pressure irrigation lines will need to be shown once the applicant determines the alignment location(s) for the facilities. Show all ditch and drainage easements. We recommend that the conditions 1 and 6 listed above be addressed prior to approval of the Preliminary Plat. Any variance or waivers to the City of Star standards, ordinances, or policies must be specifically approved in writing by the City. Approval of the above-referenced Preliminary Plat does not relieve the Registered Professional Land Surveyor or the Registered Professional Engineer of those responsibilities. If you have any questions, please do not hesitate to call Keller Associates at (208) 288-1992. Sincerely, KELLER ASSOCIATES, INC. Ryan V. Morgan, P.E. City Engineer ---PAGE BREAK--- Ada County Courthouse 200 West Front Street Boise ID 83702 [PHONE REDACTED] Fax [PHONE REDACTED] www.adacounty.id.gov Department Divisions Building Community Planning Engineering & Surveying Permitting Ada County Commissioners Diana Lachiondo, First District Patrick Malloy, Second District Kendra Kenyon, Third District ADA COUNTY Development Services Department Richard Beck Director December 22, 2020 Shawn Nickel City of Star Planning & Zoning Department 10769 W. State Street Star, ID 83669 RE: AZ-20-21 / 12250 W New Hope Road / Brietenbach Ridge Subdivision Shawn, The City of Star has requested feedback regarding a proposed annexation and preliminary plat for the Brietenbach Ridge Subdivision located at 12250 & 12300 W New Hope Road, which will consist of 22 single-family homes on 20.4 acres. Ada County supports the application due to the proximity of the site to existing urban services. Goal 2.2f of the Ada County Comprehensive Plan encourages residential development to occur at urban densities within Areas of City Impact where urban public facilities are available. The development is consistent with the Land Use Map of the Star Comprehensive Plan, as adopted by Ada County, as it designates the site as Low Density Residential, which is intended for single-family residential development at densities of two dwelling units or fewer per acre. The proposal to dedicate 10% of the site as open space and provide a ramada, picnic tables and grills is also compatible with Residential Policy 3 of the Star Comprehensive Plan which encourages neighborhood parks and open spaces to be provided within residential areas. The pedestrian pathway proposed along the irrigation ditch is compatible with Transportation Policy 9 of the Star Comprehensive Plan which encourages non- motorized pathways between residential areas to reduce vehicle trips and improve access for non-drivers, and Goal 1.2d of the Ada County Comprehensive Plan which supports the enhancement of manmade drainage ways as valuable resources for recreational pathways and potential pedestrian and bicycle transportation routes. The stub streets proposed to the east and west are supported by Goal 4.3 of the Ada County Comprehensive Plan which supports the development of local transportation systems that are well-connected both internally and to the regional transportation system, and Goal 4.3d which calls for new developments to provide stub streets that will connect to future developments on adjacent lands wherever possible. Thank you for this opportunity to provide feedback. Sincerely, Brent Moore, MCMP, AICP Community & Regional Planner Ada County Development Services ---PAGE BREAK--- January 25, 2021 City of Star P.O. Box 130 Star, ID 83669 RE: Brietenbach Ridge Subdivision File AZ-20-21 DA-20-27, PP-20-19 Dear Planners: Joint School District No. 2 (dba West Ada School District) has experienced significant and sustained growth in student enrollment during the last ten years. Many of our schools throughout the district are operating at or above capacity. Based on U.S. census data, we can predict that these homes, when completed, will house 15 # homes x 0.7 student generation rate) school aged children. Approval of the Brietenbach Ridge Subdivision will affect enrollments at the following schools in West Ada District: * Eagle High School enrollment will be reduced with the opening of the new Owyhee High School in the fall. West Ada School District supports economic growth; however, growth fosters the need for additional school capacity. In order to meet the need for additional school capacity, West Ada School District will accept the donation of land appropriate for a school site. Passage of a bond issue will be required prior to the commencement of new school construction. New residents cannot be assured of attending the neighborhood school(s) as it may be necessary to bus students to available classrooms across the district. The safety of our students is our first and foremost priority. With this in mind, we ask that you encourage the developer to provide safe walkways, bike baths and pedestrian access for our students. School capacity and transportation is addressed in Idaho Code 67-6508 - future development will continue to have an impact on the district’s capacity. Sincerely, Marci Horner Planning and Development Administrator West Ada School District Enrollment Capacity Star Elementary 578 650 Star Middle School 709 1000 Eagle High School 2083* 1800 ---PAGE BREAK--- ---PAGE BREAK---   1 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 Development Services Department Project/File: Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 This is an annexation with rezone to R-2 and a preliminary plat application to allow for the development of a 26 lot residential subdivision on 20.4-acres. Lead Agency: City of Star Site address: 12250 & 12300 W New Hope Road Staff Approval: January 12, 2021 Applicant: Investment Analytics Group, LLC 800 W Main Street, Ste. 1460 Boise, ID 83702 Representative: ULC Management, LLC Robert Unger 9662 W Arnold Road Boise, ID 83714 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 approval of an annexation with rezone from RUT (Rural Urban Transition) to R-2 (Low density Residential) and a preliminary plat application to allow for the development of a 26 lot residential subdivision consisting of 22 building lots and 4 common lots on 20.4-acres. The applicant’s proposal is consistent with the City of Star’s Future Land Use Map that designates this area as Neighborhood Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Rural Urban Transition (Ada County) RUT South Medium-low density Residential R-3 East Low density Residential R-2 West Rural Urban Transition RUT 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: • Craftsman Estates North, a mixed-use development located directly south of the site was approved by ACHD in August 2020. Vicinity Map ---PAGE BREAK--- 2 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 • Canopi Estates, a 15 single-family lot subdivision located east of the site was approved by ACHD in June 2020. • Greiner Hope Springs, a 270-lot residential development located east of the site was approved by ACHD in August 2019. • Greendale Grove, a 106-lot residential development located east of the site was approved by ACHD in April 2019. • Greendale, a 131-lot residential development located east of the site was approved by ACHD in April 2019. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.43 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): There are no roadways, bridges or intersections in the general vicinity of the project that are in the District’s Capital Improvement Plan (CIP). • Bridge Number 1462 is scheduled in the IFYWP to be replaced/widened/built in 2024. 9. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies New Hope Road as a Level 3 facility and Can Ada Road and Munger Road as Level 2 facilities that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 189 additional vehicle trips per day (18 existing); 20 additional vehicle trips per hour in the PM peak hour (2 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is (575 VPH). * Acceptable level of service for a two-lane collector is (425 VPH). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service New Hope Road 2,305-feet Minor Arterial 78 Better than Can Ada Road 280-feet Minor Arterial 108 Better than Munger Road 600-feet Collector 100 Better than ---PAGE BREAK--- 3 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 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 Can Ada Road north of SH-44 was 2,608 on 09/01/2020. • The average daily traffic count for New Hope Road east of Can Ada Road was 1,172 on 05/18/2016. • The average daily traffic count for Munger Road south of Streamview Drive was 2,234 on 11/03/2020. C. Findings for Consideration 1. Purple Sage/Beacon Light Alignment Study The Purple Sage/Beacon Light Alignment Study was a planning effort identified by COMPASS in Communities in Motion (CIM) to define an alignment to connect Purple Sage in Canyon County to Beacon Light in Ada County. This alignment study allows for right-of-way preservation and creation of a future east/west arterial, to provide circulation options to the area. The alignment also serves an important role of reliving some traffic from State Highway 44 (SH-44). The Purple Sage/Beacon Light Alignment Study was approved by the ACHD Commission on June 25, 2008. The Purple Sage/Beacon Light Alignment Study recommends right-of-way preservation for a future 3-lane arterial roadway for New Hope Road and provides an Access Management Plan, which proposes ¼ mile spacing for full movement access points and ½ mile spacing for traffic signals. 2. New Hope Road a. Existing Conditions: New Hope Road is improved with 2-travel lanes, 24-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is 70-feet of right-of-way for New Hope Road (28 to 30-feet from centerline). There is an existing shared driveway onto New Hope Road located 1,018-feet of west Munger Road and 1,542-feet east of Can Ada Road. b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. ---PAGE BREAK--- 4 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter, and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of New Hope Road is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 46-foot street section within 74-feet of right-of-way. c. Applicant Proposal: The applicant has proposed to improve New Hope Road abutting the site with vertical curb, gutter, and 5-foot wide attached concrete sidewalk within existing right-of- way. d. Staff Comments/Recommendations: The applicant’s proposal to improve New Hope Road abutting the site with curb, gutter and sidewalk exceeds District policy, which requires right-of- way dedication, pavement widening and construction of sidewalks on arterial roadways. The applicant should be required to improve New Hope Road with additional pavement widening to total 17-feet from section line plus a 3-foot wide gravel shoulder adjacent to the entire site and construct a 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the section line abutting the site. All improvements on New Hope Road should be measured from the section line consistent with improvements for New Hope Road to the east. Consistent with improvements for New Hope Road to the east, right-of-way should be measured from the section line of New Hope Road. Therefore, the applicant should be required to dedicate additional right-of-way to total 37-feet as measured from the section line on New Hope Road abutting the site. New Hope Road is listed in the CIP and therefore, right-of-way dedication is impact fee eligible for compensation. The applicant may provide a permanent right-of-way easement to 2-feet behind back of sidewalk for detached sidewalk located outside of the right-of-way. 3. Internal Streets a. Existing Conditions: There are no existing local streets within the site. 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. ---PAGE BREAK--- 5 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: ---PAGE BREAK--- 6 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. Driveway Width Policy: District policy 7207.4.3 states that where vertical curbs are required, residential driveways shall be restricted to a maximum width of 20-feet and may be constructed as curb-cut type driveways. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.4.3, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway. c. Applicant’s Proposal: The applicant is proposing to construct the internal streets as 36-foot street sections with curb, gutter, 8-foot wide parkway strip within 50-feet of right-of-way, and 5- foot wide detached concrete sidewalk within an easement. The applicant is proposing to construct an entry street, Penrose Avenue, with 2, 21-foot wide travel lanes, curb, gutter, 10-foot wide center landscape island, and 5-foot wide attached concrete sidewalk within 62-feet of right-of-way. The applicant is proposing to construct a shared 20-foot wide driveway onto Mountain Iris Street located 136-feet west of Staghaven Avenue and 136-feet east of Starhaven Avenue (centerline to centerline). d. Staff Comments/Recommendations: The applicant’s proposal does meets District policy and should be approved as proposed. For detached sidewalks, the right-of-way should extend a minimum of 2-feet behind the back of curb with the sidewalks in a permanent right-of-way easement. The applicant’s proposal to construct the entry street, Penrose Avenue, with 2, 21-foot wide travel lanes, curb, gutter, 10-foot wide center landscape island, and 5-foot wide attached concrete sidewalk within 62-feet of right-of-way meets District policy and should be approved, as proposed. The right-of-way should extend to a minimum of 2-feet behind the back of sidewalk. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. If street trees are desired, then an 8-foot wide planter strip should be provided. The center landscape island proposed to be located on Penrose Avenue should be platted as right-of-way owned by ACHD; and the applicant or homeowner’s association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. ---PAGE BREAK--- 7 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 The applicant’s proposal to construct a shared driveway onto Mountain Iris Street located 136- feet west of Staghaven Avenue and 136-feet east of Starhaven Avenue meets District policy and should be approved as proposed. The driveway should be constructed as a curb-cut type driveway. 4. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Local Street Intersection Spacing on Minor Arterials: District policy 7205.4.3 states that new local streets should not typically intersect arterials. Local streets should typically intersect collectors. If it is necessary, as determined by ACHD, for a local street to intersect an arterial, the minimum allowable offset shall be 660-feet as measured from all other existing roadways as identified in Table 1a (7205.4.6). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). c. Applicant’s Proposal: The applicant is proposing to construct a local street, Penrose Avenue, to intersect New Hope Road located 1,018-feet west of Munger Road and 1,542-feet east of Can Ada Road. The applicant is proposing to construct the internal streets with a minimum 125-foot offset from any other street. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. 5. Stub Streets a. Existing Conditions: There are no stub streets to or from the site. b. Policy: Stub Street Policy: District policy 7207.2.4.3 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to construct 2 stub streets as follows: ---PAGE BREAK--- 8 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 • A stub street to the west, Red Clover Street, located 218-feet north of New Hope Road. • A stub street to the east, Red Clover Street, located 218-feet north of New Hope Road. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. No temporary turnarounds are required as the 2 stub streets are less than 150-feet in length. The applicant should be required to install signage at the terminus of the 2 stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 6. 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. 7. 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. 8. Other Access New Hope Road is classified as a minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate additional right-of-way to total 37-feet from section line of New Hope Road abutting the site. Compensation for this right-of-way dedication will be provided. 2. Widen the pavement on New Hope Road to total 17-feet from section line plus a 3-foot wide gravel shoulder adjacent to the entire site. 3. Construct a 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the section line of New Hope Road abutting the site. 4. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for detached sidewalk located outside of the right-of-way. 5. Construct the internal streets as 36-foot wide street sections with curb, gutter, and 5-foot wide concrete sidewalk. 6. Construct the entry street, Penrose Avenue, with 2, 21-foot wide travel lanes, vertical curb, gutter, and 5-foot wide concrete sidewalk. Right-of-way should extend to a minimum 2-feet behind the back of sidewalk. 7. Provide a permanent right-of-way easement for any public sidewalks placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right-of-way line and 2-feet behind the back edge of the sidewalk. If street trees are desired, then an 8-foot wide planter strip should be provided. ---PAGE BREAK--- 9 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 8. Plat the center landscape island located on Penrose Avenue as right-of-way owned by ACHD; and the applicant or homeowner’s association should enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. 9. Construct a shared driveway curb-cut type driveway onto Mountain Iris Street located 136-feet west of Staghaven Avenue and 136-feet east of Starhaven Avenue. 10. Construct a local street, Penrose Avenue, to intersect New Hope Road located 1,018-feet west of Munger Road and 1,542-feet east of Can Ada Road. 11. Construct 2 stub streets, Red Clover Street, to the east property line and the west property line, located 218-feet north of New Hope Road. Install a sign at the terminus of both stub streets which states that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 12. Other than the access specifically approved with this application, direct lot access is prohibited to New Hope Road and should be noted on the final plat. 13. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 14. Payment of impact fees is due prior to issuance of a building permit. 15. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-[PHONE REDACTED]) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. ---PAGE BREAK--- 10 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines ---PAGE BREAK--- 11 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 VICINITY MAP ---PAGE BREAK--- 12 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 SITE PLAN ---PAGE BREAK--- 13 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 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--- 14 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 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--- 15 Brietenbach Ridge/ SPP20-0019/ AZ-20-21/ PP-20-19/ DA-20-27 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--- Jerry A. Kiser Attorney at Law 4708 W. Fairview Ave., Suite 203 P.O. Box 8389 Boise, Idaho 83707 [EMAIL REDACTED] (208) 861-4657 January 22, 2021 CITY OF STAR Attn. Shawn L. Nickel P.O. Box 130 Star, ID 83669 Re: Brietenbach Ridge Subdivision Files AZ-20-21 Annexation-Zoning; DA-20-27 Development Agreement; and, PP-20-19 Preliminary Plat Dear Mr. Nickel: I write as attorney for Farmers Union Ditch Company, Ltd., (Farmers Union) regarding the above referenced proposed development. This letter is in response to the notice of public hearing sent to Farmers Union on December 22, 2020 regarding the proposed project. Regarding the proposed development and subdivision, Farmers Union has the following comments: 1. The application and associated plans and diagrams state, "The property has surface water irrigation rights from the Farmers Union Irrigation District and a pressurized system will be installed. The existing ditch located mid development running east to west will [be] piped." Please note, the property included in the application consists of 20.4 acres but only has a water right of 10.28 miner's inches of water from the Farmers Union canal. Normal irrigation requires approximately 1 miner's inch per acre. As a result the project has about one half of the water needed to properly irrigate the land. 2. The proposed project receives its water from the Farmers Union canal out of headgate number 138. Headgate 138 delivers water to a distribution lateral ditch which carry's the water to a total of 9 different water users, two of whom are the property owners of the proposed development. The ditch which is located midway through the development is not the Farmers Union canal as identified on the plans submitted to the City but is in fact the lateral ditch just described. Farmers Union wants the City to know that under Idaho law, changes to a lateral ditch such as placing it in a buried pipe as described in the application requires the approval of a majority of the quantity of water carried in the lateral. Farmers Unions records show the total quantity of water carried in the lateral ditch which serves the proposed development is 30.954 miner's inches. ---PAGE BREAK--- 3. Farmers Union is concerned that if the project installs a pressurized irrigation system it may adversely affect the water delivery rights of other Farmers Union water users on the lateral ditch. 4. The developer/property owner plans show Farmers Union has an easement along the lateral ditch. As noted above, Farmers Union does not own or operate the lateral ditch. However, the lateral water users association does have all the same statutory rights-of-way for cleaning, maintenance and repair of its ditch granted to and held by Farmers Union and as provided by Idaho law, no improvements including but not limited to, fences, structures, roads, pipelines or other construction is to be placed in the right-of-way without the lateral waters users association's written permission. 5. Water shares in Farmers Union currently held by the property owners must be transferred to a Homeowners Association for payment of assessments and for continuity of communication. Please note Farmers Union reserves the right to submit further input prior to final approval of any subdivision or other project. If you have any questions regarding the foregoing, please feel free to contact me. ( cerely, rry A. Kiser Attorney at Law cc: Farmers Union Ditch Company, Ltd. Robert Unger, ULC Management, LLC ---PAGE BREAK--- Brietenbach Ridge Subdivision Proportionate Share Contribution (1/22/2020) 22 Units Single Family Homes ITE Code (210) Single Family AM Trip Rate = 0.74 PM Trip Rate = 0.99 A trip distribution diagram was not provided to the department. ITD must assume a worst-case scenario that all 22 residential units will head south on Can Ada Road to the SH-44 / Can Ada intersection. Per the SH-44 Corridor Plan, this intersection’s ultimate configuration is to be Restricted U-turn Crossing (RCUT). ITD estimated the design and construction of an RCUT at SH-44 / Can Ada Road as approximately $2,069,490. Proportionate share is based on the average AM and PM site trips through the intersection of SH-44 / Can Ada Road compared to average number of AM and PM trips in 2045. Site Traffic AM Peak 22 units x 0.74 = 16 trips PM Peak 22 units x 0.99 = 22 trips ---PAGE BREAK--- Total Traffic 2045 @ SH-44 / Can Ada Road Proportionate share contribution of 0.66% is $14,072. AM Site = 16 AM Total = 2,320 AM % = 0.69 PM Site = 22 PM Total = 3,356 PM % = 0.66 Proportionate Share for SH-44 / Can Ada Road RCUT Intersection Improvements Avg % = 0.68 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov January 26, 2021 Shawn Nickel City Planner P.O. Box 130 Star, Idaho 83669 VIA EMAIL Development Application AZ-20-21, DA-20-27, PP-20-19 Project Name BRIETENBACH RIDGE SUBDIVISION Project Location 12250 & 12300 West New Hope Road, north of SH-44 milepost 10.50 Project Description Annexation and zoning a development agreement, and a preliminary plat for a proposed residential subdivision of 22 residential lots and 4 common lots. Applicant Robert Unger, ULC Management The Idaho Transportation Department (ITD) reviewed the referenced annexation, zoning, development agreement, and preliminary plat applications and has the following comments: 1. This project does not abut the State Highway system. 2. ITD and the City of Star have entered into an interagency agreement to collect proportionate share from new developments to mitigate traffic impacts from incoming developments. Proportionate share for each development is calculated based off of number of trips added to State Highway system. The number of trips generated can be determined using the Institute of Transportation Engineers (ITE) Trip Generation Manual. ITD requires trip distribution information to determine where trips generated by developments access the State Highway system. 3. No trip distribution information was provided; without trip distribution information ITD must assume the worst case scenario that all trips generated will utilize the Can Ada Road/ SH-44 intersection. The proposed subdivision is adding 22 trips to Can Ada Road/SH-44 intersection in the PM Peak at buildout, and 16 trips in the AM Peak. Proportionate share is based on the average AM and PM site trips through the intersection of SH-44/ Star Road which is approximately 0.68% percent of the traffic utilizing the intersection in 2045. The construction of the cost of design, construction, and right-of-way for a future RCUT at SH-44/ Can Ada Road is estimated to cost 2,069,490 (see attached). The applicant will only be responsible for contributing their proportionate share of $14,072 ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov 4. In order to provide a more accurate and potentially lower estimate, the applicant could provide ITD specific trip distribution numbers. ITD suggests the applicant contact COMPASS to have a model run conducted to determine trip distribution. ITD would be willing to accept trip distribution numbers provided by COMPASS or a licensed civil engineer. 5. Idaho Code 40-1910 does not allow advertising within the right-of-way of any State Highway. 6. The Idaho Administrative Procedure Act (IDAPA) 39.03.60 governs advertising along the State Highway system. The applicant may contact Justin Pond, Right-of-Way Section Program Manager, at (208) 334-8832 for more information. 7. ITD objects to this development. ITD will remove the objection if the governing board requires, and the applicant agrees to, the execution of a Development Agreement with the City of Star binding the contribution of the proportionate share amount of $14,072. 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--- ORDINANCE NO. 328 (WHITENER PROPERTY REZONE) AN ORDINANCE REZONING CERTAIN REAL PROPERTY LOCATED IN THE CITY OF STAR, OWNED BY PHILIP D. WHITENER AND MARY JO PRATHER, LOCATED SPECIFICALLY AT 10206 W. STATE STREET, IN STAR, IDAHO, (ADA COUNTY PARCEL #S0408438600); REZONING THE PROPERTY FROM MIXED USE (MU-DA) WITH A DEVELOPMENT AGREEMENT TO CENTRAL BUSINESS DISTRICT (CBD-PUD-DA) WITH A PLANNED UNIT DEVELOPMENT AND DEVELOPMENT AGREEMENT; THE PROPERTY IS APPROXIMATELY 4.77 ACRES; AMENDING THE ZONING MAP OF THE CITY OF STAR TO REFLECT SUCH CHANGES; AND PROVIDING AN EFFECTIVE DATE. WHEREAS, the City of Star, Ada and Canyon Counties, Idaho (the “City”), is a municipal corporation organized and operating under the laws of the State of Idaho and is authorized and required by the Constitution and laws of the State of Idaho to adopt land use regulations and classifications; and WHEREAS, pursuant to Section 67-6524, Idaho Code, the City of Star has adopted the Unified Development Code Ordinance, the same being Ordinance No. 303, adopted on March 3, 2020 and subsequently amended; and WHEREAS, the real property described in Section 1 of this Ordinance is classified as a Mixed Use District with a Development Agreement (MU-DA) under the Unified Development Code of the City, and the owners have requested that the zoning classification be changed to Central Business District and Planned Unit Development with a Development Agreement (CBD- PUD-DA); and WHEREAS, the Mayor and Council, held a public hearing on July 28, 2020, and determined that the requested change in zoning classification should be granted. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF STAR, IDAHO, as follows: Section 1: The zoning classification for the real property, situated in the City of Star, Ada County, Idaho, described in attachment “Exhibit is hereby changed from Mixed Use with a Development Agreement (MU-DA) to Central Business District and Planned Unit Development with a Development Agreement (CBD-PUD-DA) as provided by the Unified Development Code Ordinance of the City. Section 2: The Official Land Use Zoning Map of the City is hereby amended to reflect the change set forth in Section 1 to Central Business District and Planned Unit Development (CBD- PUD-DA). Section 3: The City Clerk is hereby directed to file, within ten (10) days of passage and approval of this Ordinance, a certified copy of this Ordinance with the offices of the Auditor, Treasurer, and Assessor of Ada County, Idaho, and with the State Tax Commission, Boise, Idaho, ---PAGE BREAK--- as required by Section 50-223, Idaho Code, and to comply with the provisions of Section 63-215, Idaho Code, with regard to the preparation and filing of a map and legal description of the real property annexed by this Ordinance. Section 5: This Ordinance shall take effect and be in force from and after its passage, approval, and publication as required by law. In lieu of publication of the entire ordinance, a summary thereof in compliance with Section 50-901A, Idaho Code may be published. DATED this day of 2021. CITY OF STAR, IDAHO By: ATTEST: Trevor A. Chadwick, Mayor Meredith Hudson, Deputy City Clerk ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- WHITENER REZONE- PLANNED UNIT DEVELOPMENT DEVELOPMENT AGREEMENT This Development Agreement ("Agreement") is entered into by and between the City of Star, a municipal corporation in the State of Idaho, hereinafter referred to as "City", and Philip D. Whitener, and Mary Jo Prather, husband and wife, hereinafter referred to as "Owner” and “Developer”. WHEREAS, Owner owns a parcel of land of approximately 4.77 acres in size, currently located within the City of Star, zoned M-U and more particularly described in Exhibit A of Ordinance 328, which is attached hereto and incorporated by reference herein (the "Property"); WHEREAS, Owner has requested that the Property be rezoned in the City and developed in accordance with the applicable ordinances and regulations of the City and this Agreement; WHEREAS, the City, pursuant to Section 67-6511A, Idaho Code, and Star City Code at Title 8, Chapter 10, has the authority to enter into a development agreement for the purpose of allowing, by agreement, a specific development to proceed in a specific area and for a specific purpose or use which is appropriate in the area, but for which all allowed uses for the requested zoning may not be appropriate; WHEREAS, the City has authority to enter into development agreements to condition annexations and re-zones; WHEREAS, Owner desires to be assured that it may proceed with allowing its Property to be rezoned in accordance with this Agreement; WHEREAS, the parties agree to the zoning designations for various parcels within the Property to be annexed in accordance with this Agreement; WHEREAS, Developer filed with the City of Star, a Request to Rezone the Property and to CBD-PUD-DA, as File No. RZ-20-04/PUD-20-05, so that the City can review all of the applications affecting the use and development of the Property in an integrated manner consistent with the City's Comprehensive Plan and land use ordinances; WHEREAS, the intent of this Agreement is to protect the rights of Owner’s and Developer’s use and enjoyment of the Property while at the same time mitigating any adverse impacts of the development upon neighboring properties and the existing community and ensuring the Property is developed in a manner consistent with City Ordinances; THEREFORE, the City, Owner, and Developer, for and in consideration of the mutual covenants, duties and obligations herein set forth, hereby agree as follows: Section 1. Legal Authority. This Agreement is made pursuant to and in accordance with the provisions of Idaho Code Section 67-6511A and Star City Code, Title 8, Chapter 1. ---PAGE BREAK--- Section 2. Development/Uses/Standards. 2.1 Development Acreage and Number of Residential Dwelling Units Permitted. As part of the Planned Unit Development Site Plan shown as Exhibit B, Owner is allowed to develop 4.77 acres as follows: • Zoning Classification: The zoning classification shall be a CBD-PUD-DA. • A maximum of 20 residential dwelling units is approved under this Agreement. • The Developer shall comply with all city ordinances relating to the Whitener property and Planned Unit Development, except as otherwise provided herein. 2.2 Site Design. The conceptual plan, as set forth in Exhibit B, is hereby approved. The development shall include a total of two amenities within the residential portion of the project. The future preliminary plat shall include a substantial open space buffer of at least 12,700 square feet. 2.3 Residential Uses. The development is hereby approved for up to 20 single-family attached or detached units. 2.4 Public Collector Roadway. The Developer shall construct a public east-west collector roadway built to ACHD standards. The roadway meets the intent of the City of Star adopted ECAMP transportation corridor map. 2.5 Development Ratio. The development shall be allowed to construct no more than 50% of the residential portion of the project until the two commercial buildings are constructed along W. State Street as indicated on the conceptual plan. 2.6 Setbacks and Dimensional Standards. The development shall comply with the following approved setbacks and dimensional standards: • Commercial Uses – Current CBD Zoning Standards • Minimum Residential Lot Frontage: 30 feet • Front Setbacks (Measured from the back of sidewalk or property line): 20 feet for garage; 10’ Living Area • Rear Setbacks: 20 feet or 5’ maximum for alley loaded garages; • Interior Setbacks: 0’ feet (for zero-lot lines) or 3’ per story for detached • Local Street Side Setbacks: 20 feet • Maximum Building Height: 35 feet 2.8 Proportionate Share Agreement for ITD Improvements. Developer has agreed to participate in the costs of construction or improvements to the portions of the State Highway System within the City of Star and/or City of Star Area of City Impact. The Developer will pay the traffic mitigation fee determined by the Idaho Transportation Department as uses are proposed and development applications are reviewed. The City will allocate the funds to roadway improvements in the vicinity of the project. The Developer shall pay this amount (unless otherwise revised by ITD) directly to the City of Star. The City will maintain this contribution in a specific Development Contributions account, to be distributed to ITD when ---PAGE BREAK--- requested for use with a specific Idaho Transportation Improvement Plan (ITIP) project within the City of Star Area of City Impact or City Limits in accordance with the terms of the Intergovernmental Agreement between the Idaho Transportation Department and the City of Star dated April 22, 2020. 2.9 Participation in Seneca Springs Traffic Signal. The owner shall participate in the cost of the future traffic signal located at the intersection of W. State Street and N. Seneca Springs Way. The owners share for this development shall not exceed $25,000.00. Payment shall be made to the City prior to occupancy of the first building on the property. The owner may request phasing of the payment to coincide with the development phases of the development. 2.10 Changes and Modifications. No change in the use or restrictions specified in this Agreement shall be allowed or changed without modification of this Agreement pursuant to the requirements of the Star City Ordinances. In the event Owner changes or expands the uses permitted by this Agreement or fails to comply with the restrictions without formal modification of this Agreement as allowed by the Star City Ordinances, Owner shall be in default of this Agreement. 2.11 Final Design Review. The developer shall receive design review and/or preliminary plat approval from the City for each phase of the Development Plan. 2.12 Commencement of Construction and/or Subdivision. The Developer shall commence construction of the Commercial and/or Residential development and Subdivision of the property within 5 years of the effective date of this Agreement. In the event the Developer fails to commence construction within the time periods herein stated, the Developer shall be in default of this Agreement. Section 3. Conditions, Bonding for Completion. All of the conditions set forth herein shall be complied with or shall be bonded for completion before an Occupancy permit will be granted. Failure to comply with the Star City Ordinances or the terms of this Agreement shall result in a default of this Agreement. Owner or Developer may be allowed to bond for certain conditions at one hundred and fifty percent (150%) of the estimated cost of completion pursuant to Star City Ordinances. Section 4. Default. The failure of Owner, its heirs or assigns or subsequent owners of the Property or any other person acquiring an interest in the Property, to faithfully comply with any of the terms and conditions of this Agreement shall be deemed a default herein. This Agreement may be modified or terminated by the. Star City Council as set forth in the Star City Ordinances. In the event this Agreement is modified, Owner shall comply with the amended terms. Failure to comply with the amended terms shall result in default. In the event the City Council, after compliance with the requirements of the Star City Ordinances, determines that this Agreement shall be terminated, the zoning of the Property or portion thereof that has not been developed in accordance with this Agreement shall revert its prior zoning designation. All uses of such property, which are not consistent with the prior zoning designation, shall cease. A waiver by the City of Star for any default by Owner of any one or more of the covenants or conditions hereof shall apply solely to the breach and breaches waived and shall not bar any other rights or remedies of the City or apply to any subsequent breach of any such or other covenants and ---PAGE BREAK--- conditions. Owner, by entering into this Agreement, do hereby consent to a reversion of the subject property to its prior zoning designation in the event there is a default in the terms and/or conditions of this Agreement. Section 5. Unenforceable Provisions. If any term, provision, commitment or restriction of this Agreement or the application thereof to any party or circumstances shall, to any extent, be held invalid or unenforceable, the remainder of the instrument shall remain in full force and effect. Section 6. Assignment and Transfer. After its execution, this Agreement shall be recorded in the office of the County Recorder at the expense of the Applicant. Each commitment and restriction on the development subject to this Agreement, shall be a burden on the Property, shall be appurtenant to and for the benefit of the Property and shall run with the land. This Agreement shall be binding on the City and Owner, and their respective heirs, administrators, executors, agents, legal representatives, successors and assigns: provided, however, that if all or any portion of the Property is divided, each owner of a legal lot shall only be responsible for duties and obligations associated with an owner's parcel and shall not be responsible for duties and obligations or defaults as to other parcels of lots within the Property. The new owner of the Property or any portion thereof (including, without limitation, any owner who acquires its interest by foreclosure, trustee's sale or otherwise) shall be liable for all commitments and other obligations arising under this Agreement with respect only to such owner's lot or parcel. Section 7. General Matters. 7.1 Amendments. Any alteration or change to this Agreement shall be made only after complying with the notice and hearing provisions of Idaho Code Section 67- 6509, as required by Star City Code. 7.2 Paragraph Headings. This Agreement shall be construed according to its fair meaning and as if prepared by both parties hereto. Titles and captions are for convenience only and shall not constitute a portion of this Agreement. As used in this Agreement, masculine, feminine or neuter gender and the singular or plural number shall each be deemed to include the others wherever and whenever the context so dictates. 7.3 Choice of Law. This Agreement shall be construed in accordance with the laws of the State of Idaho in effect at the time of the execution of this Agreement. Any action brought in connection with this Agreement shall be brought in a court of competent jurisdiction located in Ada County, Idaho. 7.4 Notices. Any notice which a party may desire to give to another party must be in writing and may be given by personal delivery, by mailing the same by registered or certified mail, return receipt requested postage prepaid, or by Federal Express or other reputable overnight delivery service, to the party to whom the notice is directed at the address of such party set forth below. ---PAGE BREAK--- Star: City of Star Attn: City Clerk P.O. Box 130 Star, ID 83669 Owner/Developer: Philip D. Whitener Mary Jo Prather 198 Rooster Drive Eagle, Idaho 83616 7.5 Effective Date. This Agreement shall be effective after delivery to each of the parties hereto of a fully executed copy of this Agreement. 7.6 Attorney Fees. Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney fees as determined by a court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. [end of text; signatures and exhibits follow] ---PAGE BREAK--- IN WITNESS WHEREOF, the parties have hereunto caused this Agreement to be executed on the day and year set forth below. Dated this day 2021. CITY OF STAR By: Trevor A. Chadwick, Mayor ATTEST: Cathy Ward, City Clerk STATE OF IDAHO ) ) ss. County of Ada ) On this day of 2021, before me the undersigned, a Notary Public in and for said state, personally appeared Trevor A. Chadwick and Cathy Ward, known to me to be the Mayor and City Clerk, respectively, of the City of Star who subscribed their names to the foregoing instrument, and acknowledged to me that they executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and seal, the day and year in this certificate first above written. Notary Public for Idaho Residing at: My Commission Expires: ---PAGE BREAK--- OWNERS: Philip D. Whitener Mary Jo Prather STATE OF IDAHO ) ) ss. County of Ada ) On this day of 2021, before me the undersigned, a Notary Public in and for said state, personally appeared Philip D. Whitener and Mary Jo Prather, husband and wife, known or identified to me to be the persons who subscribed their names to the foregoing instrument, and acknowledged to me that they executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and seal, the day and year in this certificate first above written. Notary Public for Idaho Residing at: My Commission Expires: ---PAGE BREAK--- 26.6' 329.55' 324.73' 325.75' 261.94' 297.73' 50.0' 36.0' 10.0' 10.0' LS STATE HIGHWAY 44 62.5' LS 10.0' 10.0' N. ASPEN LAKES WAY FIRST STREET 36.0' 50.0' 20.0' 20.0' RETAIL BUILDING 3,466.0 SF. RETAIL BUILDING 3,466.0 SF. RETAIL BUILDING 7,616.0 SF. RETAIL BUILDING 7,616.0 SF. 94.0' 72.0' 72.0' 106.0' 106.0' 67.5' 50.0' 67.5' 50.0' OPEN SPACE (12,700 SF.) 20.0' 8 8 12 12 8 8 20.0' 10.0' LS LS LS LS LS LS LS LS 160.5' 26.6' 25.0' 101.7' ROCKBRIDGE SUBDIVISION OWNER: J. BRUNEEL OWNER: M. WEST 266.2' RETAIL BUILDING 3,500.0 SF. RETAIL BUILDING 3,500.0 SF. PRIVATE STREET PRIVATE STREET ALLEY 6 8 8 6 70.0' 50.0' 70.0' 50.0' LS LS LS LS LS LS LS LS 25.0' 25.0' SINGLE FAMILY ATTACHED 2-CAR GARAGES 20 LOTS MEW FRONT DOOR ACCESS W/ AMENITIES NORTH SCALE: 1" = 30'-0" CONCEPTUAL SITE PLAN 0 30 60 90 30 South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave [EMAIL REDACTED] Boise, ID. 83705 www.slaboise.com [PHONE REDACTED] Office Preliminary Development Statistics: Address: 10206 W STATE ST STAR , ID 83669 Subdivision: 4N 1W 08 Township/Range/Section: 4N1W08 Parcel: S0408438600 Existing Zoning: MU Proposed Zoning: CBD Total Acres: 4.76 Property Description: E19.51 RODS OF W39.02 RODS OF S41 RODS OF S2SE4 SEC 8 4N 1W #433500-R #99034445 #97064731 AREAS: RIGHT OF WAY ACHD 28,556.10 SF. (.66 AC) ITD 8,609.04 SF. (.20 AC) RETAIL: TOTAL AREA: 102,795.18 SF. (2.36 AC) 60.36% BUILDING AREA: BUILDING #1 7,500 SF. BUILDING #2 3,466 SF. BUILDING #3 7,500 SF BUILDING #4 3,466 SF. BUILDING #5 3,500 SF. BUILDING #6 3,500 SF. TOTAL 28,932 SF. (21.47%) PARKING REQUIRED: 116 SPACES AT 1 PER 250SF. PARKING PROPOSED: 84 SPACES 4 ADA SPACES 88 TOTAL TOWNHOMES TOTAL AREA: 67,353.89 SF. (1.55 AC) 39.64% TOTAL UNITS: 20 TOTAL DENSITY 12.58 DU/A OPEN SPACE: 19,206.63 SF. (28.52%) Owner: Philip Whitener 198 Rooster Dr, Eagle, ID 83616 Planner: Jay Gibbons, PLA, ASLA South Beck & Baird 2002 S, Vista Ave. Boise, ID 83705 (208) 342-2999 EXHIBIT B