Document Star_doc_5cbdde3f71

STAR CITY COUNCIL REGULAR MEETING AGENDA City Hall - 10769 W State Street, Star, Idaho Tuesday, April 6, 2021 7:00 PM Any person needing special accommodation to participate in the above noticed meeting should contact the City Clerk’s Office at [PHONE REDACTED], at least 24 hours in advance of the meeting date. 1. CALL TO ORDER – Welcome/Pledge of Allegiance 2. INVOCATION – Jason Carr, Interfaith Group 3. ROLL CALL 4. PRESENTATIONS 5. CONSENT AGENDA (ACTION ITEM) *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. Approval Meeting Minutes of March 2, 2021 & March 16, 2021 B. Approval Claims Provided C. Approval Findings of Fact & Conclusions of Law i. Paint Point Subdivision (RZ-20-11/DA-20-26/PP-20-16/PR-20-06) D. Final Plats : i. Craftsman Estates Subdivision No. 5 (FP-21-03) ii. Rosti Farms Subdivision No. 3 & 4 (FP-21-04/FP-21-07) iii. Sunfield Estates Subdivision (FP-21-02) 6. PUBLIC HEARING A. Wildrye Subdivision Preliminary Plat & Development Agreement Modification (PP-21-02/DA-21-01-MOD)– Tabled from March 16, 2021. i. Approval of Preliminary Plat PP-21-02 (ACTION ITEM) ii. Approval of Development Agreement DA-21-01-MOD (ACTION ITEM) 7. DISCUSSION / ACTION ITEMS: A. Approval to change pay cycle by Resolution from to B. Approval of Services Agreement: i. Dennis Holte, DBA: DMH Enterprises C. Approval of Ordinances Agreements i. Ordinance 330 – 1133 S. Main Street Rezone/Development Agreement ii. Ordinance 331 – Canvasback Subdivision Annexation/Development Agreement 8. REPORTS A. Elected Official Reports B. Staff Reports 9. ADJOURNMENT 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. Information on how to participate in a public hearing remotely will be posted to staridaho.org under the meeting information. The public is always welcomed to submit comments in writing. PUBLIC NOTICE: THIS MEETING IS RECORDED AND PLACED IN AN ONLINE FORMAT. PERSONS MAY EITHER VIEW OR LISTEN TO VIDEO / AUDIO OF THIS MEETING UNTIL SUCH TIME THE RECORDING IS DESTROYED UNDER THE CITY’S RECORD RETENTION POLICY. ---PAGE BREAK--- STAR CITY COUNCIL MEETING JANUARY 19, 2021 1 STAR CITY COUNCIL MEETING MINUTES March 16, 2021 1. CALL TO ORDER: The regular meeting of the Star City Council was held on Tuesday, March 1, 2021 at Star City Hall, 10769 W. State Street in Star, Idaho. Mayor Trevor Chadwick called the meeting to order at 19:00 pm and all stood for the Pledge of Allegiance. 2. INVOCATION: Conner Southertop, Eagle Christian Church 3. ROLL CALL: Council Present: David Hershey, Michael Keyes, Jennifer Salmonsen, Kevin Nielsen. Council Absent: None 4. APPROVAL OF THE AGENDA: Mayor Chadwick removed Item 9C, Paint Point Subdivision Reconsideration from the agenda based on guidance from the City Attorney, public hearing findings must be published before a request for reconsideration can be filed. Mr. Keyes moved to approve the agenda with removing item 9C. Mr. Hershey seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. 5. CONSENT AGENDA: Ms. Salmonsen asked that the Regular Meeting Minutes of February 16, 2021 be added to the Consent Agenda since they were in the packet published prior to the meeting. Mr. Keyes moved to approve the consent agenda. Ms. Salmonsen seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. 6. PUBLIC INPUT: No members of the public signed up to address the Council. 7. COMMITTEE REPORTS: - Activities Committee – Dana Partridge 11330 W. 2nd Street, Star ID. Dana introduced appointees to Committee, discussed meetings and activities including Hometown Celebration/4th of July weekend. Police Chief Vogt spoke about traffic control during the event. Transportation & Pathways Committee - John Tensen 538 S. Selwood Lane, Star ID. John discussed ACHD Five Year Work Plan, review of ECAMP map with ACHD staff, discussion on possible COMPASS grants, pathway agreement discussions with Middleton Mill Irrigation District, Workshop next week for Master Pathway Plan. Parks, Arts & Beautification Committee – Matt Vraspir. Matt discussed Star Senior Center mural, utility box wrapping grants, HOA coordination on life preserver rings, clean-up around town and Eagle Scout projects. 8. PRESENTATIONS: Matt Vraspir with the Parks, Arts & Beautification Committee presented their 1st Quarter Service Award to Jean Wolford recognizing her work during the pandemic. ---PAGE BREAK--- STAR CITY COUNCIL MEETING JANUARY 19, 2021 2 9. OLD/NEW BUSINESS: A - Banking Authorization Discussion Mayor Chadwick introduced the discussion on Banking Authorization and read into the minutes the following: Check signers for the City of Star: • Mayor Trevor A. Chadwick • Council President David Hershey (in the absence of the Mayor) Business Transactions with ICCU, First Interstate, Zions Bank and the Government Investment Pool to include: Depositing, withdrawing, investing, opening, closing and/or reinvesting by direct deposit or wire fund transfers in person or as per telephone instruction: • Mayor Trevor A. Chadwick • Council President David Hershey • City Clerk/Treasurer Jacob Qualls • Deputy City Clerk Meredith Hudson • Deputy City Treasurer/Assistant Planner Ryan B. Field Authorized to have City Debit Cards: • Mayor Trevor A. Chadwick ($5,000.00 Limit per Card) (ICCU and First Interstate Bank) • City Clerk/Treasurer Jacob Qualls ($5,000.00 Limit Per Card, ICCU and First Interstate Bank) • Building/Parks Superintendent Bob Little ($1,500.00 Limit Per Card, ICCU and First Interstate) Councilmember Nielson questioned limits for Building/Park Supervisor. Councilmembers Keyes and Hershey asked about limits for Mayor and Building/Park Supervisor. Discussion was had on the limits for the credit cards among the Council. Mr. Keyes motioned for approve the banking authorization and credit card limits. Mr. Hershey seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. B . Public Hearing: Wildrye Subdivision Preliminary Plat & Development Agreement Modification (PP-21-02/DA-21-01-MOD) – Keyes motioned to table application to April 6, 2021, Hershey seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion Carried. C. Reconsideration: Paint Point Subdivision (RZ-20-11/DA-20-26/PP-20-16/PR-20-06) – Removed from agenda at the start of the meeting by Mayor Chadwick. D. Ordinance No. 326 Sunfield Estates Subdivision Annexation Mr. Keyes motioned to waive the 3 readings requirement; Mr. Hershey seconded the motion. Vote: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion Carried. Mr. Nielsen made a motion to approve and read the ordinance title. Mr. Hershey seconded the motion. Roll Call Vote: Approved. Ayes Hershey, Keyes, Salmonsen, Nielsen. Motion Carried. ---PAGE BREAK--- STAR CITY COUNCIL MEETING JANUARY 19, 2021 3 10. REPORTS: Chief Vogt – Discussed new Mutual Assistance Compact, prosecutions, police services, insurance/liability, Canyon/Ada County relationships Shawn Nickel and Chris Yorgason had no updates. Ms. Salmonsen – discussed Air Quality Board Review, Arts/Parks. Mr. Nielsen – Added that he has appreciated the collaboration he has seen between the different agencies and the citizens. Mr. Hershey – discussed Fire District new engines are on their way. Mayor Chadwick – The City is busy, Pavilion and Blake Park will be bid soon, new City Clerk is coming, Hunters Creek Park hopefully done this week, West Valley LL starting up, Soccer/Football starting up, Fish & Game stocked 5,000 trout in Heron River ponds, boat ramp being put in, Heron River ponds will be deeded this year. Mayor Chadwick stated that it was 2012 when the last Park Impact Fees were last updated. Chris Yorgason, City Attorney, stated that the fees should be reviewed annually, including the CIP, and should be updated every several years. 11. EXECUTIVE SESSION UNDER IDAHO CODE Section 74-206(1)(f) Pending Legal Mr. Keyes motioned that the Council move to Executive Session. Mr. Hershey seconded the motion. Roll Call Vote: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion Carried. Council went into executive session at 7:52 pm. Council came out of Executive Session at 8:18 pm 12. ADJOURNMENT Action Item Mayor adjourned the meeting at 20:19. Respectfully submitted: Approved: Shawn Nickel, Planning Director/Zoning Administrator Trevor A Chadwick, Mayor ---PAGE BREAK--- Type Date Num Item Description Split Open Balance A & B Lock & Key Bill 03/29/2021 -SPLIT- 451.99 Total A & B Lock & Key 451.99 Ada County Highway District Bill 04/01/2021 431.10 · Ada Co. 329,568.00 Total Ada County Highway District 329,568.00 Ada County Prosecutors Office Bill 04/01/2021 420.30 · Prosecuti... 2,500.00 Total Ada County Prosecutors Office 2,500.00 Ada County Sheriff's Office Bill 03/23/2021 INV 440 · Law Enforce... 97,450.00 Total Ada County Sheriff's Office 97,450.00 Alyson Likes. Bill 03/23/2021 435.30 · Instructors 127.00 Total Alyson Likes. 127.00 Batteries & Bulbs Bill 03/31/2021 438.17 · Electrical... 353.09 Total Batteries & Bulbs 353.09 Blue Cross of Idaho Bill 03/31/2021 -SPLIT- 24,943.06 Total Blue Cross of Idaho 24,943.06 BuyWyz Bill 03/23/2021 -SPLIT- 288.50 Total BuyWyz 288.50 Century Link Bill 03/29/2021 430.10 · Telephone 1.03 Total Century Link 1.03 Christopher Yorgason Bill 04/01/2021 -SPLIT- 3,320.00 Total Christopher Yorgason 3,320.00 CINTAS Bill 03/29/2021 -SPLIT- 258.72 Total CINTAS 258.72 Dana Partridge Bill 03/23/2021 426.10 · Public Inf... 3,125.50 Total Dana Partridge 3,125.50 DMH, Enterprises Bill 04/01/2021 432.20 · Plumbing... 14,231.52 Total DMH, Enterprises 14,231.52 4:00 PM City of Star 04/02/21 Unpaid Bills Detail As of April 2, 2021 Page 1 ---PAGE BREAK--- Type Date Num Item Description Split Open Balance Dude Solutions Bill 03/23/2021 -SPLIT- 14,569.80 Total Dude Solutions 14,569.80 ECI Contractors Bill 04/01/2021 432.30 · Electrical... 12,953.92 Total ECI Contractors 12,953.92 Express Employment Professionals Bill 03/29/2021 -SPLIT- 3,828.38 Total Express Employment Professionals 3,828.38 FatBeam, LLC Bill 03/31/2021 INV 430.70 · Fiber 1,640.50 Total FatBeam, LLC 1,640.50 Gameface Athletics Bill 03/23/2021 OR 31... -SPLIT- 4,851.95 Bill 03/30/2021 INV -SPLIT- 2,102.75 Total Gameface Athletics 6,954.70 Gem State Paper & Supply Bill 03/29/2021 -SPLIT- 119.67 Total Gem State Paper & Supply 119.67 Idaho Central Credit Union. Bill 04/01/2021 -SPLIT- 1,342.78 Total Idaho Central Credit Union. 1,342.78 Idaho Correctional Industries Bill 03/29/2021 -SPLIT- 154.14 Total Idaho Correctional Industries 154.14 Idaho Gopher Control Bill 03/29/2021 438.51 · Vandalis... 300.00 Total Idaho Gopher Control 300.00 Idaho Power - IDACORP Bill 03/29/2021 -SPLIT- 2,304.62 Total Idaho Power - IDACORP 2,304.62 Idaho Statesman Bill 04/01/2021 INV 422.40 · Advertisi... 368.16 Total Idaho Statesman 368.16 Integrity Inspection Solutions, Inc Bill 03/23/2021 438.41 · Hand To... 600.00 Total Integrity Inspection Solutions, Inc 600.00 Intermountain Gas Company Bill 03/30/2021 -SPLIT- 520.80 Total Intermountain Gas Company 520.80 4:00 PM City of Star 04/02/21 Unpaid Bills Detail As of April 2, 2021 Page 2 ---PAGE BREAK--- Type Date Num Item Description Split Open Balance JAG Tool & Equipment Rental Bill 03/29/2021 438.43 · Rental 377.96 Total JAG Tool & Equipment Rental 377.96 James D. Turner Bill 03/23/2021 435.30 · Instructors 373.50 Total James D. Turner 373.50 Keller Associates Bill 03/29/2021 -SPLIT- 38,503.75 Total Keller Associates 38,503.75 Krista Hamel Bill 03/23/2021 -SPLIT- 259.30 Total Krista Hamel 259.30 Larry Bearg Bill 03/23/2021 435.30 · Instructors 171.50 Total Larry Bearg 171.50 Mastercard Bill 04/01/2021 -SPLIT- 554.00 Total Mastercard 554.00 Meridian Trophy Bill 03/23/2021 INV 429.20 · Beautific... 55.95 Total Meridian Trophy 55.95 Niki Dean Bill 03/23/2021 435.30 · Instructors 286.65 Total Niki Dean 286.65 Pioneer Ditch Company Bill 03/29/2021 -SPLIT- 251.16 Total Pioneer Ditch Company 251.16 RIMI Inc. Bill 04/01/2021 432.40 · Mechani... 14,357.92 Total RIMI Inc. 14,357.92 SBI Contracting Bill 03/29/2021 438.51 · Vandalis... 6,445.00 Total SBI Contracting 6,445.00 Senske Lawn and Tree Bill 03/23/2021 441.10 · Other 90.00 Total Senske Lawn and Tree 90.00 Sherwin Williams Bill 03/29/2021 -SPLIT- 852.15 Total Sherwin Williams 852.15 4:00 PM City of Star 04/02/21 Unpaid Bills Detail As of April 2, 2021 Page 3 ---PAGE BREAK--- Type Date Num Item Description Split Open Balance Silver Creek Bill 03/31/2021 -SPLIT- 202.39 Total Silver Creek 202.39 Sparklight Credit 02/04/2021 STMT 430.10 · Telephone -41.00 Bill 03/31/2021 -SPLIT- 324.24 Total Sparklight 283.24 Star Chamber of Commerce Bill 03/30/2021 -SPLIT- 200.00 Total Star Chamber of Commerce 200.00 Star Fire Department Bill 04/01/2021 431.20 · Star Fire 127,013.00 Total Star Fire Department 127,013.00 Star Merc Bill 03/29/2021 -SPLIT- 230.85 Total Star Merc 230.85 Star Storage Bill 03/29/2021 434.55 · Rentals 80.00 Total Star Storage 80.00 Star Vet Clinic Bill 04/01/2021 -SPLIT- 2,800.00 Total Star Vet Clinic 2,800.00 State of Idaho Federal Surplus Bill 03/29/2021 438.41 · Hand To... 250.00 Total State of Idaho Federal Surplus 250.00 Tates Rents Bill 03/29/2021 -SPLIT- 1,029.62 Total Tates Rents 1,029.62 Tiffany Knox Bill 03/23/2021 -SPLIT- 47.50 Total Tiffany Knox 47.50 Treasure Valley Coffee Bill 03/29/2021 -SPLIT- 330.12 Total Treasure Valley Coffee 330.12 United Heritage Bill 03/23/2021 -SPLIT- 137.18 Total United Heritage 137.18 Vanguard Cleaning Bill 03/29/2021 -SPLIT- 770.00 Total Vanguard Cleaning 770.00 4:00 PM City of Star 04/02/21 Unpaid Bills Detail As of April 2, 2021 Page 4 ---PAGE BREAK--- Type Date Num Item Description Split Open Balance Verizon Bill 03/23/2021 430.10 · Telephone 511.31 Total Verizon 511.31 Whitman & Assoc. Inc. Bill 03/23/2021 432.10 · Building 60,091.86 Total Whitman & Assoc. Inc. 60,091.86 Xerox Bill 03/23/2021 INV 425.60 · Xerox 64.47 Total Xerox 64.47 TOTAL 778,896.26 4:00 PM City of Star 04/02/21 Unpaid Bills Detail As of April 2, 2021 Page 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--- File # FP-21-03 Page 1 Craftsman Estates Subdivision Final Plat – Phase 5 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field, Assistant City Planner MEETING DATE: April 6, 2021 FILE(S) FP-21-03 Final Plat, Craftsman Estates Subdivision Phase 5 REQUEST Applicant requests approval of the Craftsman Subdivision Final Plat, Phase 5. The Craftsman Subdivision is generally located south of New Hope Road, west of Munger Road and east of Can Ada Road in Star, Idaho. Ada County Parcel #S03406233820. APPLICANT/OWNER/REPRESENTATIVE REPRESENTATIVE OWNER/APPLICANT Donna Wilson Pristine Development KM Engineering, LLP 10090 Floating Feather Road 9233 W. State Street Star, Idaho 83669 Boise, Idaho 83714 PROPERTY INFORMATION Land Use Designation - Residential (R-3) Acres - 15.42 Residential Lots - 23 Common Lots - 2 Commercial - N/A HISTORY October 18, 2005 Applicant submitted properties (Wolfkiel & Taylor) for annexation and zoning. Council approved the annexation and assigned a zoning designation of Residential January 3, 2006 Council approved the Preliminary Plat for the new Orion Subdivision. (Property changed hands from Sandy Sanderson to the Corinthian Group.) ---PAGE BREAK--- File # FP-21-03 Page 2 Craftsman Estates Subdivision Final Plat – Phase 5 March 20, 2007 Applicant requested a waiver of setbacks; Council denied the request. (The property changed hands from Corinthian Group to Waterman to Pristine Development.) April 19, 2016 Applicant applied for a Preliminary Plat consisting of 126.14 acres and a waiver of 500-foot block The plat included 273 total lots with 261 residential lots and 12 common lots. Council continued the public hearing to May 3, 2016. May 3, 2016 The Applicant removed the 14 residential lots touching New Hope Road. Council approved the Preliminary Plat with sixteen conditions of approval. November 15, 2016 Council approved Phase 1, Final Plat of the Craftsman Estates Subdivision. (59 residential lots) April 18, 2017 Council approved Phase II, Final Plat of the Craftsman Estates Subdivision. (61 residential lots) May 22, 2018 Council approved Phase III, Final Plat of Craftsman Estates Subdivision (70 residential lots) September 17, 2019 Council approved Phase IV, Final Plat of Craftsman Estates Subdivision (48 residential lots) GENERAL DISCUSSION The Final Plat layout for Phase 5 generally complies with the approved Preliminary Plat. Staff Reviewed Comments from the Preliminary Plat Approval/Findings of Fact: Lot sizes as listed on the final plat for phase 5 range in size from the smallest at 10,262 square feet to the largest at 17,349 square feet. The average lot size is 12,016 square feet. This subdivision is located in FEMA Zone X; outside the 500-year floodplain. No special permits are required. No special setbacks were requested with this subdivision. Setbacks are as follows: Setbacks for Residential (R3): Street Frontage: 35’ Front: 15’ Living Space / 20’ Garage Rear: 15’ Interior: 5’ per story Streets: Arterial – Collector 20’ Entry Way 40’ Building Height: 35’ ---PAGE BREAK--- File # FP-21-03 Page 3 Craftsman Estates Subdivision Final Plat – Phase 5 Staff analysis of Final Plat Submittal: Staff is concerned that the portion of property located on the south east corner of N. Can Ada Road and W. New Hope Road (Lot 1, Block 2 of the preliminary plat for Craftsman Estates North Subdivision) is not part of the final plat application. This section of ground is under the same parcel number as the land shown on the final plat (S0406233820). If this entire parcel is eligible for a one time split and that is the applicant’s desire, Staff will place a condition requiring that split to be completed prior to recording the final plat for Craftsman Estates Subdivision Phase 5. If splitting that piece of property off from the parcel is not the eligible under the Unified Development Code allowances, then it needs to be platted with the final plat and reflected in the number of home sites and overall density. Staff will place conditions reflecting both scenarios. Lot Layout – The gross density of Phase 5 is 1.49 du/ac. Number of lots and sizes have not changed from the preliminary plat. Landscaping - As required by the Unified Development Code, Chapter 4, Section B-7-C-3 Street Trees; the minimum density of one tree per thirty-five (35) linear feet is required. The landscaping plan as submitted contains the required number of trees along New Hope road, Munger Road and Cobalt Lake Way. The applicant shall use “Tree Selection Guide for Streets and Landscapes throughout Idaho”, as adopted by the Unified Development Code. Irrigation - The Middleton Mill, Middleton Irrigation and Foothill Ditch Company have approved the use of irrigation water from the Foothill Ditch for irrigation to Phase 1. Subsequent Phases are being served by a pressurized irrigation system, which phase 5 will also tie into. Mailbox Cluster – Star Postmaster, Mel Norton has approved a mailbox cluster for this phase to be located across from Lot 8 of Block 13 on the north side of W. Cobalt Lake Way facing south. His letter of approval was included in the application materials. Streetlights – Streetlight plan has been submitted and meets current UDC requirements. Applicant has stated that light fixture style will comply with current City code. Staff requests that lights in phase 5 match the style of lights in the previous 4 phases of the development so they are of the same style throughout the entire subdivision. Street Names – Ada County made some minor modifications to the street names in this phase of Craftsman Estates from the preliminary plat. Cobalt Lake Way was changed to W. Cobalt Lake Drive and Cobalt Lake Court was changed to W. Cobalt Lake Court. These changes are reflected on the final plat. Amenities – Applicant is proposing to install a pergola with 2 benches and 2 sets of horseshoe pits in the common area that is on the north of the property. Also proposed is a path that will connect this phase to the walking path on the south of the development along the canal. ---PAGE BREAK--- File # FP-21-03 Page 4 Craftsman Estates Subdivision Final Plat – Phase 5 PUBLIC NOTIFICATIONS Notification of this application was sent to agencies having jurisdiction on February 24, 2021. The following agencies responded: February 19, 2021 Keller Associates Checklist Review March 5, 2021 DEQ Standard Reply FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve this Final Plat, the Unified Development Code requires that Council must find the following: A. The Plat is in conformance with the Comprehensive Plan. Staff finds that this subdivision upon Preliminary Plat approval was in conformance with the Comprehensive Plan; no changes have been made to change this status. As conditioned, the Final Plat is consistent with the approved Preliminary Plat. B. Public services are available or can be made available and are adequate to accommodate the proposed development. Staff finds that all public services are available and able to accommodate this development. C. There is public financial capability of supporting services for the proposed development. Staff knows of no financial hardship that would prevent services from being provided. D. The development will not be detrimental to the public health, safety or general welfare; and, Staff finds no facts to support that this subdivision phase will be detrimental to the public health, safety or general welfare. E. The development preserves significant natural, scenic or historic features. Staff finds that existing conditions have not substantially changed from the approved Preliminary Plat of this subdivision. CONDITIONS OF APPROVAL 1. The final plat shall comply with all requirements of the applicable agencies providing services to this subdivision. 2. Prior to recording the final plat, the applicant shall resolve the issue regarding Lot 1, Block 2 of the approved Preliminary Plat. An application for a Parcel Division, meeting the eligibility requirements of the UDC, must be submitted and approved by Staff. If the property is ineligible for a Division, Lot 1, Block 2 of the approved Preliminary Plat shall be included on the Final Plat documents and recorded as part of the plat. ---PAGE BREAK--- File # FP-21-03 Page 5 Craftsman Estates Subdivision Final Plat – Phase 5 3. The approved Preliminary Plat for Craftsman Estates North Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 4. The property associated with this approved Final Plat, in addition to the property of all future phases shall be satisfactorily weed abated at all times, preventing a public nuisance, per Star City Code Chapter 3, Section 3-1-1 through 3-1-7. 5. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 6. 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. 7. The approved Preliminary Plat shall comply with the City of Star Unified Development Code regarding landscaping, both internal buffers and frontages. (See Section 8-4 B Landscaping Requirements) 8. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 9. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building permits. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. 10. 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. 11. The subsequent Final Plats shall comply with and be in accordance with the current City of Star Code, with the exception of any waivers granted by Council. 12. Requested surety shall be required at 150% of the total estimated installed cost, as approved by the City Engineer or Administrator. The term of approval shall not exceed 180 days. (See Section 8-1 C-1 of the Unified Development Code for a list of eligible items.) 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. 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. 15. A separate sign application is required for any subdivision sign. 16. As built plans for pressurized irrigation systems shall be submitted to the City of Star prior to signature of the final plat. 17. Applicant shall provide the City with one full size and one 11”x17” copy of the signed recorded final plat with all signatures, prior to any building permits being issued. 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. The mylar/final plat shall be signed by the owner, Surveyor, Central District Health, ACHD and City Engineer, prior to being delivered to the City of Star for City Clerk’s signature. ---PAGE BREAK--- File # FP-21-03 Page 6 Craftsman Estates Subdivision Final Plat – Phase 5 20. A copy of signed irrigation agreements shall be submitted to the City prior to signature of the final plat. 21. All common areas shall be maintained by the Homeowners Association. 22. 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. 23. A copy of the recorded CC&R’s shall be submitted to the City of Star prior to any building permits being issued. 24. Prior to signature of the final plat, a signed Irrigation District Agreement with the Irrigation Districts shall be provided to the City of Star. This requirement shall be with each subsequent Final Plat application. 25. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council Approved File # FP-21-03 Craftsman Estates Subdivision, Final Plat, Phase 5 on April 2021. ---PAGE BREAK--- Vicinity Map Craftsman Estates Subdivision No. 5 43°42'30.32" N 116°29'44.88" W Scale: 1 inch approx 600 feet Feb 17, 2021 - landproDATA.com The materials available at this website are for informational purposes only and do not constitute a legal document. Powered by Project Location ---PAGE BREAK--- City of Star P.O. Box 130 Star, Idaho 83669 P: [PHONE REDACTED] F: [PHONE REDACTED] Final Plat Application Form #512 Rev 12-2020 Page 1 of 5 ***All information must be filled out to be processed. Applicant Information: PRIMARY CONTACT IS: Applicant Owner Representative Applicant Name: Applicant Address: Zip: Phone: Email: Owner Name: Owner Address: Zip: Phone: Email: Representative architect, engineer, developer): Contact: Firm Name: Address: Zip: Phone: Email: Property Information: Subdivision Name: Phase: Parcel Number(s): Approved Zoning: Units per acre: Total acreage of phase: Total number of lots: Residential: Commercial: Industrial: Common lots: Total acreage of common lots: Percentage: Percent of common space to be used for drainage: Acres: Special Flood Hazard Area: total acreage number of homes Changes from approved preliminary plat pertaining to this phase: Preliminary Plat Final Plat Number of Residential Lots: Number of Common Lots: Number of Commercial Lots: Roads: FINAL PLAT APPLICATION FILE NO.: Date Application Received: Fee Paid: Processed by: City: x Pristine Development, LLC 10090 Floating Feather, Star ID 83669 same as applicant Donna Wilson-Development Assistant KM Engineering, LLP 9233 W. State Street, Boise ID 83714 [PHONE REDACTED] Craftsman Estates Subdivision (AKA Craftsman Estates North) 5 S0406233820 R-3 15.419 25 23 2 0 0 0 0 24 4 23 2 0 0 no change no change 1.62 [EMAIL REDACTED] 5.223 0.256 32.2% 4.9% ---PAGE BREAK--- Final Plat Application Form #512 Rev 12-2020 Page 2of 5 Amenities: Flood Zone Data: Application Requirements: (Applications are required to contain one copy of the following unless otherwise noted.) Applicant Description Staff Completed and signed Final Plat Application Fee: Please contact the City for current fee. Fees may be paid in person with check or electronically with credit card. Please call City for electronic payment. Additional service fee will apply to all electronic payments. Electronic copy of letter of intent and statement of compliance (or substantial compliance) with the approved Preliminary Plat and Conditions of Approval. The letter of intent shall include the following: • Gross density of the phase of the Final Plat submitted • Lot range and average lot size of phase • Description of approved open space being provided in the submitted phase including percentage of overall open space, number and type of approved amenities • List any specific approved building setbacks previously approved by Council. Electronic copy of legal description of the property (word.doc and pdf version with engineer’s seal and closure sheet) Electronic copy of current recorded warranty deed for the subject property If the signature on this application is not the owner of the property, an original notarized statement (affidavit of legal interest) from the owner stating the applicant and/or representative is authorized to submit this application. Electronic copy of subdivision name approval from Ada County Surveyor’s office. Electronic copy of the “final” street name evaluation/approval from Ada County. Electronic copy of vicinity map showing the location of the subject property One 24” X 36” paper copy of the Final Plat & Electronic Copy** One 11” X 17” paper copy of the Final Plat Electronic copy of the landscape plan** One 11” X 17” copy of the landscape plan Subdivision Name: Phase: Special Flood Hazard Area: total acreage number of homes 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. 0 0 landscaped areas attached sidewalks Craftsman Estates Subdivision 5 16001C0125J 6.19.2020 n/a n/a x x x x x x x pending x x x x x *attached preliminary horseshoe pits ---PAGE BREAK--- Final Plat Application Form #512 Rev 12-2020 Page 3of 5 Electronic copy of site grading & drainage plans** Electronic copy of originally approved Preliminary Plat** Electronic copy of a Plat with all phases marked with changes, if applicable** Electronic copy of final engineering construction drawings, stamped and signed by a registered engineer** Storm drainage calculations must be submitted for private streets/drives and parking areas within subdivisions** Electronic copy of streetlight design and location information Electronic copy of all Special Flood Information Electronic copy of all easement agreements submitted to the irrigation companies Electronic copy of the proposed Covenants, Conditions, & Restrictions (CC&R's) Two Electronic versions of submitted applications, including signed Final Plat Application, legal description, recorded warranty deed, vicinity map, final plat, landscape plan, site grading & drainage plans, copy of original Preliminary Plat, plat with phases marked, engineering construction drawings, storm drainage calculations, streetlight design and location, and signed irrigation agreements, CC&R’s shall be submitted in original pdf format (no scans for preliminary plat, landscape plans or grading and drainage plans) on two thumb drives only (no discs) with the files named with project name and plan type. Upon Recording of Final Plat, the applicant shall submit the following to the Planning Department prior to building permit issuance: • One 11” X 17” and 18” X 24” recorded copy of Final Plat • Electronic copy of final, approved construction drawings • Electronic copy of as-built irrigation plans • Electronic copy of recorded CC&R’s • Proof of required Construction Sign installation at entrance to development (as conditioned in Preliminary Plat approval) – Picture of installed sign • Electronic copies shall be submitted in pdf format on a thumb drive with the files named with project name and plan type. **Original pdf’s are required for all plans – No Scanned PDF’s please. After construction, a letter from the Star Sewer & Water District stating that subdivision information has been submitted to the District in GIS format and the property has been annexed into the Star Sewer & Water District. GIS to include pressurized irrigation, streetlights, and storm drains in addition to Star Sewer & Water requirements. This shall be a condition prior to Final Plat signature. FEE REQUIREMENT: I have read and understand the above requirements. I further understand fees are due at the time of filing. I understand that there may be other fees associated with this application incurred by the City in obtaining reviews or referrals by architect, engineering, or other professionals necessary to enable the City to expedite this application. I understand that I, as the applicant, am responsible for all payments to the City of Star. Applicant/Representative Signature Date x x x x x x x x understood understood x existing 2.17.21 ---PAGE BREAK--- February 17, 2021 Project No. 20-159 Shawn Nickel City of Star PO Box 130 Star, ID 83669 RE: Craftsman Estates Subdivision No. 5 (AKA Craftsman Estates North) – Star, ID Final Plat Application Dear Shawn: On behalf of Pristine Development, LLC, we are pleased to present the enclosed final plat application and supplemental materials for Craftsman Estates Subdivision No. 5 previously pre-platted as Craftsman Estates North. Craftsman Estates Subdivision No. 5 encompasses approximately 15.42 acres with 23 buildable lots and 2 common lots. The gross density is approximately 1.62 units/acre, with an average lot size of 0.28 acre. The approved open space being provided is approximately 32.2 % of the site and is being used for open landscaping, horseshoe pits and attached sidewalks. The lot range for this phase as shown on the attached final plat as block 12, lots 1-7 and block 13, lots 1-18. We believe that the enclosed final plat is in substantial conformance with the approved preliminary plat and complies with the associated conditions of approval. The construction plans for this phase are being simultaneously submitted to the applicable agencies for review and approval. The streetlights are shown schematically on the attached sheet from the construction plans (see Sheet C1.3). Street light fixture style; pole height and style; spacing; and locations will meet the conditions of the City of Star Street Light Ordinance No. 148. The existing phases of Craftsman Estates are served by a pressure irrigation system with water from Middleton Irrigation Association, and this phase will tie into that existing system. The construction plans will be submitted to the Association for review and any required agreements will be provided for your files prior to plat recordation. Should you have any questions on these materials or need any further information, please feel free to contact me. Sincerely, KM Engineering, LLP Donna Wilson Development Assistant ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 5 4 5 3 16 17 6 2 13 7 14 2 8 15 3 9 4 10 11 6 12 7 18 1 1 BLOCK 13 BLOCK 12 TREES CODE BOTANICAL / COMMON NAME SIZE MATURE HXW CLASS QTY AP3 ACER TRUNCATUM `PACIFIC SUNSET` TM 2" CAL. B&B 35`X30` CLASS II 13 PACIFIC SUNSET MAPLE GI GLEDITSIA TRIACANTHOS `IMPERIAL` 2" CAL. B&B 40`X35` CLASS II 12 IMPERIAL HONEYLOCUST LM LIQUIDAMBAR STYRACIFLUA `MORAINE` 2" CAL. B&B 50`X40` CLASS II 10 MORAINE SWEET GUM PC3 PYRUS CALLERYANA `CHANTICLEER` 2" CAL. B&B 40`X15` CLASS II 23 CHANTICLEER PEAR TG TILIA CORDATA `GREENSPIRE` 2" CAL. B&B 45`X35` CLASS II 21 GREENSPIRE LITTLELEAF LINDEN EVERGREEN TREES CODE BOTANICAL / COMMON NAME SIZE MATURE HXW CLASS QTY CB CEDRUS ATLANTICA `GLAUCA` 6`-8` B&B 30`X20` 3 BLUE ATLAS CEDAR PF PINUS FLEXILIS `VANDERWOLF`S PYRAMID` 6`-8` B&B 25`X15` 22 VANDERWOLF`S PYRAMID PINE PN2 PINUS NIGRA 6`-8` B&B 55`X35` 42 AUSTRIAN BLACK PINE OTHER TREES CODE BOTANICAL / COMMON NAME SIZE MATURE HXW CLASS QTY LT2 INDIVIDUAL LOT TREE 2" CAL. B&B 49 SCHEMATIC LOCATION PER THE CITY OF STAR CODE 8-4B-7C INSTALL ONE TREE PER 35`. INDIVIDUAL LOT TREES SHALL BE INSTALLED BY THE INDIVIDUAL HOME BUILDER IN CONJUCTION WITH THE INDIVIDUAL LOT DEVELOPMENT. THESE TREES ARE NOT THE RESPONSIBILITY OF THE DEVELOPER. PLANT SCHEDULE SHRUBS CODE BOTANICAL / COMMON NAME SIZE MATURE HXW QTY CI CORNUS ALBA `IVORY HALO` TM 2 GAL. 6`X6` 12 TATARIAN DOGWOOD EP EUONYMUS ALATUS `PIPZAM` 2 GAL. 5`X6` 8 PIPSQUEAK BURNING BUSH R4 ROSA X "NOARE` 2 GAL. 4`X3` 16 FLOWER CARPET GROUNDCOVER ROSE PERENNIALS AND GRASSES CODE BOTANICAL / COMMON NAME SIZE MATURE HXW QTY HO2 HEMEROCALLIS X `STELLA DE ORO` 1 GAL. 2`X2` 22 STELLA DE ORO DAYLILY ML MISCANTHUS SINENSIS `LITTLE KITTEN` 1 GAL. 3`X3` 24 LITTLE KITTEN EULALIA GRASS PH2 PANICUM VIRGATUM `HEAVY METAL` 1 GAL. 4`X2` 26 BLUE SWITCH GRASS SM SALVIA X SYLVESTRIS `MAY NIGHT` 1 GAL. 2`X2` 42 SAGE GROUND COVERS CODE BOTANICAL / COMMON NAME CONT QTY FR EXISTING LANDSCAPE - 104,850 SF TO REMAIN NATURAL TR TURF SOD RHIZOMATOUS SOD 119,770 SF RHIZOMATOUS TALL FESCUE KEY NOTES (TYPICAL) PROJECT: DATE: NO. ITEM DATE 9233 WEST STATE STREET BOISE, IDAHO 83714 PHONE (208) 639-6939 REVISIONS SHEET NO. CHECKED BY: DRAWN BY: DESIGN BY: CRAFTSMAN ESTATES NO. 5 STAR, ID LANDSCAPE PLAN L1.0 20-159 2/4/21 AY KAP KAP P:\20-159\CAD\LANDSCAPE\CONSTRUCTION PLANS\20-159 LANDSCAPE PLAN.DWG, ALYSSA YENSEN, 2/4/2021, DWG TO PDF.PC3, 22X34 L [PDF] LANDSCAPE SITE PLAN 0 60 120 180 Plan Scale: 1" = 60' OPEN SPACE TREE CALCULATIONS RESIDENTIAL ONLY(1TREE/4000SF) TOTALS STREET TREE CALCULATIONS TOTALS MITIGATION REQUIREMENTS TOTAL TREES REQUIRED/PROVIDED S T A T E O F I D A H O L I C E N S E D L A N D S C A P E A R C H I T E C T A L Y S S A Y E N S E N LA-16577 02/04/21 CONTACT INFORMATION LANDSCAPE CONSULTANT NEW HOPE RD. MUNGER RD. COBALT LAKE WAY FOOTHILL DITCH CRAFTSMAN ESTATES SUBDIVISION NO.3 ---PAGE BREAK--- TREES CODE BOTANICAL / COMMON NAME SIZE MATURE HXW CLASS QTY AP3 ACER TRUNCATUM `PACIFIC SUNSET` TM 2" CAL. B&B 35`X30` CLASS II 13 PACIFIC SUNSET MAPLE GI GLEDITSIA TRIACANTHOS `IMPERIAL` 2" CAL. B&B 40`X35` CLASS II 12 IMPERIAL HONEYLOCUST LM LIQUIDAMBAR STYRACIFLUA `MORAINE` 2" CAL. B&B 50`X40` CLASS II 10 MORAINE SWEET GUM PC3 PYRUS CALLERYANA `CHANTICLEER` 2" CAL. B&B 40`X15` CLASS II 23 CHANTICLEER PEAR TG TILIA CORDATA `GREENSPIRE` 2" CAL. B&B 45`X35` CLASS II 21 GREENSPIRE LITTLELEAF LINDEN EVERGREEN TREES CODE BOTANICAL / COMMON NAME SIZE MATURE HXW CLASS QTY CB CEDRUS ATLANTICA `GLAUCA` 6`-8` B&B 30`X20` 3 BLUE ATLAS CEDAR PF PINUS FLEXILIS `VANDERWOLF`S PYRAMID` 6`-8` B&B 25`X15` 22 VANDERWOLF`S PYRAMID PINE PN2 PINUS NIGRA 6`-8` B&B 55`X35` 42 AUSTRIAN BLACK PINE OTHER TREES CODE BOTANICAL / COMMON NAME SIZE MATURE HXW CLASS QTY LT2 INDIVIDUAL LOT TREE 2" CAL. B&B 49 SCHEMATIC LOCATION PER THE CITY OF STAR CODE 8-4B-7C INSTALL ONE TREE PER 35`. INDIVIDUAL LOT TREES SHALL BE INSTALLED BY THE INDIVIDUAL HOME BUILDER IN CONJUCTION WITH THE INDIVIDUAL LOT DEVELOPMENT. THESE TREES ARE NOT THE RESPONSIBILITY OF THE DEVELOPER. SHRUBS CODE BOTANICAL / COMMON NAME SIZE MATURE HXW QTY CI CORNUS ALBA `IVORY HALO` TM 2 GAL. 6`X6` 12 TATARIAN DOGWOOD EP EUONYMUS ALATUS `PIPZAM` 2 GAL. 5`X6` 8 PIPSQUEAK BURNING BUSH R4 ROSA X "NOARE` 2 GAL. 4`X3` 16 FLOWER CARPET GROUNDCOVER ROSE PERENNIALS AND GRASSES CODE BOTANICAL / COMMON NAME SIZE MATURE HXW QTY HO2 HEMEROCALLIS X `STELLA DE ORO` 1 GAL. 2`X2` 22 STELLA DE ORO DAYLILY ML MISCANTHUS SINENSIS `LITTLE KITTEN` 1 GAL. 3`X3` 24 LITTLE KITTEN EULALIA GRASS PH2 PANICUM VIRGATUM `HEAVY METAL` 1 GAL. 4`X2` 26 BLUE SWITCH GRASS SM SALVIA X SYLVESTRIS `MAY NIGHT` 1 GAL. 2`X2` 42 SAGE GROUND COVERS CODE BOTANICAL / COMMON NAME CONT QTY FR EXISTING LANDSCAPE - 104,850 SF TO REMAIN NATURAL TR TURF SOD RHIZOMATOUS SOD 119,770 SF RHIZOMATOUS TALL FESCUE PLANT SCHEDULE · · · · · GENERAL LANDSCAPE NOTES GENERAL IRRIGATION NOTES ACHD LANDSCAPE NOTES KEY NOTES (TYPICAL) PROJECT: DATE: NO. ITEM DATE 9233 WEST STATE STREET BOISE, IDAHO 83714 PHONE (208) 639-6939 REVISIONS SHEET NO. CHECKED BY: DRAWN BY: DESIGN BY: CRAFTSMAN ESTATES NO. 5 STAR, ID LANDSCAPE DETAILS L2.0 20-159 2/4/21 AY KAP KAP P:\20-159\CAD\LANDSCAPE\CONSTRUCTION PLANS\20-159 LANDSCAPE PLAN.DWG, ALYSSA YENSEN, 2/4/2021, DWG TO PDF.PC3, 22X34 L [PDF] PLANTING DETAIL #1 0 20 40 60 Plan Scale: 1" = 20' S T A T E O F I D A H O L I C E N S E D L A N D S C A P E A R C H I T E C T A L Y S S A Y E N S E N LA-16577 02/04/21 AMENITY SPACE DETAIL 0 10 20 30 Plan Scale: 1" = 10' COBALT LAKE WAY MUNGER RD. ---PAGE BREAK--- DECIDUOUS TREE PLANTING AND STAKING DETAIL NTS SHOVEL CUT EDGE NTS BOULDER INSTALLATION DETAIL NTS STREETSCAPE BENCH DETAIL NTS NTS HORSESHOE PIT NTS HORSESHOE PIT BACK STOP NTS HORSESHOE PIT STAKE PROJECT: DATE: NO. ITEM DATE 9233 WEST STATE STREET BOISE, IDAHO 83714 PHONE (208) 639-6939 REVISIONS SHEET NO. CHECKED BY: DRAWN BY: DESIGN BY: CRAFTSMAN ESTATES NO. 5 STAR, ID LANDSCAPE DETAILS L3.0 20-159 2/4/21 AY KAP KAP P:\20-159\CAD\LANDSCAPE\CONSTRUCTION PLANS\20-159 LANDSCAPE PLAN.DWG, ALYSSA YENSEN, 2/4/2021, DWG TO PDF.PC3, 22X34 L [PDF] S T A T E O F I D A H O L I C E N S E D L A N D S C A P E A R C H I T E C T A L Y S S A Y E N S E N LA-16577 02/04/21 ---PAGE BREAK--- Mel Norton Postmaster 10780 W State St Star ID 83669-9998 Phone: [PHONE REDACTED] July 8, 2020 Taylor Gyer KM Engineering 9233 W State St Boise, Id 83714 [PHONE REDACTED] Subject: Delivery Method Approval Taylor, Thank you for contacting the Postal Service to established delivery to the Craftsman Estates North Subdivision on the South side of W New Hope Rd between N Can Ada Rd and Munger Rd. I am authorizing the developer to place cluster box units at point A on the attached map to provide enough CBUs for the entirety of the development in all of its phases. The location will be on the north side of the yet to be named street, Block 3 Lot 1. The CBUs should be facing south and be accessible from the street. Please keep in mind when ordering your cluster boxes from the manufacturer we request that you ask them to number the boxes consecutively. As an example we would want the boxes to be labeled 1-102 as opposed to multiple units repeatedly numbered 1-16. We also request that the Parcel Lockers on the units also be numbered consecutively, so if there are five CBU units needed for the development, and there were two parcel lockers per unit, then the parcel lockers would be numbered 1 through 10. If the CBUs are not numbered correctly, we may refuse to deliver until the numbering has been corrected. Thank you for your assistance. Mel Norton Postmaster, Star ---PAGE BREAK--- ---PAGE BREAK--- Revised 5/29/08 2/22/2021 Page 1 of 6 CITY OF STAR FINAL PLAT AND CONSTRUCTION DRAWING REVIEW CHECKLIST Subdivision: Craftsman Estates No 5 Phase: 5 Date: 02/19/2021 Developable Lots: 23 Review No: 1 Developer: Pristine Development LLC Tel: Fax: Email: Engineer: KM Engineering Tel: [PHONE REDACTED] Fax: Email: Property Address: W New Hope Rd and N Munger Rd Reviewed By: Kelsie E.I., Keller Associates Review Check By: Ryan Morgan, P.E., Keller Associates FINAL PLAT REVIEW ITEM OK NEED N/A FINAL PLAT APPLICATION REQUIREMENTS 1 X Submit two copies of final engineering construction drawings showing streets, sidewalk, water, sewer, pressure irrigation, street lighting, landscaping, and other public improvements. 2 X Submit one 8½ x 11 map showing property in relation to floodplain and/or floodway. Provide Floodplain Development Permit Application as required. 3 X Provide copy of the “Preliminary Plat Findings of Fact and Conclusions of Law”. 4 X Landscape plan provided. Confirm consistent with approved preliminary plat. 5 X Verified written legal description. 6 X Letter of credit for outstanding pressure irrigation and landscaping improvements only when weather conditions precludes construction of improvements prior to signature of mylar. ITEM OK NEED N/A FINAL PLAT REVIEW 7 X 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. 8 X Right to Farm Act Note on face of plat. ---PAGE BREAK--- Revised 5/29/08 2/22/2021 Page 2 of 6 9 X Note on face of plat: “This subdivision is located within zone AE as shown on the firm panel 125 of 875, Ada County, Idaho and Incorporated Areas. A building permit shall not be issued for any lot that is located within the mapped floodplain until a Flood Plain Development Permit is obtained for the individual lot. Each lot within the mapped floodplain shall require an individual Flood Plain Development Permit.” 10 X 10-foot utility and irrigation easements are shown, or noted, along the front lot lines, rear lot lines, and side lot lines as required. 11 X Note is shown on the final plat: “Minimum building setbacks shall be in accordance with the City of Star applicable zoning and subdivision regulations at the time of issuance of individual building permits or as specifically approved and / or required, or as shown on the this plat.” Please add highlighted portion to note. 12 X Seal of Professional Land Surveyor is displayed, dated, and signed on face of plat. 13 X Water and sewer easements shown on face of plat. (Note to Plan Reviewer: Provide plat to Justin Walker for easement water and sewer easement verification.) please add “ and sewer” after water in owner certification. 14 X On the signature page of the plat please include the following THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY, , HEREBY APPROVE THIS PLAT.” underneath the APPROVAL OF CITY ENGINEER line, and before the signature line. 15 X “Change of Ownership” document filed with the IDWR to the HOA for all conveyable water rights. CONSTRUCTION DRAWING REVIEW ITEM OK NEED N/A GENERAL 16 X Construction drawings are stamped, signed, & dated by a professional engineer licensed in the State of Idaho. 17 X Natural features map showing all existing site features and 1-foot contour elevations is provided in accordance with the City’s code. 18 X Each sheet has north arrow, graphic scale, date, title block and sheet number. 19 X All profiles are drawn to the same horizontal scale as ---PAGE BREAK--- Revised 5/29/08 2/22/2021 Page 3 of 6 plan views. 20 X Street lighting plans are provided showing pole locations and luminary types. All street lighting shall be in accordance with the current edition of the ISPWC and the City of Star Supplemental Specifications. Move street light to end of cul-de-sac ITEM OK NEED N/A FLOODPLAIN DEVELOPMENT PERMIT 21 X Floodplain and floodway boundaries and elevations are shown on the grading plans. 22 X Building finished floor elevations are greater than or equal to 2-feet above the base flood elevation, or verification is provided of flood proofing. 23 X Roadway centerline elevations and manhole and other minor structure rim elevations are 0.5-feet above the base flood elevation. 24 X All buildings are set back a minimum of 50-feet from the floodway boundary line except that when the area of special flood hazard boundary is 50-feet or less from the flood way line, the boundary line shall be the setback line. 25 X Easements and conveyance provisions have been made for connection between the floodway and any detached floodwater storage impoundment. 26 X Calculations are provided and show 48-hour max time period for 100% utilization of detached storage impoundment. ITEM OK NEED N/A GRADING PLAN 27 X Grading plans are provided and are stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 28 X Grading plans show finished, existing, and base flood 1- foot contour elevations. 29 X Drainage facilities and easements are shown. 30 X Plan and profile sheets show proposed and existing utilities (rim elevations, pipe invert elevations, etc.), finished centerline roadway grades, existing grade, and base flood elevations. 31 X Existing irrigation ditches, canals, and easements are shown. 32 X Cut and fill slopes are no steeper that 2H:1V. (Spot checked by City Engineer) 33 X Tops and toes of all cut and fill slopes are set back from property boundary at least 3-feet plus 1/5 the height of the cut or fill but need not exceed 10-feet. (Spot checked by City Engineer) 34 X Tops and toes of cut and fill slopes are set back from structures 6-feet plus 1/5 of the height of the cut or fill but need not exceed 10-feet. (Spot checked by City ---PAGE BREAK--- Revised 5/29/08 2/22/2021 Page 4 of 6 Engineer) 35 X Provisions have been made for erosion control at pipe outfalls, along steep earth slopes, and within drainage ditches. 36 X The vertical datum used for elevations shown on grading and drainage plans is NAVD 88 for all developments that are fully or partially within the floodplain. 37 X Existing and proposed elevations match at property boundaries. ITEM OK NEED N/A DRAINAGE PLAN 38 X Drainage plans are provided and stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 39 X Drainage calculations are provided and stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 40 X Narrative is provided that describes the proposed method of stormwater retention. 41 X Drainage calculations contain no arithmetic errors. (Spot checked by City Engineer) 42 X The design storm, percolation rate, or other design criteria are within accepted limits. (ITD Zone A—IDF Curve; Storage designed for 100 year storm; Primary conveyance designed for 25-year storm) 43 X Peak discharge rate and velocity through sand and grease traps calculated and are less than 0.5 ft/sec. 44 X Section view of drainage facility provided. 45 X Able to determine drainage directions from information given. 46 X Drainage facilities do not conflict with other utilities. (Spot check by City Engineer) 47 X Provision for conveyance or disposal of roof drainage provided for commercial developments. 48 X Building finished floor elevation shown is above possible max water surface elevation and 2-feet above base flood elevation. 49 X Storm water pretreatment provided. BMP facilities are designed in conformance with the “State of Idaho Catalog of Stormwater Best Management Practices”. 50 X 5-foot setback from property line maintained for drainage facilities. 51 X Drainage basin / pond dimensions listed or noted. 52 X Drainage facilities drawn to scale on grading and drainage plan. 53 X Drain rock, ASTM C33 sand, or pond liner specified. ---PAGE BREAK--- Revised 5/29/08 2/22/2021 Page 5 of 6 54 X 3-foot separation from bottom of drainage facility to maximum seasonal high groundwater elevation shown on detail. 55 X Vegetative cover shown over biofiltration facilities. 56 X Appropriate license agreements have been executed and are provided for offsite discharge of storm water. ITEM OK NEED N/A GRAVITY IRRIGATION 57 X Plan approval letter is provided from the appropriate irrigation district. ITEM OK NEED N/A PRESSURE IRRIGATION 58 X Plans for a pressure irrigation system are provided (Required only if development contains more than four lots). 59 X The pressure irrigation system is not connected to the potable water system. 60 X Design provides a minimum of 15 gpm @ 45 PSI to each destination point. 61 X Easements are provided for all pressure irrigation piping. (Note on face of plat). 62 X Main line distribution piping is 3-inches in diameter or greater. 63 X Provisions are made for diversion and flow measurement from a gravity irrigation source ditch. 64 X Applicant provided verification with a signed contract indicating written assurance that provisions have been made for ownership, operation, and maintenance of the irrigation system. 65 X Provide written verification and plan approval from Star Sewer and Water District if potable water is planned to be used as a secondary irrigation source. 66 X Provided verification that water rights will be transferred to the association managing entity. 67 X If pressure irrigation will not be available to each lot at all times, provide rotation schedule for irrigation system usage identifying times and days that pressure irrigation will be available to each lot. ITEM OK NEED N/A RE-SUBMITTAL REQUIREMENTS* 68 X Return one revised plan set in pdf format with the redlined set for review and/or approval to Keller Associates. Unbound or un-collated plan sets will not be accepted. 69 X Provide a response letter, referencing the City of Star, with the revised plan set that highlights what actions were taken to correct any outstanding items. *All re-submittals should be returned to the City of Star for re-review. ---PAGE BREAK--- Revised 5/29/08 2/22/2021 Page 6 of 6 Notes: Additional Final Plat Comments:  Additional Construction Drawing Comments:  ---PAGE BREAK--- March 5, 2021 By e-mail: [EMAIL REDACTED] Shawn Nickel City of Star P.O. Box 130 Star, Idaho 83669 Subject: Craftsman Estates Subdivision Phase 5, FP-21-03 Dear Mr. Nickel: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: 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 for all construction projects prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. • Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment March 5, 2021 Page 2 • Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. • For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER • DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department. • All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well. • DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water. • DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. DRINKING WATER • DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval. • All projects for construction or modification of public drinking water systems require preconstruction approval. • DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: 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. ---PAGE BREAK--- Response to Request for Comment March 5, 2021 Page 3 • DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for protection of ground water resources. • DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER • 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. SOLID WASTE, HAZARDOUS WASTE AND GROUND WATER CONTAMINATION • Solid Waste. No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards (IDAPA 58.01.06), Rules and Regulations for Hazardous Waste (IDAPA 58.01.05), and Rules and Regulations for the Prevention of Air Pollution (IDAPA 58.01.01). Inert and other approved materials are also defined in the Solid Waste Management Regulations and Standards ---PAGE BREAK--- Response to Request for Comment March 5, 2021 Page 4 • Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements. • Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852). Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850. • Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES • If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website 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#: 2021AEK28 ---PAGE BREAK--- File # FP-21-04 / FP-21-07 Page 1 Rosti Farms Subdivision Final Plat – Phase 3 & 4 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field, Assistant City Planner MEETING DATE: April 6, 2021 FILE(S) FP-21-04, Final Plat, Rosti Farms Subdivision Phase 3 FP-21-07, Final Plat, Rosti Farms Subdivision Phase 4 REQUEST Applicant requests approval of the Rosti Farms Subdivision Final Plats, Phase 3 and 4. The subject property is generally located at the southeast corner of N. Pollard Lane and W. Floating Feather Road in Star, Idaho. Ada County Parcel Numbers S040434700, S0409212400, S0409120800, S0409131300, S0409244305 and S0409244575. APPLCIANT/REPRESENTATIVE: OWNER: Sabrina Toll Southwest, LLC 3103 W. Sheryl Drive 313 W. Sheryl Drive Meridian, Idaho 83642 Meridian, Idaho 83642 PROPERTY INFORMATION Land Use Designation - Residential R-3-PUD-DA Phase 3 Phase 4 Acres - 21.43 acres 15.29 acres Residential Lots - 56 45 Common Lots - 4 10 HISTORY June 16, 2020 Council approved applications for Annexation and Zoning (AZ-20-03) and Preliminary Plat/PUD (PP-20-02) for Rosti Farms Subdivision. The preliminary plat was approved for 426 single family residential lots, 60 common lots and 7 commercial lots. ---PAGE BREAK--- File # FP-21-04 / FP-21-07 Page 2 Rosti Farms Subdivision Final Plat – Phase 3 & 4 November 17, 2020 Council approved applications for the Final Plats of Rosti Farms Subdivision, Phase 1 & 2. (FP-20-17, FP-20-19). Phase 1 included 48 residential lots and 11 common lots on 20.76 acres. Phase 2 consisted of 36 residential lots and 5 common lots on 9.07 acres. GENERAL DISCUSSION The Final Plat layout for Phase 3 and 4 generally complies with the approved Preliminary Plat. Staff Reviewed Comments from the Preliminary Plat Approval/Findings of Fact: Lot sizes as listed on the preliminary plat range in size from the smallest at 6,000 sq. feet with an average lot size of 8,832 sq. feet. The subdivision is proposed to develop in ten phases. The Applicant has provided a variety of lot widths and depths for several different housing plans and types. Common/open space for the development consists of 31.53 acres (18.26%) total open space within common lots. The development is required to provide a minimum of 15% open space, 10% usable. The open space provided by the applicant currently includes large open space areas and amenities including a community pool and pool house, multiple tot-lots, multiple plazas with picnic shelters with benches and pathways and natural areas throughout the development. The current Zoning Ordinance requires one site amenity for each 20-acres of development area (total of 9 amenities is required). Proposed amenities within the development include the following: 1. Swimming Pool & Pool House 2. Tot Lot #1 (Children’s Play Structure Amenity) 3. Tot Lot #2 (Children’s Play Structure Amenity) 4. Picnic Area 5. Plaza #1 (Quality of Life Amenity) 6. Plaza #2 with Shelter (Quality of Life Amenity) 7. Pocket Park #1 (Quality of Life Amenity) 8. Pocket Park #2 (Quality of Life Amenity) 9. Pocket Park #3 (Quality of Life Amenity) 10. Pathways throughout ((Pedestrian or Bicycle Circulation Amenity) 11. Open Style Fencing Along Drains and Canals ((Quality of Life Amenity) As part of the landscape plan provided to the City, landscaping is depicted in the open space areas and along the exterior roadways within common area lots, with street trees being proposed within the front yards of the residential lots. The proposed street tree locations are consistent with the UDC, Chapter 4, Section B-7 C-3 Street Trees, requiring a minimum density of one tree per thirty-five (35) linear feet. The subdivision has been approved with the following dimensional standards: ---PAGE BREAK--- File # FP-21-04 / FP-21-07 Page 3 Rosti Farms Subdivision Final Plat – Phase 3 & 4 Proposed Setbacks: • Minimum Residential Lot Frontage: 35 feet • Front Setbacks (Measured from the back of sidewalk or property line): 20 feet • Rear Setbacks: 15 feet • Interior Setbacks: 5 feet (for one and two-stories) – Deviation from current standards • Local Street Side Setbacks: 20 feet • Street Landscape Buffers: o Arterial Roadway: 35 feet o State Highway 16: 50 feet o Residential Collectors: 20 feet • Maximum Building Height: 35 feet • Minimum Lot Size: 6,000 Square Feet • Average Lot Size: 8,832 Square Feet Staff analysis of Final Plat Submittal: Lot Layout – The gross density of Phase III is 2.61 du/acre, with lots ranging in size from 6,572 square feet to 11,755 square feet. Phase IV has a gross density of 2.94 du/acre, with lot sizes ranging from 8,990 square feet to 15,945 square feet. Common/Open Space and Amenities - To be completed as part of phase 1 and phase 2: • Pool • Pool-House • Playground Area • Gazebo Mailbox Clusters – The Star Postmaster, Mel Norton has approved the mailbox clusters for this development to be placed in two locations. Location A is Lot 1, Block 7 on the west side of N. Rosti Farms Way, by the club house parking lot. Location B is Lot 8, Block 19, also on the west side of N. Rosti Farms Way. Postmaster’s letter of approval was included in the application material. Streetlights – Streetlight design has been provided with the final plat application and the proposed light style and type meet Dark Sky requirements and comply with the City Code. A streetlight plan was not included in the final plat application and must be submitted and approved before the final plat can be signed. Street Names – Ada County modified a couple of street names since the preliminary plat was approved, impacting both phases. In phase III. N. Moyle Ave. have been changed to N. Burnam Ave. W. Snow Wolf Street has been modified to W. Snow Wolf Drive. In phase IV, N. Hickory Grove Ave. was modified to N. Hickory Grove Way. These changes have been reflected on the final plat application. ---PAGE BREAK--- File # FP-21-04 / FP-21-07 Page 4 Rosti Farms Subdivision Final Plat – Phase 3 & 4 AGENCY NOTIFICATIONS Notifications of this application were sent to agencies having jurisdiction on March 16, 2021. March 10, 2021 Keller Associates Review Checklist March 26, 2021 DEQ Standard Reply March 21, 2021 Central District Health Standard Reply FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve this Final Plat, the Unified Development Code requires that Council must find the following: A. The Plat is in conformance with the Comprehensive Plan. The Council finds that this subdivision upon Preliminary Plat approval was in conformance with the Comprehensive Plan; no changes have been made to change this status. B. Public services are available or can be made available and are adequate to accommodate the proposed development. Staff finds that all public services are available and able to accommodate this development. C. There is public financial capability of supporting services for the proposed development. Staff knows of no financial hardship that would prevent services from being provided. D. The development will not be detrimental to the public health, safety or general welfare; and, Staff finds no facts to support that this subdivision phase will be detrimental to the public health, safety or general welfare. E. The development preserves significant natural, scenic or historic features. Staff finds that existing conditions have not substantially changed from the approved Preliminary Plat of this subdivision. CONDITIONS OF APPROVAL 1. Per the Development Agreement and prior to signing the final plat, developer is to pay the traffic mitigation fee required by the Idaho Transportation Department. The developer will pay the City $2053.11 per buildable lot within each phase prior to signature on the final plat for the applicable phase, capped at $874,625. The City will allocate funds to roadway improvements in the vicinity of the project. Phase 3 has 56 residential lots for a fee of $114,974.16 (56 x $2053.11). Phase 4 has 45 residential lots for a fee of $92,389.95 (45 x $2053.11). 2. The approved Preliminary Plat for Rosti Farms Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. ---PAGE BREAK--- File # FP-21-04 / FP-21-07 Page 5 Rosti Farms Subdivision Final Plat – Phase 3 & 4 3. The property associated with this approved Final Plat, in addition to the property of all future phases shall be satisfactorily weed abated at all times, preventing a public nuisance, per Star City Code Chapter 3, Section 3-1-1 through 3-1-7. 4. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 5. 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. 6. The approved Preliminary Plat shall comply with the City of Star Unified Development Code regarding landscaping, both internal buffers and frontages. (See Section 8-4 B Landscaping Requirements) 7. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 8. A streetlight plan must be submitted prior to signature of the final plat. The plan should show locations of all streetlights in phases 3 and 4. 9. 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. 10. The subsequent Final Plats shall comply with and be in accordance with the current City of Star Code, with the exception of any waivers granted by Council. 11. Requested surety shall be required at 150% of the total estimated installed cost, as approved by the City Engineer or Administrator. The term of approval shall not exceed 180 days. (See Section 8-1 C-1 of the Unified Development Code for a list of eligible items.) 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. 14. A separate sign application is required for any subdivision sign. 15. As built plans for pressurized irrigation systems shall be submitted to the City of Star prior to signature of the final plat. 16. Applicant shall provide the City with one full size and one 11”x17” copy of the signed recorded final plat with all signatures, prior to any building permits being issued. 17. 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. 18. The mylar/final plat shall be signed by the owner, Surveyor, Central District Health, ACHD and City Engineer, prior to being delivered to the City of Star for City Clerk’s signature. 19. A copy of signed irrigation agreements shall be submitted to the City prior to signature of the final plat. 20. All common areas shall be maintained by the Homeowners Association. 21. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. ---PAGE BREAK--- File # FP-21-04 / FP-21-07 Page 6 Rosti Farms Subdivision Final Plat – Phase 3 & 4 22. A copy of the recorded CC&R’s shall be submitted to the City of Star prior to any building permits being issued. 23. Prior to signature of the final plat, a signed Irrigation District Agreement with the Irrigation Districts shall be provided to the City of Star. This requirement shall be with each subsequent Final Plat application. 24. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council Approved File # FP-21-04 Rosti Farms Subdivision, Final Plat, Phase 3 and FP-21-07 Rosti Farms Subdivision, Final Plat, Phase 4 on April 2021. ---PAGE BREAK--- 1 1 ---PAGE BREAK--- 1 1 ---PAGE BREAK--- February 3, 2021 City of Star Planning and Zoning P.O. Box 130 Star, Idaho 83669 RE: Rosti Farms Subdivision No. 3 - Final Plat Dear Ryan, Attached for your review is the Final Plat application for Rosti Farms Subdivision No. 3. This plat has been submitted in conformance with the City of Star’s Zoning Code and per the approved Preliminary Plat. Phase 3 of Rosti Farms will include 51 single-family residential and 5 common lots on 16.75 acres. Construction of phase 3 will be in compliance with the approved Preliminary plat. If you have any questions or need additional information, please reach out to me at [PHONE REDACTED] or at Thanks for your review and assistance with our application, Sabrina Land Entitlement Manager ---PAGE BREAK--- March 8, 2021 City of Star Planning and Zoning P.O. Box 130 Star, Idaho 83669 RE: Rosti Farms Subdivision No. 4 - Final Plat Dear Ryan, Attached for your review is the Final Plat application for Rosti Farms Subdivision No. 4. This plat has been submitted in conformance with the City of Star’s Zoning Code and per the approved Preliminary Plat. Phase 4 of Rosti Farms will include 45 single-family residential and 10 common lots on 15.29 acres. Overall gross density of phase 4 is 2.88 dwelling units per acre. Average lot size is 9,944 s.f and overall open space is 1.92 acres. Construction of phase 4 will be in compliance with the approved Preliminary plat. If you have any questions or need additional information, please reach out to me at [PHONE REDACTED] or at Thanks for your review and assistance with our application, Sabrina Land Entitlement Manager ---PAGE BREAK--- ---PAGE BREAK--- DRAINAGE DISTRICT NO. 2 DRAIN DRAINAGE DISTRICT NO. 2 DRAIN FOOTHILLS DITCH CANAL MIDDLETON MILL PHASE 3 56 LOTS 16.70 AC PHASE 9 40 LOTS 9.91 AC PHASE 10 16.97 AC PHASE 2 38 LOTS 9.84 AC PHASE 8 35 LOTS 17.01 AC PHASE 6 57 LOTS 18.40 AC PHASE 1 49 LOTS 27.42 AC PHASE 4 44 LOTS 15.03 AC PHASE 7 33 LOTS 12.35 AC PHASE 5 74 LOTS 28.07 AC PHASE 1 PHASE 1 W. FLOATING FEATHER ROAD STATE HIGHWAY 16 STATE HIGHWAY 16 PRELIMINARY PLAT PHASE LINE EXHIBIT ROSTI FARMS SUBDIVISION EXH-A ---PAGE BREAK--- ROSTI FARMS SUBDIVISION NO. 3 (208) 288-2040 fax (208) 288-2557 MERIDIAN, ID 83642 231 E. 5TH ST., STE. A www.landsolutions.biz BOOK , PAGE SHEET 1 OF 4 Land Surveying and Consulting LOCATED IN THE SE 1/4 OF THE SW 1/4 AND THE SW 1/4 OF THE SE 1/4 OF SECTION 4, AND THE NE 1/4 OF THE NW 1/4 AND THE NW 1/4 OF THE NE 1/4 OF SECTION 9,T. 4 R. 1 B.M., CITY OF STAR, ADA COUNTY, IDAHO 2021 CLINTON W. HANSEN PLS 11118 SURVEYOR'S NARRATIVE THE BOUNDARY FOR THIS SUBDIVISION WAS DEVELOPED FROM SURVEYED TIES TO CONTROLLING SECTION CORNER MONUMENTATION, THE PLATTED SUBDIVISION BOUNDARIES OF MAGNOLIA SUBDIVISION, ROSTI FARMS SUBDIVISION NO. 2, INFORMATION FROM RECORD OF SURVEY NUMBERS 109, 111, 2649, 4288, 6767, 7072, 11174, AND CURRENT DEEDS OF RECORD. THE SURVEYED MONUMENTATION AND CONTROLLING BOUNDARIES FIT THE RECORDS WELL AND WERE ACCEPTED TO ESTABLISH THE BOUNDARY FOR THIS SUBDIVISION SHOWN HEREON. 50' 200' 100' 0' SCALE: 1" = 100' LOT NUMBER SET 1/2"x24" REBAR w/PLASTIC CAP SET 5/8"x30" REBAR w/PLASTIC CAP FOUND ALUMINUM CAP MONUMENT LOT LINE CENTERLINE SUBDIVISION BOUNDARY SECTION LINE FOUND 5/8" REBAR AS NOTED OTHER EASEMENT LINE AS NOTED PERMANENT SIDEWALK EASEMENT, INSTRUMENT NO. EXISTING ADA COUNTY HIGHWAY DISTRICT PUBLIC UTILITY, PRESSURE IRRIGATION & LOT DRAINAGE EASEMENT LINE - SEE NOTES 1 & 2 CALCULATED POINT, NOT SET FOUND BRASS CAP MONUMENT LEGEND FOUND 1/2" REBAR AS NOTED NOTES 1. ALL LOT LINES COMMON TO PUBLIC STREETS ARE HEREBY DESIGNATED TO HAVE A TEN (10) FOOT PERMANENT EASEMENT FOR PUBLIC UTILITIES, IRRIGATION AND LOT DRAINAGE, UNLESS OTHERWISE SHOWN. THIS EASEMENT SHALL NOT PRECLUDE THE CONSTRUCTION OF PROPER HARD-SURFACED DRIVEWAYS AND WALKWAYS FOR ACCESS TO EACH INDIVIDUAL LOT. 2. ALL LOTS ARE HEREBY DESIGNATED AS HAVING A FIVE FOOT PERMANENT EASEMENT ON EACH SIDE OF THE INTERIOR SIDE LOT LINES, AND TWELVE (12) FOOT PERMANENT EASEMENT CONTIGUOUS TO ALL REAR LOT LINES, FOR PUBLIC UTILITIES, PRESSURE IRRIGATION, AND LOT DRAINAGE, UNLESS OTHERWISE SHOWN. ALL OTHER EASEMENTS ARE AS SHOWN. 3. MINIMUM BUILDING SETBACKS SHALL BE IN ACCORDANCE WITH THE CITY OF STAR APPLICABLE ZONING AND SUBDIVISION REGULATIONS AT THE TIME OF ISSUANCE OF INDIVIDUAL BUILDING PERMITS OR AS SPECIFICALLY APPROVED AND/OR REQUIRED, OR AS SHOWN ON THIS PLAT. 4. ANY RE-SUBDIVISION OF THIS PLAT SHALL COMPLY WITH THE APPLICABLE ZONING REGULATIONS IN EFFECT AT THE TIME OF THE RESUBDIVISION. 5. IRRIGATION WATER HAS BEEN PROVIDED BY THE MIDDLETON IRRIGATION ASSOCIATION, INC. AND FOOTHILLS DITCH COMPANY IN COMPLIANCE WITH IDAHO CODE SECTION 31-3805(1)(b). LOTS WITHIN THE SUBDIVISION SHALL BE ENTITLED TO IRRIGATION WATER FROM THESE IRRIGATION ENTITIES, TO BE DELIVERED TO LOTS THROUGH A PRESSURIZED IRRIGATION SYSTEM OWNED AND MAINTAINED BY THE HOMEOWNER ASSOCIATION. THE HOMEOWNER ASSOCIATION WILL BE SUBJECT TO ASSESSMENTS BY THESE IRRIGATION ENTITIES. 6. MAINTENANCE OF ANY IRRIGATION OR DRAINAGE PIPE OR DITCH CROSSING A LOT SHALL BE THE RESPONSIBILITY OF THE LOT OWNER UNLESS SUCH RESPONSIBILITY IS ASSUMED BY AN IRRIGATION/DRAINAGE ENTITY OR THE HOMEOWNERS ASSOCIATION. 7. LOT 1, BLOCK 9; LOT 1, BLOCK 10; LOT 1, BLOCK 11 AND LOTS 1 AND 13, BLOCK 12 ARE DESIGNATED AS COMMON LOTS AND SHALL BE OWNED AND MAINTAINED BY THE ROSTI FARMS SUBDIVISION HOMEOWNER'S ASSOCIATION, OR ITS ASSIGNS. SAID LOTS ARE COVERED BY BLANKET EASEMENTS FOR PUBLIC UTILITIES, IRRIGATION AND LOT DRAINAGE. 8. THIS DEVELOPMENT RECOGNIZES IDAHO CODE SECTION 22-4503, RIGHT TO FARM ACT, WHICH STATES "NO AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC, BY ANY CHANGED CONDITIONS IN OR ABOUT THE SURROUNDING NONAGRICULTURAL ACTIVITIES AFTER IT HAS BEEN IN OPERATION FOR MORE THAN ONE YEAR, WHEN THE OPERATION, FACILITY OR EXPANSION WAS NOT A NUISANCE AT THE TIME IT BEGAN OR WAS CONSTRUCTED. THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHEN A NUISANCE RESULTS FROM THE IMPROPER OR NEGLIGENT OPERATION OF AN AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF." 9. THIS SUBDIVISION IS SUBJECT TO THE TERMS OF A DEVELOPMENT AGREEMENT RECORDED AS INSTRUMENT NO. RECORDS OF ADA COUNTY, IDAHO. 10. PORTIONS OF LOTS 1 AND 11, BLOCK 9; LOTS 1 AND 2, BLOCK 10 AND LOT 1, BLOCK 11 AS SHOWN HEREON ARE SERVIENT TO AND CONTAIN THE ADA COUNTY HIGHWAY DISTRICT STORM WATER DRAINAGE SYSTEM. THESE LOTS ARE ENCUMBERED BY THAT CERTAIN MASTER PERPETUAL STORM WATER DRAINAGE EASEMENT RECORDED ON NOVEMBER 10, 2015 AS INSTRUMENT NO. 2015-103256, OFFICIAL RECORDS OF ADA COUNTY, AND INCORPORATED HEREIN BY THIS REFERENCE AS IF SET FORTH IN FULL (THE "MASTER EASEMENT"). THE MASTER EASEMENT AND THE STORM WATER DRAINAGE SYSTEM ARE DEDICATED TO ADA COUNTY HIGHWAY DISTRICT PURSUANT TO SECTION 40-2302, IDAHO CODE THE MASTER EASEMENT IS FOR THE OPERATION AND MAINTENANCE OF THE STORM WATER DRAINAGE SYSTEM. 11. THIS SUBDIVISION IS SUBJECT TO THE TERMS OF AN ADA COUNTY HIGHWAY DISTRICT LICENSE AGREEMENT RECORDED AS INSTRUMENT NO. RECORDS OF ADA COUNTY, IDAHO. RECORD DISTANCE SEE SHEET 2 ---PAGE BREAK--- CLINTON W. HANSEN PLS 11118 50' 200' 100' 0' SCALE: 1" = 100' LOT NUMBER SET 1/2"x24" REBAR w/PLASTIC CAP SET 5/8"x30" REBAR w/PLASTIC CAP FOUND ALUMINUM CAP MONUMENT LOT LINE CENTERLINE SUBDIVISION BOUNDARY SECTION LINE FOUND 5/8" REBAR AS NOTED OTHER EASEMENT LINE AS NOTED PERMANENT SIDEWALK EASEMENT, INSTRUMENT NO. EXISTING ADA COUNTY HIGHWAY DISTRICT PUBLIC UTILITY, PRESSURE IRRIGATION & LOT DRAINAGE EASEMENT LINE - SEE NOTES 1 & 2 CALCULATED POINT, NOT SET FOUND BRASS CAP MONUMENT LEGEND FOUND 1/2" REBAR AS NOTED RECORD DISTANCE SEE SHEET 1 ROSTI FARMS SUBDIVISION NO. 3 (208) 288-2040 fax (208) 288-2557 MERIDIAN, ID 83642 231 E. 5TH ST., STE. A www.landsolutions.biz BOOK , PAGE SHEET 2 OF 4 Land Surveying and Consulting SEE SHEET 1 FOR NOTES, LINE TABLES, AND CURVE TABLES LOCATED IN THE SE 1/4 OF THE SW 1/4 AND THE SW 1/4 OF THE SE 1/4 OF SECTION 4, AND THE NE 1/4 OF THE NW 1/4 AND THE NW 1/4 OF THE NE 1/4 OF SECTION 9,T. 4 R. 1 B.M., CITY OF STAR, ADA COUNTY, IDAHO 2021 ---PAGE BREAK--- SHEET 3 OF 4 BOOK , PAGE CERTIFICATE OF SURVEYOR CERTIFICATE OF OWNERS ACKNOWLEDGMENT STATE OF IDAHO COUNTY OF ADA S.S. NOTARY PUBLIC FOR THE STATE OF IDAHO MY COMMISSION EXPIRES RESIDING AT I, CLINTON W. HANSEN, DO HEREBY CERTIFY THAT I AM A LICENSED PROFESSIONAL LAND SURVEYOR IN THE STATE OF IDAHO, AND THAT THIS PLAT AS DESCRIBED IN THE "CERTIFICATE OF OWNERS" WAS DRAWN FROM THE FIELD NOTES OF A SURVEY MADE ON THE GROUND UNDER MY DIRECT SUPERVISION AND ACCURATELY REPRESENTS THE POINTS PLATTED THEREON, AND IS IN CONFORMITY WITH THE STATE OF IDAHO CODE RELATING TO PLATS AND SURVEYS. KNOW ALL MEN BY THESE PRESENTS: THAT WE, THE UNDERSIGNED, ARE THE OWNERS OF THE REAL PROPERTY DESCRIBED BELOW IN ADA COUNTY, IDAHO, AND THAT WE INTEND TO INCLUDE THE FOLLOWING DESCRIBED PROPERTY IN THIS PLAT OF ROSTI FARMS SUBDIVISION NO. 1; A PARCEL BEING A PORTION OF THE SE ¼ OF THE SW ¼ AND THE SW ¼ OF THE SE ¼ OF SECTION 4, AND THE NE ¼ OF THE NW ¼ AND THE NW ¼ OF THE NE ¼ OF SECTION 9, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF STAR, ADA COUNTY, IDAHO, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT AN ALUMINUM CAP MONUMENT MARKING THE SOUTHWEST CORNER OF SAID SECTION 4, FROM WHICH AN ALUMINUM CAP MONUMENT MARKING THE SOUTHWEST CORNER OF THE NW ¼ (W ¼ CORNER) OF SAID SECTION 9 BEARS S 0°30'24” W A DISTANCE OF 2640.51 FEET; THENCE ALONG THE SOUTHERLY BOUNDARY OF THE SW ¼ OF SAID SECTION 4 S 89°39'06” E A DISTANCE OF 1318.80 FEET TO AN ALUMINUM CAP MONUMENT MARKING THE SOUTHWEST CORNER OF THE SE ¼ OF THE SW ¼ OF SAID SECTION 4 AND THE POINT OF BEGINNING; THENCE ALONG THE WESTERLY BOUNDARY OF SAID SE ¼ OF THE SW ¼ N 0°52'07” E A DISTANCE OF 814.11 FEET TO A 5/8 INCH IRON PIN MONUMENT MARKING THE SOUTHWESTERLY CORNER OF MAGNOLIA SUBDIVISION, AS SHOWN IN BOOK 61 OF PLATS ON PAGES 6074 AND 6075, RECORDS OF ADA COUNTY, IDAHO; THENCE ALONG SAID SUBDIVISION BOUNDARY S 84°57'55” E (FORMERLY S 85°22'10” E) A DISTANCE OF 695.15 FEET TO A POINT; THENCE LEAVING SAID SUBDIVISION BOUNDARY S 6°00'00” W A DISTANCE OF 229.15 FEET TO A POINT; THENCE N 84°00'00” W A DISTANCE OF 7.16 FEET TO A POINT; THENCE S 51°00'00” W A DISTANCE OF 12.95 FEET TO A POINT; THENCE S 6°00'00” W A DISTANCE OF 77.72 FEET TO A POINT; THENCE S 0°28'00” W A DISTANCE OF 68.17 FEET TO A POINT; THENCE S 89°32'00” E A DISTANCE OF 336.29 FEET TO A POINT; THENCE N 88°27'04” E A DISTANCE OF 165.10 FEET TO A POINT; THENCE S 89°32'00” E A DISTANCE OF 180.00 FEET TO A POINT; THENCE S 0°28'00” W A DISTANCE OF 79.23 FEET TO A POINT; THENCE S 30°50'50” E A DISTANCE OF 45.38 FEET TO A POINT; THENCE S 0°28'00” W A DISTANCE OF 49.86 FEET TO A POINT; THENCE S 45°18'55” W A DISTANCE OF 33.44 FEET TO A POINT; THENCE S 0°28'00” W A DISTANCE OF 122.76 FEET TO A POINT; THENCE S 44°35'54” E A DISTANCE OF 42.38 FEET TO A POINT; THENCE S 89°39'47” E ALONG A LINE BEING 39.00 FEET NORTHERLY OF AND PARALLEL TO THE SOUTHERLY BOUNDARY OF SAID SW ¼ OF THE SE ¼ OF SECTION 5 A DISTANCE OF 1198.51 FEET TO A POINT; THENCE LEAVING SAID LINE N 45°38'04” E A DISTANCE OF 42.68 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY OF STATE HIGHWAY 16 (EMMETT HIGHWAY); THENCE ALONG SAID WESTERLY RIGHT-OF-WAY S 0°55'55” W A DISTANCE OF 69.03 FEET TO A POINT ON THE SOUTHERLY BOUNDARY OF SAID SW ¼ OF THE SE ¼ OF SECTION 4; THENCE CONTINUING ALONG SAID WESTERLY RIGHT-OF-WAY S 0°53'59” W A DISTANCE OF 69.06 FEET TO A POINT; THENCE LEAVING SAID WESTERLY RIGHT-OF-WAY N 44°21'56” W A DISTANCE OF 42.29 FEET TO A POINT; THENCE N 89°39'47” W ALONG A LINE BEING 39.00 FEET SOUTHERLY OF AND PARALLEL TO THE NORTHERLY BOUNDARY OF SAID NW ¼ OF THE NE ¼ OF SECTION 9 A DISTANCE OF 1199.87 FEET TO A POINT; THENCE LEAVING SAID LINE S 45°24'06” W A DISTANCE OF 29.68 FEET TO A POINT ON THE NORTHERLY BOUNDARY OF ROSTI FARMS SUBDIVISION NO. 1 AS SHOWN IN BOOK OF PLATS ON PAGES THRU RECORDS OF ADA COUNTY, IDAHO; THENCE ALONG SAID NORTHERLY BOUNDARY THE FOLLOWING DESCRIBED BEARINGS AND DISTANCES: THENCE N 89°32'00” W A DISTANCE OF 64.14 FEET TO A POINT; THENCE S 44°32'00” E A DISTANCE OF 10.05 FEET TO A POINT; THENCE S 0°28'00” W A DISTANCE OF 2.00 FEET TO A POINT ON THE NORTHERLY BOUNDARY OF ROSTI FARMS SUBDIVISION NO. 2 AS SHOWN IN BOOK OF PLATS ON PAGES THRU RECORDS OF ADA COUNTY, IDAHO; THENCE ALONG THE NORTHERLY BOUNDARY OF SAID ROSTI FARMS SUBDIVISION NO. 2 THE FOLLOWING DESCRIBED BEARINGS AND DISTANCES: THENCE N 44°32'00” W A DISTANCE OF 42.43 FEET TO A POINT; THENCE N 89°32'00” W A DISTANCE OF 853.31 FEET TO A POINT OF CURVATURE; THENCE A DISTANCE OF 31.33 FEET ALONG THE ARC OF A 763.00 FOOT RADIUS CURVE LEFT, SAID CURVE HAVING A CENTRAL ANGLE OF 2°21'09” AND A LONG CHORD BEARING S 89°17'25” W A DISTANCE OF 31.32 FEET TO A POINT OF TANGENCY; THENCE S 88°06'51” W A DISTANCE OF 259.50 FEET TO A POINT OF CURVATURE; THENCE CONTINUING ALONG SAID NORTHERLY BOUNDARY AND THE EXTENSION THEREOF A DISTANCE OF 34.37 FEET ALONG THE ARC OF A 837.00 FOOT RADIUS CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 2°21'09” AND A LONG CHORD BEARING S 89°17'25” W A DISTANCE OF 34.36 FEET TO A POINT OF TANGENCY; THENCE LEAVING SAID NORTHERLY BOUNDARY AND THE EXTENSION THEREOF N 89°32'00” W A DISTANCE OF 65.09 FEET TO A POINT; THENCE S 0°35'51” W A DISTANCE OF 45.00 FEET TO A POINT; (208) 288-2040 fax (208) 288-2557 MERIDIAN, ID 83642 231 E. 5TH ST., STE. A www.landsolutions.biz Land Surveying and Consulting ROSTI FARMS SUBDIVISION NO. 3 ON THIS DAY OF , BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR SAID STATE PERSONALLY APPEARED SUSAN STANLEY, KNOWN TO ME TO BE THE DIVISION PRESIDENT OF TOLL SOUTHWEST LLC, A DELAWARE LIMITED LIABILITY COMPANY, WHO SUBSCRIBED SAID LIMITED LIABILITY COMPANY'S NAME TO THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED TO ME THAT SHE EXECUTED THE SAME IN SAID LIABILITY COMPANY'S NAME. IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR IN THIS CERTIFICATE FIRST ABOVE WRITTEN. CLINTON W. HANSEN PLS 11118 THENCE N 89°32'00” W A DISTANCE OF 10.00 FEET TO A POINT ON THE WESTERLY BOUNDARY OF SAID NE ¼ OF THE NW ¼ OF SECTION 9; THENCE ALONG SAID WESTERLY BOUNDARY N 0°35'51” E A DISTANCE OF 96.00 FEET TO THE POINT OF BEGINNING. THIS PARCEL CONTAINS 21.53 ACRES MORE OR LESS. ALL THE LOTS IN THIS SUBDIVISION WILL BE ELIGIBLE TO RECEIVE WATER AND SEWER SERVICE FROM THE STAR SEWER AND WATER DISTRICT. THE STAR SEWER AND WATER DISTRICT HAS AGREED IN WRITING TO SERVE ALL THE LOTS IN THIS SUBDIVISION. THE PUBLIC STREETS SHOWN ON THIS PLAT ARE HEREBY DEDICATED TO THE PUBLIC. PUBLIC UTILITY, IRRIGATION AND DRAINAGE EASEMENTS ON THIS PLAT ARE NOT DEDICATED TO THE PUBLIC, BUT THE RIGHT OF ACCESS TO, AND USE OF, THESE EASEMENTS IS HEREBY RESERVED FOR PUBLIC UTILITIES, DRAINAGE AND FOR ANY OTHER USES AS MAY BE DESIGNATED HEREON AND NO PERMANENT STRUCTURES OTHER THAN FOR SAID USES ARE TO BE ERECTED WITHIN THE LIMITS OF SAID EASEMENTS. IN WITNESS WHEREOF WE HAVE HEREUNTO SET OUR HAND THIS DAY OF , TOLL SOUTHWEST LLC, A DELAWARE LIMITED LIABILITY COMPANY BY SUSAN STANLEY, DIVISION PRESIDENT CERTIFICATE OF OWNERS - CONTINUED ---PAGE BREAK--- BOOK , PAGE (208) 288-2040 fax (208) 288-2557 MERIDIAN, ID 83642 231 E. 5TH ST., STE. A www.landsolutions.biz SHEET 4 OF 4 Land Surveying and Consulting APPROVAL OF ADA COUNTY HIGHWAY DISTRICT PRESIDENT, ADA COUNTY HIGHWAY DISTRICT CERTIFICATE OF THE COUNTY TREASURER CERTIFICATE OF THE COUNTY SURVEYOR ADA COUNTY SURVEYOR DATE: COUNTY TREASURER CERTIFICATE OF COUNTY RECORDER STATE OF IDAHO COUNTY OF ADA S.S. I HEREBY CERTIFY THAT THIS INSTRUMENT WAS FILED FOR RECORD AT THE REQUEST OF LAND SOLUTIONS, P.C., AT MINUTES PAST O'CLOCK ON DEPUTY EX-OFFICIO RECORDER THIS DAY OF , IN BOOK OF PLATS AT PAGES INSTRUMENT NO. APPROVAL OF CITY COUNCIL CITY CLERK I, THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY HEREBY APPROVE THIS PLAT. CITY ENGINEER ~ STAR, IDAHO APPROVAL OF THE CITY ENGINEER HEALTH CERTIFICATE CENTRAL DISTRICT HEALTH, EHS DATE SANITARY RESTRICTIONS AS REQUIRED BY IDAHO CODE, TITLE 50, CHAPTER 13, HAVE BEEN SATISFIED ACCORDING TO THE LETTER TO BE READ ON FILE WITH THE COUNTY RECORDER OR HIS AGENT LISTING THE CONDITIONS OF APPROVAL. SANITARY RESTRICTIONS MAY BE RE-IMPOSED, IN ACCORDANCE WITH SECTION 50-1326, IDAHO CODE, BY THE ISSUANCE OF A CERTIFICATE OF DISAPPROVAL. FEE: I, THE UNDERSIGNED, CITY CLERK IN AND FOR THE CITY OF STAR, ADA COUNTY ,IDAHO, DO HEREBY CERTIFY THAT AT A REGULAR MEETING OF THE CITY COUNCIL HELD ON THE DAY OF , THIS PLAT WAS DULY ACCEPTED AND APPROVED. THE FOREGOING PLAT WAS ACCEPTED AND APPROVED BY THE BOARD OF ADA COUNTY HIGHWAY DISTRICT COMMISSIONERS ON THE DAY OF , I, THE UNDERSIGNED, PROFESSIONAL LAND SURVEYOR FOR ADA COUNTY, IDAHO, HEREBY CERTIFY THAT I HAVE CHECKED THIS PLAT AND FIND THAT IT COMPLIES WITH THE STATE OF IDAHO CODE RELATING TO PLATS AND SURVEYS. I, THE UNDERSIGNED, COUNTY TREASURER IN AND FOR THE COUNTY OF ADA, STATE OF IDAHO, PER THE REQUIREMENTS OF I.C. 50-1308, DO HEREBY CERTIFY THAT ANY AND ALL CURRENT AND OR DELINQUENT COUNTY PROPERTY TAXES FOR THE PROPERTY INCLUDED IN THIS SUBDIVISION HAVE BEEN PAID IN FULL. THIS CERTIFICATION IS VALID FOR THE NEXT THIRTY (30) DAYS ONLY. CLINTON W. HANSEN PLS 11118 ROSTI FARMS SUBDIVISION NO. 3 ---PAGE BREAK--- ROSTI FARMS SUBDIVISION NO. 4 (208) 288-2040 fax (208) 288-2557 MERIDIAN, ID 83642 231 E. 5TH ST., STE. A www.landsolutions.biz BOOK , PAGE SHEET 1 OF 3 Land Surveying and Consulting LOCATED IN THE W 1/2 OF THE NE 1/4 OF SECTION 9, TOWNSHIP 4 NORTH, RANGE 1 WEST, B.M. CITY OF STAR, ADA COUNTY, IDAHO 2021 CLINTON W. HANSEN PLS 11118 SURVEYOR'S NARRATIVE THE BOUNDARY FOR THIS SUBDIVISION WAS DEVELOPED FROM SURVEYED TIES TO CONTROLLING SECTION CORNER MONUMENTATION, THE PLATTED SUBDIVISION BOUNDARY OF ROSTI FARMS SUBDIVISION NO. 1, INFORMATION FROM RECORD OF SURVEY NUMBERS 109, 111, 2649, 4288, 6767, 7072, 11174, AND CURRENT DEEDS OF RECORD. THE SURVEYED MONUMENTATION AND CONTROLLING BOUNDARIES FIT THE RECORDS WELL AND WERE ACCEPTED TO ESTABLISH THE BOUNDARY FOR THIS SUBDIVISION SHOWN HEREON. 50' 200' 100' 0' SCALE: 1" = 100' LOT NUMBER SET 1/2"x24" REBAR w/PLASTIC CAP SET 5/8"x30" REBAR w/PLASTIC CAP FOUND ALUMINUM CAP MONUMENT LOT LINE CENTERLINE SUBDIVISION BOUNDARY SECTION LINE FOUND 5/8" REBAR AS NOTED OTHER EASEMENT LINE AS NOTED PERMANENT SIDEWALK EASEMENT, INSTRUMENT NO. EXISTING ADA COUNTY HIGHWAY DISTRICT PUBLIC UTILITY, PRESSURE IRRIGATION & LOT DRAINAGE EASEMENT LINE - SEE NOTES 1 & 2 CALCULATED POINT, NOT SET FOUND BRASS CAP MONUMENT LEGEND FOUND 1/2" REBAR AS NOTED NOTES 1. ALL LOT LINES COMMON TO PUBLIC STREETS ARE HEREBY DESIGNATED TO HAVE A TEN (10) FOOT PERMANENT EASEMENT FOR PUBLIC UTILITIES, IRRIGATION AND LOT DRAINAGE, UNLESS OTHERWISE SHOWN. THIS EASEMENT SHALL NOT PRECLUDE THE CONSTRUCTION OF PROPER HARD-SURFACED DRIVEWAYS AND WALKWAYS FOR ACCESS TO EACH INDIVIDUAL LOT. 2. ALL LOTS ARE HEREBY DESIGNATED AS HAVING A FIVE FOOT PERMANENT EASEMENT ON EACH SIDE OF THE INTERIOR SIDE LOT LINES, AND TWELVE (12) FOOT PERMANENT EASEMENT CONTIGUOUS TO ALL REAR LOT LINES, FOR PUBLIC UTILITIES, PRESSURE IRRIGATION, AND LOT DRAINAGE, UNLESS OTHERWISE SHOWN. ALL OTHER EASEMENTS ARE AS SHOWN. 3. MINIMUM BUILDING SETBACKS SHALL BE IN ACCORDANCE WITH THE CITY OF STAR APPLICABLE ZONING AND SUBDIVISION REGULATIONS AT THE TIME OF ISSUANCE OF INDIVIDUAL BUILDING PERMITS OR AS SPECIFICALLY APPROVED AND/OR REQUIRED, OR AS SHOWN ON THIS PLAT. 4. ANY RE-SUBDIVISION OF THIS PLAT SHALL COMPLY WITH THE APPLICABLE ZONING REGULATIONS IN EFFECT AT THE TIME OF THE RESUBDIVISION. 5. IRRIGATION WATER HAS BEEN PROVIDED BY THE MIDDLETON IRRIGATION ASSOCIATION, INC. AND FOOTHILLS DITCH COMPANY IN COMPLIANCE WITH IDAHO CODE SECTION 31-3805(1)(b). LOTS WITHIN THE SUBDIVISION SHALL BE ENTITLED TO IRRIGATION WATER FROM THESE IRRIGATION ENTITIES, TO BE DELIVERED TO LOTS THROUGH A PRESSURIZED IRRIGATION SYSTEM OWNED AND MAINTAINED BY THE HOMEOWNER ASSOCIATION. THE HOMEOWNER ASSOCIATION WILL BE SUBJECT TO ASSESSMENTS BY THESE IRRIGATION ENTITIES. 6. MAINTENANCE OF ANY IRRIGATION OR DRAINAGE PIPE OR DITCH CROSSING A LOT SHALL BE THE RESPONSIBILITY OF THE LOT OWNER UNLESS SUCH RESPONSIBILITY IS ASSUMED BY AN IRRIGATION/DRAINAGE ENTITY OR THE HOMEOWNER ASSOCIATION. 7. LOTS 1, 7, AND 21, BLOCK 13; LOT 1, BLOCK 14; LOTS 2 AND 8, BLOCK 15; LOTS 2, 6, AND 11, BLOCK 16 ARE DESIGNATED AS COMMON LOTS AND SHALL BE OWNED AND MAINTAINED BY THE ROSTI FARMS SUBDIVISION HOMEOWNER'S ASSOCIATION, OR ITS ASSIGNS. SAID LOTS ARE COVERED BY BLANKET EASEMENTS FOR PUBLIC UTILITIES, IRRIGATION AND LOT DRAINAGE. 8. THIS DEVELOPMENT RECOGNIZES IDAHO CODE SECTION 22-4503, RIGHT TO FARM ACT, WHICH STATES "NO AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC, BY ANY CHANGED CONDITIONS IN OR ABOUT THE SURROUNDING NONAGRICULTURAL ACTIVITIES AFTER IT HAS BEEN IN OPERATION FOR MORE THAN ONE YEAR, WHEN THE OPERATION, FACILITY OR EXPANSION WAS NOT A NUISANCE AT THE TIME IT BEGAN OR WAS CONSTRUCTED. THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHEN A NUISANCE RESULTS FROM THE IMPROPER OR NEGLIGENT OPERATION OF AN AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF." 9. THIS SUBDIVISION IS SUBJECT TO THE TERMS OF A DEVELOPMENT AGREEMENT RECORDED AS INSTRUMENT NO. RECORDS OF ADA COUNTY, IDAHO. 10. LOT 7, BLOCK 13 IS SERVIENT TO AND CONTAINS THE ADA COUNTY HIGHWAY DISTRICT STORM WATER DRAINAGE SYSTEM. THIS LOT IS ENCUMBERED BY THAT CERTAIN MASTER PERPETUAL STORM WATER DRAINAGE EASEMENT RECORDED ON NOVEMBER 10, 2015 AS INSTRUMENT NO. 2015-103256, OFFICIAL RECORDS OF ADA COUNTY, AND INCORPORATED HEREIN BY THIS REFERENCE AS IF SET FORTH IN FULL (THE "MASTER EASEMENT"). THE MASTER EASEMENT AND THE STORM WATER DRAINAGE SYSTEM ARE DEDICATED TO ADA COUNTY HIGHWAY DISTRICT PURSUANT TO SECTION 40-2302, IDAHO CODE THE MASTER EASEMENT IS FOR THE OPERATION AND MAINTENANCE OF THE STORM WATER DRAINAGE SYSTEM. 11. THIS SUBDIVISION IS SUBJECT TO THE TERMS OF AN ADA COUNTY HIGHWAY DISTRICT LICENSE AGREEMENT RECORDED AS INSTRUMENT NO. RECORDS OF ADA COUNTY, IDAHO. ---PAGE BREAK--- SHEET 2 OF 3 BOOK , PAGE CERTIFICATE OF SURVEYOR CERTIFICATE OF OWNERS ACKNOWLEDGMENT STATE OF IDAHO COUNTY OF ADA S.S. NOTARY PUBLIC FOR THE STATE OF IDAHO MY COMMISSION EXPIRES RESIDING AT I, CLINTON W. HANSEN, DO HEREBY CERTIFY THAT I AM A LICENSED PROFESSIONAL LAND SURVEYOR IN THE STATE OF IDAHO, AND THAT THIS PLAT AS DESCRIBED IN THE "CERTIFICATE OF OWNERS" WAS DRAWN FROM THE FIELD NOTES OF A SURVEY MADE ON THE GROUND UNDER MY DIRECT SUPERVISION AND ACCURATELY REPRESENTS THE POINTS PLATTED THEREON, AND IS IN CONFORMITY WITH THE STATE OF IDAHO CODE RELATING TO PLATS AND SURVEYS. KNOW ALL MEN BY THESE PRESENTS: THAT WE, THE UNDERSIGNED, ARE THE OWNERS OF THE REAL PROPERTY DESCRIBED BELOW IN ADA COUNTY, IDAHO, AND THAT WE INTEND TO INCLUDE THE FOLLOWING DESCRIBED PROPERTY IN THIS PLAT OF ROSTI FARMS SUBDIVISION NO. 4; A PARCEL BEING A PORTION OF THE W ½ OF THE NE ¼ OF SECTION 9, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, CITY OF STAR, ADA COUNTY, IDAHO, AND MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT AN ALUMINUM CAP MONUMENT MARKING THE NORTHWEST CORNER OF THE NE ¼ OF SAID SECTION 9, FROM WHICH A 1/2 INCH REBAR MARKING THE SOUTHWEST CORNER OF SAID NE ¼ BEARS S 0°38'55” W A DISTANCE OF 2641.75 FEET; THENCE ALONG THE WESTERLY BOUNDARY OF SAID NE ¼ S 0°38'55” W A DISTANCE OF 641.71 FEET TO A POINT; THENCE LEAVING SAID WESTERLY BOUNDARY S 89°32'00” E A DISTANCE OF 18.05 FEET TO THE POINT OF BEGINNING; THENCE S 89°32'00” E A DISTANCE OF 151.50 FEET TO A POINT; THENCE N 0°28'00” E A DISTANCE OF 3.98 FEET TO A POINT; THENCE S 89°32'00” E A DISTANCE OF 168.50 FEET TO A POINT; THENCE N 0°28'00” E A DISTANCE OF 8.00 FEET TO A POINT; THENCE S 89°32'00” E A DISTANCE OF 121.50 FEET TO A POINT; THENCE S 0°28'00” W A DISTANCE OF 7.10 FEET TO A POINT; THENCE S 89°32'00” E A DISTANCE OF 177.00 FEET TO A POINT; THENCE S 0°28'00” W A DISTANCE OF 75.00 FEET TO A POINT; THENCE S 5°57'14” E A DISTANCE OF 25.08 FEET TO A POINT; THENCE S 11°08'12” E A DISTANCE OF 69.00 FEET TO A POINT; THENCE S 89°03'14” E A DISTANCE OF 161.32 FEET TO A POINT; THENCE N 0°28'00” E A DISTANCE OF 173.82 FEET TO A POINT; THENCE S 89°32'00” E A DISTANCE OF 125.00 FEET TO A POINT; THENCE N 0°28'00” E A DISTANCE OF 24.61 FEET TO A POINT; THENCE S 89°32'00” E A DISTANCE OF 332.07 FEET TO A POINT ON THE WESTERLY RIGHT-OF-WAY OF STATE HIGHWAY 16; THENCE ALONG SAID WESTERLY RIGHT-OF-WAY S 0°53'42” W A DISTANCE OF 383.64 FEET TO A POINT; THENCE LEAVING SAID RIGHT-OF-WAY N 89°06'06” W A DISTANCE OF 155.78 FEET TO A POINT; THENCE S 59°32'24” W A DISTANCE OF 889.21 FEET TO A POINT; THENCE N 35°17'37” W A DISTANCE OF 209.90 FEET TO A POINT; THENCE A DISTANCE OF 52.97 FEET ALONG THE ARC OF A 1005.00 FOOT RADIUS CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 3°01'11” AND A LONG CHORD BEARING N 33D47'02” W A DISTANCE OF 52.96 FEET TO A POINT; THENCE S 57°43'34” W A DISTANCE OF 20.00 FEET TO A POINT ON THE EASTERLY BOUNDARY OF ROSTI FARMS SUBDIVISION NO. 1 AS SHOWN IN BOOK OF PLATS ON PAGES THROUGH RECORDS OF ADA COUNTY, IDAHO; THENCE ALONG SAID EASTERLY BOUNDARY THE FOLLOWING DESCRIBED BEARINGS AND DISTANCES: THENCE A DISTANCE OF 227.11 FEET ALONG THE ARC OF A 1025.00 FOOT RADIUS NON-TANGENT CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 12°41'43” AND A LONG CHORD BEARING N 25°55'35” W A DISTANCE OF 226.65 FEET TO A POINT; THENCE N 26°55'01” E A DISTANCE OF 25.50 FEET TO A POINT ON A CURVE; THENCE N 17°08'49” W A DISTANCE OF 50.33 FEET TO A POINT; THENCE N 61°12'55” W A DISTANCE OF 25.50 FEET TO A POINT; THENCE A DISTANCE OF 271.60 FEET ALONG THE ARC OF A 1025.00 FOOT RADIUS NON-TANGENT CURVE RIGHT, SAID CURVE HAVING A CENTRAL ANGLE OF 15°10'56” AND A LONG CHORD BEARING N 7°07'28” W A DISTANCE OF 270.81 FEET TO A POINT; THENCE N 0°28'00” E A DISTANCE OF 47.38 FEET TO THE POINT OF BEGINNING. THIS PARCEL CONTAINS 15.29 ACRES MORE OR LESS. ALL THE LOTS IN THIS SUBDIVISION WILL BE ELIGIBLE TO RECEIVE WATER AND SEWER SERVICE FROM THE STAR SEWER AND WATER DISTRICT. THE STAR SEWER AND WATER DISTRICT HAS AGREED IN WRITING TO SERVE ALL THE LOTS IN THIS SUBDIVISION. THE PUBLIC STREETS SHOWN ON THIS PLAT ARE HEREBY DEDICATED TO THE PUBLIC. PUBLIC UTILITY, IRRIGATION AND DRAINAGE EASEMENTS ON THIS PLAT ARE NOT DEDICATED TO THE PUBLIC, BUT THE RIGHT OF ACCESS TO, AND USE OF, THESE EASEMENTS IS HEREBY RESERVED FOR PUBLIC UTILITIES, DRAINAGE AND FOR ANY OTHER USES AS MAY BE DESIGNATED HEREON AND NO PERMANENT STRUCTURES OTHER THAN FOR SAID USES ARE TO BE ERECTED WITHIN THE LIMITS OF SAID EASEMENTS. IN WITNESS WHEREOF WE HAVE HEREUNTO SET OUR HAND THIS DAY OF , TOLL SOUTHWEST LLC, A DELAWARE LIMITED LIABILITY COMPANY BY SUSAN STANLEY, DIVISION PRESIDENT (208) 288-2040 fax (208) 288-2557 MERIDIAN, ID 83642 231 E. 5TH ST., STE. A www.landsolutions.biz Land Surveying and Consulting ROSTI FARMS SUBDIVISION NO. 4 ON THIS DAY OF , BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR SAID STATE PERSONALLY APPEARED SUSAN STANLEY, KNOWN TO ME TO BE THE DIVISION PRESIDENT OF TOLL SOUTHWEST LLC, A DELAWARE LIMITED LIABILITY COMPANY, WHO SUBSCRIBED SAID LIMITED LLIABILITY COMPANY'S NAME TO THE FOREGOING INSTRUMENT, AND ACKNOWLEDGED TO ME THAT SHE EXECUTED THE SAME IN SAID LIABILITY COMPANY'S NAME. IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR IN THIS CERTIFICATE FIRST ABOVE WRITTEN. CLINTON W. HANSEN PLS 11118 ---PAGE BREAK--- BOOK , PAGE (208) 288-2040 fax (208) 288-2557 MERIDIAN, ID 83642 231 E. 5TH ST., STE. A www.landsolutions.biz SHEET 3 OF 3 Land Surveying and Consulting APPROVAL OF ADA COUNTY HIGHWAY DISTRICT PRESIDENT, ADA COUNTY HIGHWAY DISTRICT CERTIFICATE OF THE COUNTY TREASURER CERTIFICATE OF THE COUNTY SURVEYOR ADA COUNTY SURVEYOR DATE: COUNTY TREASURER CERTIFICATE OF COUNTY RECORDER STATE OF IDAHO COUNTY OF ADA S.S. I HEREBY CERTIFY THAT THIS INSTRUMENT WAS FILED FOR RECORD AT THE REQUEST OF LAND SOLUTIONS, P.C., AT MINUTES PAST O'CLOCK ON DEPUTY EX-OFFICIO RECORDER THIS DAY OF , IN BOOK OF PLATS AT PAGES INSTRUMENT NO. APPROVAL OF CITY COUNCIL CITY CLERK I, THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY, HEREBY APPROVE THIS PLAT. CITY ENGINEER ~ STAR, IDAHO APPROVAL OF THE CITY ENGINEER HEALTH CERTIFICATE CENTRAL DISTRICT HEALTH, EHS DATE SANITARY RESTRICTIONS AS REQUIRED BY IDAHO CODE, TITLE 50, CHAPTER 13, HAVE BEEN SATISFIED ACCORDING TO THE LETTER TO BE READ ON FILE WITH THE COUNTY RECORDER OR HIS AGENT LISTING THE CONDITIONS OF APPROVAL. SANITARY RESTRICTIONS MAY BE RE-IMPOSED, IN ACCORDANCE WITH SECTION 50-1326, IDAHO CODE, BY THE ISSUANCE OF A CERTIFICATE OF DISAPPROVAL. FEE: I, THE UNDERSIGNED, CITY CLERK IN AND FOR THE CITY OF STAR, ADA COUNTY ,IDAHO, DO HEREBY CERTIFY THAT AT A REGULAR MEETING OF THE CITY COUNCIL HELD ON THE DAY OF , THIS PLAT WAS DULY ACCEPTED AND APPROVED. THE FOREGOING PLAT WAS ACCEPTED AND APPROVED BY THE BOARD OF ADA COUNTY HIGHWAY DISTRICT COMMISSIONERS ON THE DAY OF , I, THE UNDERSIGNED, PROFESSIONAL LAND SURVEYOR FOR ADA COUNTY, IDAHO, HEREBY CERTIFY THAT I HAVE CHECKED THIS PLAT AND FIND THAT IT COMPLIES WITH THE STATE OF IDAHO CODE RELATING TO PLATS AND SURVEYS. I, THE UNDERSIGNED, COUNTY TREASURER IN AND FOR THE COUNTY OF ADA, STATE OF IDAHO, PER THE REQUIREMENTS OF I.C. 50-1308, DO HEREBY CERTIFY THAT ANY AND ALL CURRENT AND OR DELINQUENT COUNTY PROPERTY TAXES FOR THE PROPERTY INCLUDED IN THIS SUBDIVISION HAVE BEEN PAID IN FULL. THIS CERTIFICATION IS VALID FOR THE NEXT THIRTY (30) DAYS ONLY. CLINTON W. HANSEN PLS 11118 ROSTI FARMS SUBDIVISION NO. 4 ---PAGE BREAK--- ---PAGE BREAK--- EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG IRRIRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR 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DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH C KEY MAP 0' 30' 60' 90' L1 FLOATING FEATHER RD ROSTI FARMS NO. 2 ROSTI FARMS PHASE FUTURE ROSTI FARMS PHASE FUTURE ROSTI FARMS NO. 1 L2 L3 N. 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ROSTI FARMS PHASE FUTURE ROSTI FARMS NO. 1 L2 L3 N. POLLARD LANE ROSTI FARMS PHASE FUTURE ---PAGE BREAK--- EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG 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DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH C KEY MAP 0' 30' 60' 90' L1 W. FLOATING FEATHER RD ROSTI FARMS NO. 2 ROSTI FARMS PHASE FUTURE ROSTI FARMS PHASE FUTURE ROSTI FARMS NO. 1 L2 L3 ROSTI FARMS PHASE FUTURE N. POLLARD LANE ---PAGE BREAK--- ---PAGE BREAK--- PART 2 - PRODUCTS 2.1 TOPSOIL A. If deemed usable, native topsoil shall be stockpiled for re-use in landscape work. Topsoil shall be fertile, friable, natural loam, surface soil, reasonable free of subsoil, clay lumps, brush, weeds, roots, stumps, stones larger than 1 inch in any dimension, and other extraneous or toxic matter harmful to plant growth. 1. Contractor shall send a minimum of three representative topsoil samples for testing. See testing requirements below. Contractor is responsible for whatever soil additives are recommended by the tests. Submit to Architect for approval. Compost will be added to other additives and added regardless of test results. B. If quantity of stockpiled topsoil is insufficient, contractor to provide imported topsoil that is fertile, friable, natural loam, surface soil, reasonably free of subsoil, clay lumps, brush, weeds and other litter, and free of roots, stumps, stones larger than 1 inches in any dimension, and other extraneous or toxic matter harmful to plant growth. 1. Obtain topsoil from local sources or areas with similar soil characteristics to that of project site. Obtain topsoil only from naturally well-drained sites where topsoil occurs in a depth of not less than 4 inches. Do not obtain from bogs or marshes. 2. Composition: Topsoil shall contain from 1 to 20% organic matter as determined by the Organic Carbon, 6A, Chemical Analysis Method described in USDA Soil Survey Investigation Report No. 1. Maximum particle size, 3/4-inch, with maximum 3% retained on 1/4-inch screen. Other components shall conform to the following limits: pH 6.5 to 7.5 Soluble Salts 600 ppm maximum Silt 25-50% Clay 10-30% Sand 20-50% 3. Contractor shall submit representative soil report on imported topsoil proposed for use for approval. Report shall meet standards below. Contractor is responsible for whatever soil additives are recommended by the test. Compost will be in addition to other additives and added regardless of test results. C. Soil Testing 1. Soil tests are required for this project (see above for requirements). Test shall be provided as follows: a. Provide certified analysis at time of sample submitted (three samples imported topsoil). Amend soils per chemist's recommendations and as herein specified unless otherwise approved by Architect. 2. Test shall include, but not limited to recommendations on chemical distributions, organic contents, pH factors, and sieve analysis as necessary. Test #1T by Western Laboratories (1-[PHONE REDACTED]) is required. 3. Contractor is responsible for whatever soil additives are recommended by the soil testing laboratory. 4. Contractor shall coordinate, obtain and pay for all soil tests. 5. If regenerative noxious weeds are present in the soil, remove all resultant growth including roots throughout one-year period after acceptance of work, at no cost to Owner. 2.2 pH ADJUSTERS A. When pH does not comply with this specification, commercial grade aluminum sulfate shall be used to adjust soil pH. 2.3 SOIL AMENDMENTS A. Compost: Compost: “Cascade Compost” from Cloverdale Nursery (208) 375-5262 and NuSoil Compost (208) 629-6912 or approved equal in equal amounts by volume. B. Commercial Fertilizer: Fertilizer shall be complete, standard commercial brand fertilizer. It shall be free-flowing and packaged in new waterproof, non-overlaid bags clearly labeled as to weight, manufacturer, and content. Protect materials from deterioration during delivery and while stored at site. 1. Commercial fertilizer for trees and shrubs during planting; slow release Agriform Planting 5-gram tablets 20-10-5 type or equal. 2. Commercial fertilizer for lawn areas, applied to bed prior to sodding, to be 16-16-17 applied at the rate of ten pounds per acre. 3. Commercial fertilizer for lawn areas three to four weeks after planting sod. Organic Fertilizer Milorganite (6-0-2) type or equal. C. Herbicide: Pre-emergent for topical application in planting beds. Oxiadiazon 2G brand or pre-approved equal. Use in accordance with manufacturer's recommendation on all planting beds. 2.4 PLANT MATERIALS A. Quality: Provide trees, shrubs, and other plants of size, genus, species, and variety shown for landscape work and complying with recommendations and requirements of ANSI Z60.1 "American Standard for Nursery Stock". B. Deciduous Trees: Provide trees of height and caliper scheduled or shown with branching configuration recommended by ANSI Z60.1 for type and species required. Single stem trees except where special forms are shown or listed. C. Deciduous Shrubs: Provide shrubs of the height shown or listed, not less than minimum number of canes required by ANSI Z60.1 for type and height of shrub. D. Coniferous and Broadleafed Evergreens: Provide evergreens of sizes shown or listed. Dimensions indicate minimum spread for spreading and semi-spreading type evergreens and height for other types, such as globe, dwarf, cone, pyramidal, broad upright, and columnar. Provide normal quality evergreens with well balanced form complying with requirements for other size relationships to the primary dimension shown. 2.5 GRASS MATERIALS A. Lawn sod: Provide strongly rooted sod, not less than 1 growing season old, and free of weeds and undesirable native grasses. Provide only sod capable of growth and development when planted (viable, not dormant). 1. Provide sod of uniform pad sizes with maximum 5% deviation in either length or width. Broken pads or pads with uneven ends will not be acceptable. Sod pads incapable of supporting their own weight when suspended vertically with a firm grasp on upper 10% of pad will be rejected. B. Provide sod composed of: Rhizomatous Tall Fescue (RTF) from the The Turf Company, Meridian, ID (208) 888-3760 or approved equal. 2.6 MISCELLANEOUS LANDSCAPE MATERIALS A. Anti-Desiccant: Emulsion type, film-forming agent designed to permit transpiration, but retard excessive loss of moisture from plants. Deliver in manufacturer's fully identified containers and mix in accordance with manufacturer's instructions. B. Mulch: Rock mulch for planting beds to be: Crushed Stone Perma Bark - dark color. 1/2" max size. 3" thick in all areas. Provide samples of rock mulch for approval by architect and ownership group prior to installation. Rock mulch to be placed over woven weed barrier fabric installed per manufacturer's instructions. C. Stakes and Guys: Provide stakes and deadmen of sound new hardwood, treated softwood, or redwood, free of knot holes and other defects. Provide wire ties and guys of 2-strand, twisted, pliable galvanized iron wire, not lighter than 12 ga. with zinc-coated turnbuckles. Provide not less than 2 inch diameter rubber or plastic hose, cut to required and of uniform color, material, and size to protect tree trunks from damage by wires. SECTION 32 90 00 - LANDSCAPE WORK PART 1 - GENERAL 1.1 RELATED DOCUMENTS A. Drawings and general provisions of Contract, including General and Supplementary Conditions and Division 1 Specification Sections. 1.2 SUMMARY A. This Section includes provisions for the following items: 1. Trees. 2. Shrubs; Ground cover. 3. Lawns. 4. Topsoil and Soil Amendments. 5. Miscellaneous Landscape Elements. 6. Initial maintenance of landscape materials. B. Related Sections: The following sections contain requirements. 1. Underground sprinkler system is specified in Section 32 84 00 - Irrigation 1.3 QUALITY ASSURANCE A. Subcontract landscape work to a single firm specializing in landscape work. B. Source Quality Control: 1. General: Ship landscape materials with certificates of inspection required by governing authorities. Comply with regulations applicable to landscape materials. 2. Do not make substitutions. If specified landscape material is not obtainable, submit proof of non-availability to Architect, with proposal for use of equivalent material. 3. Analysis and Standards: Package standard products with manufacturer's certified analysis. For other materials, provide analysis by recognized laboratory made in accordance with methods established by the Association of Official Agriculture Chemists, wherever applicable. 4. Trees, Shrubs and Groundcovers: Provide trees, shrubs, and groundcovers of quantity, size, genus, species, and variety shown and scheduled for work complying with recommendations and requirements of ANSI Z60.1 "American Standard for Nursery Stock". Provide healthy, vigorous stock, grown in recognized nursery in accordance with good horticultural practice and free of disease, insects, eggs, larvae, and defects such as knots, sun-scald, injuries, abrasions, or disfigurement. 5. Label at least one tree and one shrub of each variety with attached waterproof tag with legible designation of botanical and common name. a. Where formal arrangements or consecutive order of trees or shrubs are shown, select stock for uniform height and spread. 6. Inspection: The Architect may inspect trees and shrubs either at place of growth or at site before planting, for compliance with requirements for genus, species, variety, size, and quality. Architect retains right to further inspect trees and shrubs for size and condition of balls and root systems, insects, injuries and latent defects, and to reject unsatisfactory or defective material at any time during progress of work. Remove rejected trees or shrubs immediately from project site. 1.4 SUBMITTALS A. General: Submit the following in accordance with Conditions of Contract and Division 1 Specification Sections. B. Plant and Material Certifications: 1. Certificates of inspection as required by governmental authorities. 2. Manufacturer's or vendor's certified analysis for soil amendments and fertilizer materials. 3. Label data substantiating that plants, trees, shrubs and planting materials comply specified requirements. C. Mulch: Submit 1 gal bag of mulch sample for approval. 1.5 DELIVERY, STORAGE AND HANDLING A. Sod: Time delivery so that sod will be placed within 24 hours after stripping. Protect sod against drying and breaking of rolled strips. B. Trees and Shrubs: Provide freshly dug trees and shrubs. Do not prune prior to delivery unless otherwise approved by Architect. Do not bend or bind-tie trees or shrubs in such manner as to damage bark, break branches, or destroy natural shape. Provide protective covering during delivery. Do not drop balled and burlapped stock during delivery. C. Deliver trees and shrubs after preparations for planting have been completed and plant immediately. If planting is delayed more than 6 hours after delivery, set trees and shrubs in shade, protect from weather and mechanical damage, and keep roots moist by covering with mulch, burlap or other acceptable means of retaining moisture. D. Do not remove container-grown stock from containers until planting time. E. Do not drop or dump materials from vehicles during delivery or handling. Avoid any damage to rootballs during deliver, storage and handling. 1.6 JOB CONDITIONS A. Utilities: Determine location of underground utilities and work in a manner which will avoid possible damage. Hand excavate, as required. Maintain grade stakes until removal is mutually agreed upon by parties concerned. B. Excavation: When conditions detrimental to plant growth are encountered, such rubble fill, adverse drainage conditions, or obstructions, notify Architect before planting. C. Adjacent Landscape: Protect planted areas adjacent to construction area. Replace or recondition to prior conditions at project completion. 1.7 SEQUENCING AND SCHEDULING A. Planting Time: Proceed with, and complete landscape work as rapidly as portions of site become available, working within seasonal limitations for each kind of landscape work required. 1. Plant or install all plant materials during normal planting seasons from 15 March to 15 November. 2. Correlate planting with specified maintenance periods to provide maintenance from date of substantial completion. B. Coordination with Lawns: Plant trees and shrubs after final grades are established and prior to planting of lawns, unless otherwise acceptable to Architect. If planting of trees and shrubs occurs after lawn work, protect lawn areas and repair damage to lawns resulting from planting operations. 1.8 SPECIAL PROJECT WARRANTY A. Warranty lawns through specified lawn maintenance period, until Final Project Acceptance. B. Warranty trees and shrubs, for a period of one year after date of substantial completion, against defects including death and unsatisfactory growth, except for defects resulting from neglect by Owner, abuse or damage by others, or unusual phenomena or incidents beyond Landscape Installer's control. C. Remove and replace trees, shrubs, or other plants dead or in unhealthy condition during warranty period. Make replacements during growth season following end of warranty period. Replace trees and shrubs which are in doubtful condition at end of warranty period; unless, in opinion of Architect, it is advisable to extend warranty period for a full growing season. PART 3 - EXECUTION 3.1 PREPARATION - GENERAL A. General Contractor shall be responsible for excavating planting areas to appropriate depths for placement of topsoil as specified herein. B. Lay out individual tree and shrub locations and areas for multiple plantings. Stake locations and outline areas and secure Architect's acceptance before start of planting work. Make minor adjustments as may be required. 3.2 PREPARATION OF PLANTING SOIL A. Before mixing, clean topsoil of roots, plants, sod, stones, clay lumps, and other extraneous materials harmful or toxic to plant growth. B. Mix specified compost and fertilizers with topsoil at rates specified. Delay mixing fertilizer if planting will not follow placing of planting soil in a few days. Compost: Lawn Areas: 1/4 compost, : 3/4 topsoil. Shrub Areas: 1/3 compost, 2/3 topsoil. Fertilizer: Per soil test and manufacture's recommendations. C. For shrub and lawn area, mix planting soil either prior to planting or apply on surface of topsoil and mix thoroughly before planting. 3.3 PREPARATION FOR PLANTING LAWNS A. After excavating and removing surface material to proper depth, loosen subgrade of lawn areas to a minimum depth of 4 inches. Remove stones measuring over 1-1/2 inches in any dimension. Remove sticks, roots, rubbish, and other extraneous matter. Limit preparation to areas which will be planted after preparation. 1. Spread topsoil mix to minimum depth of 4 inches for sodded lawns as required to meet lines, grades, and elevations shown, after light rolling, addition of amendments, and natural settlement. Place approximately 1/2 of total amount of topsoil required. Work into top of loosened subgrade to create a transition layer and then place remainder of planting soil. Add specified soil amendments as required and mix thoroughly into upper 4 inches of topsoil. 3.4 PREPARATION OF PLANTING BEDS A. Loosen subgrade of planting areas to a minimum depth of 6 inches using a culti-mulcher or similar equipment. Remove stones measuring over 1 1/2 inches in any dimension. Remove stocks, stones, rubbish, and other extraneous matter. B. Spread planting soil mixture to minimum 12 inch depth required to meet lines, grades, and elevations shown, after light rolling and natural settlement. Add 1 1/2 inches of specified compost over entire planting area and mix thoroughly into upper 6 inches of topsoil. Place approximately 1/2 of total amount of planting soil required. Work into top of loosened subgrade to create a transition layer, then place remainder of the planting soil. C. Apply Pre-Emergent per manufacturer's recommendation. 3.5 PLANTING TREES AND SHRUBS A. Set balled and burlapped (B&B) stock on layer of compacted planting soil mixture, plumb and in center of pit or trench with top of ball at same elevation as adjacent finished landscape grades. Remove burlap from sides of balls; retain on bottoms. When set, place additional backfill around base and sides of ball, and work each layer to settle backfill and eliminate voids and air pockets. Place fertilizer tablets in excavated area per manufacture's written instructions. When excavation is approximately 2/3 full, water roughly before placing remainder of backfill. Repeat watering until no more is absorbed. Water again after placing final layer of backfill. Remove all ties from around base of trunk. B. Set container grown stock, as specified, for balled burlapped stock, except cut cans on 2 sides with an approved can cutter and remove can; remove bottoms of wooden boxes after partial backfilling so as not to damage root balls. C. Trees planted in turf area: Remove turf 3' dia around tree trunk. Dish top of backfill to allow for mulching. D. Mulch pits, and planted areas. Provide not less than following thickness of mulch, and work into top of backfill and finish level with adjacent finish grades. 1. Provide 3 inches thickness of mulch. E. If season and weather conditions dictate, apply anti-desiccant, using power spray, to provide an adequate film over trunks, branches, stems, twigs and foliage. F. Prune, thin out, and shape trees and shrubs in accordance with standard horticultural practice. Prune trees to retain required height and spread. Unless otherwise directed by Architect, do not cut tree leaders, and remove only injured or dead branches from flowering trees, if any. Prune shrubs to retain natural character. G. Remove and replace excessively pruned or misformed stock resulting from improper pruning. H. Guy and stake trees immediately after planting, as indicated. I. Apply approved herbicide to all shrub bed areas at manufacture specified rate. Re-apply as necessary for elimination of weeds. 3.6 SODDING NEW LAWNS A. General: Install lawn sod in all areas designated on the drawings. B. Soil Preparation 1. Any sod lawn areas that may have become compacted prior to sodding must be scarified to a depth of eight inches by approved means, then finish graded as hereinbefore described. C. Lay sod within 24 hours from time of stripping. Do not plant dormant sod or if ground is frozen. D. Sod Placement 1. Sod will be brought onto lawn areas by wheeled means with proper protection of sod beds. Sod layers shall be experienced, or if inexperienced, shall be constantly supervised by an experienced foreman. The Contractor shall insure that the base immediately ahead of sod layer is moist. Sod shall be laid tight with not gaps. Allowance shall be made for shrinkage. Lay sod with long edges perpendicular to primary slope. 2. Lay to form a solid mass with fitted joints. Butt ends and sides of strips; do not overlap. Stagger strips to offset joints in adjacent courses. Work on boards to avoid damage to subgrade or sod. Tamp or roll to ensure contact with subgrade. Work sifted soil into minor cracks between pieces; remove excess to avoid smothering of adjacent grass. 3. Sod shall be rolled with a two hundred (200) pound roller after installation to insure proper contact between soil and sod. Final rolling must provide a uniform surface. After final rolling, the sod lawn shall be mowed and watered. Approval of sod lawns shall be based on uniform, healthy and vigorous growth with no dry or dead spots. 4. Add fertilizer at the manufacturer's recommended application rate. E. Water sod thoroughly with a fine spray immediately after planting. F. Sodded Lawn Establishment 1. The Contractor shall be responsible for first mowing, subsequent mowings and fertilizing of sod lawn areas until Final Acceptance of the project. 2. Mowing shall be done by an approved "reel" type mower. Mower blades shall be set at two inches high for all mowings. 3. Subsequent fertilizing shall occur three to four weeks after installation. Apply fertilizer as per the Manufacturer's recommended application rate. Verify all methods of application. Contractor shall notify the Architect in writing that the fertilizer applications have occurred and on what dates. 3.7 MAINTENANCE A. Begin landscape maintenance immediately after planting. Maintenance shall continue until Project Final Acceptance. B. Maintain trees, shrubs, and other plants by pruning, cultivating, and weeding as required for healthy growth. Restore planting saucers. Tighten and repair stake and guy supports and reset trees and shrubs to proper grades or vertical position as required. Restore or replace damaged wrappings. Spray as required to keep trees and shrubs free of insects and disease. C. Maintain lawns by watering, fertilizing, weeding, mowing, trimming, and other operations such as tolling, regrading and replanting as required to establish a smooth, acceptable lawn, free of eroded or bare areas. D. Maintain lawns for no less than period stated above, or longer as required to establish acceptable lawn. 3.8 CLEANUP AND PROTECTION A. During landscape work, keep pavements clean and work area in an orderly condition. B. Protect landscape work and materials from damage due to landscape operations, operations by other contractors and trades, and trespassers. Maintain protection during installation and maintenance periods. Treat, repair, or replace damaged landscape work as directed. 3.9 INSPECTION AND ACCEPTANCE A. When landscape work is completed, including maintenance, Architect will, upon request, make an inspection to determine acceptability. B. When inspected landscape work does not comply with requirements, replace rejected work and continue specified maintenance until reinspected by Architect and found to be acceptable. Remove rejected plants and materials from project site. END OF SECTION E. Pressure Regulator: Netafim Model PRV075HF35, 3/4", one per zones. F. Flushing Valve: Netafim Model TLFV-1, two per zone (each end). G. Filter: Netafim Model DF075-120, 3/4" filter; one per drip zone. H. Air Relief Valve: Netafim Model TLAVRV, 2.5 MISCELLANEOUS A. Chemicals: primer and solvent glue as required by pipe manufacturer. B. Valve box - high impact plastic, green in color. C. Valve cover and frame - compatible with valve box with provision for locking. D. Drainage backfill - clean gravel or crushed stone, graded from 3" maximum to 3/4" minimum. PART 3 - EXECUTION 3.1 GENERAL A. Install system to provide for adequate protection against freeze damage. B. Install system in accordance with approved Contractor design drawings. All deviations from the plans must be approved, and clearly recorded on record drawing. C. Install system and components in strict accordance with manufacturer's recommendations. D. Install quick coupler(s) on main supply line, approximately equal spacing, at valve box locations or intervals of approximately 200 feet, whichever is greater. Locate adjacent to paved surfaces, at valve boxes where practical. 3.2 SURFACE CONDITIONS A. Examine the areas and conditions under which work will be performed. Notify Contractor of conditions detrimental to timely and proper completion of Section work. Do not proceed until unsatisfactory conditions are corrected. B. Locate all underground utilities and structures and notify Architect of any conflict with Section work. Protect structures and utilities. Repair or replace said structures or utilities damaged by this work at no cost to the Owner. 3.3 SLEEVING A. Sleeving installed by others. Coordinate with other trades. 3.4 TRENCHING AND BACKFILLING A. Trenching and backfilling shall be per applicable ISPWC Section. B. Cut trenches straight and without abrupt grade changes to allow the following minimum cover: 1. Main Lines and Sleeving: 18 inches. 2. PVC Laterals: 12 inches. C. Surround lines with 2 inches of clean rock-free material on all sides. 3.5 MISCELLANEOUS VALVES A. Install manual drain valves up stream. Install devise at mainline tap in accordance with manufacturer requirements for complete operation. Install backflow provision and connect to controller. 3.6 CIRCUIT VALVES A. Install in valve box, arranged for easy adjustment and removal. 1. Provide union on side. 2. Adjust automatic control valves to provide flow rate of rated operating pressure required for each sprinkler circuit. 3.7 PIPE INSTALLATION A. Lay PVC pipe in accordance with standard and acceptable practice. Thrust blocks to be used at points of intersection and change of direction in main line pipe as per manufacturer's recommended specifications. Install manual drains. B. PVC pipe joints, solvent welded except as indicated. Cut pipe square, deburr, wipe from surface all saw chips, dust, dirt, moisture and any foreign matter which may contaminate the cemented joint. Apply cleaner/primer and solvent cement, make joints in accordance with manufacturer's recommendations. Use Teflon thread sealant (tape) at all threaded joints. C.Contractor shall size pipe according to schedule provided. Flow velocities shall not exceed 5 feet/second in all cases. Lateral lines shall be laid out and installed per zone to balance the pressure loss and provide minimum fluctuation in system operating pressures. Pipe Size Pipe Section Pipe Size Pipe Section 3/4" 0-9 GPM 1 1/2" 26-34 GPM 1" 10-17 GPM 2" 35-50 GPM 1 1/4" 18-25 GPM 2 1/2" 51-80 GPM D. Techline Drip Line: Place in shallow furrow at 1"-2" below finish topsoil grade, below layer of specified mulch. Lay in uniform grid pattern in groundcover/shrub areas (rows 18"-24" apart max). Coil 20 linear feet at each balled and burlapped tree around base and to allow for tree removal if required. Staple drip line every 36" max. Flush all lines with full head of water prior to installation of flush valves at end of circuit runs. E. Flush Valves: Install flush valve at end of each drip line run. 3.8 SPRINKLER HEADS A. Flush circuit lines with full head of water prior to head installation. 1. Install heads at level with mulch 2. Locate part-circle shrubbery heads to maintain a minimum distance of six inches from walls and four inches from other boundaries unless otherwise indicated. Keep overspray to a minimum. 3.9 CONTROL WIRE INSTALLATION A. Bury wires beside or below main line pipe in same trench. B. Bundle multiple wires together with tape at ten feet (10') maximum intervals. C. Provide 36 inch loop in wires at each valve where controls are connected and at 100' maximum intervals between. D. Make all electrical joints (splices) in boxes only. Make electrical joints waterproof. Scotch-Lock connectors, or approved. 3.10 AUTOMATIC CONTROLLER A. Install on site as approved. Verify location with Owner Representative. B. Install typewritten legend inside controller door. 3.11 TESTING A. Do not allow or cause any work of this Section to be covered up or enclosed until it has been inspected and tested. B. Pressure testing: 1. Make necessary provision for thoroughly bleeding the line of air and debris. 2. Before testing, cap all risers, and install all valves. 3. Fill all main supply lines with water. Pressurize to 100 psi. Close air supply and test for leakage. Test shall be approved if no greater than 5 psi loss occurs in 15 minutes. 4. Fill all zone lines with water to static pressure. Hold for 15 minutes. Inspect for leakage. 5. Contractor shall provide all required testing equipment and personnel. Test shall be performed in presence of Architect. Contractor shall make notice of test (48) hours in advance. 6. Provide required testing equipment and personnel. 7. Repair leaks, and retest until acceptance by the Architect. C. Coverage inspection: upon completion of all systems, perform a coverage test to determine if coverage of water afforded all areas is complete, adequate and uniform. Change heads, nozzles, orifices and/or adjustment as directed to provide uniform coverage. D. Final inspection: 1. Clean, adjust, and balance all systems. Verify that: a. Remote control valves are properly balanced; b. Heads are properly adjusted for radius and arc of coverage; c. The installed system is workable, clean and efficient. E. Winterization: Winterize system at the end of first season of system operation. Review procedures with Owner Representative. END OF SECTION SECTION 32 84 00 - IRRIGATION (PERFORMANCE) PART 1 - GENERAL 1.1 CONDITIONS AND REQUIREMENTS: A. General and Supplementary Conditions, and Division 1 General Requirements. 1.2 SUMMARY A. Work included: 1. Provide and install a complete and operating automatic irrigation system for all lawn and planting areas. 2. Connect to main water supply at existing site stubout as provided. 3. Sleeving under paved areas (by others) 4. Obtain and pay for all permits and fees for the work of this section. 5. Perform work on a design/construct basis, subject to the requirements of the Contract Documents, applicable codes, and good design practice. 6. Winterization of system. 1.3 SUBMITTALS A. Within 30 days after Contractor's receipt of Owner's Notice to Proceed, submit: 1. Manufacturer's printed product information and catalog cut sheets for all system components; five copies. B. Shop Drawings: Submit shop drawings for underground irrigation system including plan layout and details illustrating location and type of head, type and size of valve, piping circuits, circuit GPM, pipe size, controls, and accessories. C. Record Drawings: At completion of this work, submit to the Contractor: 1. Record Drawings; reproducible and five prints. 2. Operations and Maintenance information (2 copies), including: a. Information including descriptive details, parts list, specifications, maintenance schedules and procedures for system components. b. Operation, adjustment of system and components instructions. c. Winterization procedures. d. Schedule indicating required open valve time to produce given precipitation amounts and seasonal adjustments. e. Warranties and guarantees. f. Submit five copies. 1.4 GUARANTEE A. Guarantee in writing all materials, equipment and workmanship furnished to be free of all defects of workmanship and materials. Within one year after date of Substantial Completion repair or replace all defective parts or workmanship that may be found at no additional cost to Owner. B. Fill and repair all depressions and replace all necessary lawn and planting which result from the settlement of irrigation trenches for one year after date of Substantial Completion. C. Supply all manufacturer's printed guarantees. 1.5 QUALITY ASSURANCE A. Contractor shall be licensed in the State in which this work is being performed. B. Contractor shall have at least two years prior experience in projects of equal or larger scope. Provide minimum of three references and list of similar projects with owners' names, addresses, and phone numbers, when requested by Owner. C. Contractor shall employ on site at all times a foreman who is thoroughly experienced and competent in all phases of the work of this Section. 1.6 SYSTEM DESCRIPTION A. Design requirements: 1. Minimum water coverage: Planting areas - 85%, Lawn areas - 100% 2. Layout system to obtain optimum coverage using manufacturer's standard heads. Spray on walks, walls or paved areas is not acceptable. 3. Zoning shall be designed for optimum use of available pressure and efficient distribution for types of plantings and shapes of planting areas. 4. Design pressures: Install pressure regulating equipment as necessary. 5. Provide/install approved fixed tee or coupling device for air blow winterization. Location shall be on main supply line from main shut off valve. 6. Install approved backflow prevention device in conformance with local or prevailing codes, and in approved site location. Provide for drainage without erosive damage. 1.7 EXTRA EQUIPMENT A. In addition to installed system, furnish owner with the following: 1. Valve operating key and marker key. 2. Wrench for each sprinkler head cover type. 3. Two sprinkler head bodies of each size and type. 4. Two nozzles for each size and type used. B. Store above items safely until Substantial Completion. C. Deliver above items at Substantial Completion. PART 2 - PRODUCTS 2.1 PIPE AND FITTINGS A. PVC 1120, ASTM D-1784, permanently marked with manufacturer's name, schedule rating, size, type. Solvent-weld type: 1. Pipe: a. Pressure lines: Schedule 40 solvent weld. b. Lateral lines: Class 200 pvc. c. Sleeving: Class 200 pvc. 2. Fittings: Schedule 40 PVC, solvent-weld type. Install threaded joints where required at valves, risers, etc. 3. Risers: Lawn and shrub heads - flexible and damage-resistant plastic "polypipe" riser. 4. Solvent: NSF approved solvent for Type I & II PVC. B. Polyethylene Pipe 1. Pipe: Class 100, 3/4" lateral line, for use on drip irrigation zone(s) where drip tubing is not otherwise used. 2. Fittings: Schedule 80 PVC. 3. Clamps: Stainless Steel. C. Drip Line: Netafim Techline Dripperline, with .6 GPH drippers at 18" spacing. 2.2 SPRINKLER HEADS A. Description: Appropriate for application in throw, pressure and discharge. Each type of head shall be of a single manufacturer. 1. Lawn heads: pop-up type. B. Manufacturer: Rainbird, Hunter, Weathermatic Irrigation Company. 2.3 AUTOMATIC CONTROL SYSTEM A. General; Furnish low voltage system manufactured expressly for control of automatic circuit valves of underground irrigation systems. Provide unit of capacity to suit number of circuits as indicated. B. Control Enclosure: Manufacturer's standard wall mount with locking cover, complying with NFPA 70. C. Circuit Control: each circuit variable from approximately 5 to 60 minutes. Including switch for manual or automatic operation of each circuit. D. Timing Device: Adjustable 24-hour and 7 or 14 day clocks to operate any time of day and skip any day in a 7 or 14 day period. E. Wiring: Solid or stranded direct-burial type as recommended by manufacturer of control unit; type AWG-UF, UL approved. 2.4 VALVING A. Manual valves: brass or bronze for direct burial, gate valves, 150 pound class, threaded connection with cross type handle designed to receive operating key. B. Automatic circuit valves: high impact plastic with corrosion-resistant internal parts. Low power solenoid control, normally closed, with manual flow adjustment; same manufacturer as control unit. 1. Standard sprinkler valve shall be Rainbird PEB-PRS-B. Use scrubber valve if not connected to potable water. 2. Drip Control Zone Kit: Hunter PCZ-101. C. Quick coupler valve: brass or bronze construction with hinged top. One per zone or valve grouping. D. Manual drain valves: 1. Bronze construction, straight type, 150 pound class, threaded connections, with cross type operating handle designed to receive operating key. Calco, Champion 100, or approved equal. 2. 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DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx DITCH KEY MAP 0' 30' 60' 90' L1 FLOATING FEATHER RD ROSTI FARMS NO. 2 ROSTI FARMS PHASE FUTURE ROSTI FARMS PHASE FUTURE ROSTI FARMS NO. 1 L2 L3 N. POLLARD LANE ROSTI FARMS PHASE FUTURE ROSTI FARMS NO. 3 ---PAGE BREAK--- EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG E EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG IRR TCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH IRRIRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG 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OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG 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FOx FOx FOx FOx FOx FOx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx SSx SSx SSx Wx Wx Wx Wx OHPx OHPx OHPx OHPx OHPx EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG 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X X X X X X X X IRR IRR IRR IRR IRR IRR IRR IRR OHPx OHPx IRR IRR IRR IRR IRR OHPx OHPx OHPx OHPx OHPx OHPx IRR IRR IRR X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X IRR DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH X X X X X X X X X IRR EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG 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DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx DITCH KEY MAP 0' 30' 60' 90' L1 FLOATING FEATHER RD ROSTI FARMS NO. 2 ROSTI FARMS PHASE FUTURE ROSTI FARMS PHASE FUTURE ROSTI FARMS NO. 1 L2 L3 N. POLLARD LANE ROSTI FARMS PHASE FUTURE ROSTI FARMS NO. 3 ROSTI FARMS PHASE FUTURE ---PAGE BREAK--- EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH H DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx IRRIRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG 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OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG 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DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH DITCH EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx Gx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx OHPx DITCH KEY MAP 0' 30' 60' 90' L1 FLOATING FEATHER RD ROSTI FARMS NO. 2 ROSTI FARMS PHASE FUTURE ROSTI FARMS PHASE FUTURE ROSTI FARMS NO. 1 L2 L3 N. POLLARD LANE ROSTI FARMS PHASE FUTURE ROSTI FARMS NO. 3 ROSTI FARMS PHASE FUTURE ---PAGE BREAK--- ---PAGE BREAK--- PART 2 - PRODUCTS 2.1 TOPSOIL A. If deemed usable, native topsoil shall be stockpiled for re-use in landscape work. Topsoil shall be fertile, friable, natural loam, surface soil, reasonable free of subsoil, clay lumps, brush, weeds, roots, stumps, stones larger than 1 inch in any dimension, and other extraneous or toxic matter harmful to plant growth. 1. Contractor shall send a minimum of three representative topsoil samples for testing. See testing requirements below. Contractor is responsible for whatever soil additives are recommended by the tests. Submit to Architect for approval. Compost will be added to other additives and added regardless of test results. B. If quantity of stockpiled topsoil is insufficient, contractor to provide imported topsoil that is fertile, friable, natural loam, surface soil, reasonably free of subsoil, clay lumps, brush, weeds and other litter, and free of roots, stumps, stones larger than 1 inches in any dimension, and other extraneous or toxic matter harmful to plant growth. 1. Obtain topsoil from local sources or areas with similar soil characteristics to that of project site. Obtain topsoil only from naturally well-drained sites where topsoil occurs in a depth of not less than 4 inches. Do not obtain from bogs or marshes. 2. Composition: Topsoil shall contain from 1 to 20% organic matter as determined by the Organic Carbon, 6A, Chemical Analysis Method described in USDA Soil Survey Investigation Report No. 1. Maximum particle size, 3/4-inch, with maximum 3% retained on 1/4-inch screen. Other components shall conform to the following limits: pH 6.5 to 7.5 Soluble Salts 600 ppm maximum Silt 25-50% Clay 10-30% Sand 20-50% 3. Contractor shall submit representative soil report on imported topsoil proposed for use for approval. Report shall meet standards below. Contractor is responsible for whatever soil additives are recommended by the test. Compost will be in addition to other additives and added regardless of test results. C. Soil Testing 1. Soil tests are required for this project (see above for requirements). Test shall be provided as follows: a. Provide certified analysis at time of sample submitted (three samples imported topsoil). Amend soils per chemist's recommendations and as herein specified unless otherwise approved by Architect. 2. Test shall include, but not limited to recommendations on chemical distributions, organic contents, pH factors, and sieve analysis as necessary. Test #1T by Western Laboratories (1-[PHONE REDACTED]) is required. 3. Contractor is responsible for whatever soil additives are recommended by the soil testing laboratory. 4. Contractor shall coordinate, obtain and pay for all soil tests. 5. If regenerative noxious weeds are present in the soil, remove all resultant growth including roots throughout one-year period after acceptance of work, at no cost to Owner. 2.2 pH ADJUSTERS A. When pH does not comply with this specification, commercial grade aluminum sulfate shall be used to adjust soil pH. 2.3 SOIL AMENDMENTS A. Compost: Compost: “Cascade Compost” from Cloverdale Nursery (208) 375-5262 and NuSoil Compost (208) 629-6912 or approved equal in equal amounts by volume. B. Commercial Fertilizer: Fertilizer shall be complete, standard commercial brand fertilizer. It shall be free-flowing and packaged in new waterproof, non-overlaid bags clearly labeled as to weight, manufacturer, and content. Protect materials from deterioration during delivery and while stored at site. 1. Commercial fertilizer for trees and shrubs during planting; slow release Agriform Planting 5-gram tablets 20-10-5 type or equal. 2. Commercial fertilizer for lawn areas, applied to bed prior to sodding, to be 16-16-17 applied at the rate of ten pounds per acre. 3. Commercial fertilizer for lawn areas three to four weeks after planting sod. Organic Fertilizer Milorganite (6-0-2) type or equal. C. Herbicide: Pre-emergent for topical application in planting beds. Oxiadiazon 2G brand or pre-approved equal. Use in accordance with manufacturer's recommendation on all planting beds. 2.4 PLANT MATERIALS A. Quality: Provide trees, shrubs, and other plants of size, genus, species, and variety shown for landscape work and complying with recommendations and requirements of ANSI Z60.1 "American Standard for Nursery Stock". B. Deciduous Trees: Provide trees of height and caliper scheduled or shown with branching configuration recommended by ANSI Z60.1 for type and species required. Single stem trees except where special forms are shown or listed. C. Deciduous Shrubs: Provide shrubs of the height shown or listed, not less than minimum number of canes required by ANSI Z60.1 for type and height of shrub. D. Coniferous and Broadleafed Evergreens: Provide evergreens of sizes shown or listed. Dimensions indicate minimum spread for spreading and semi-spreading type evergreens and height for other types, such as globe, dwarf, cone, pyramidal, broad upright, and columnar. Provide normal quality evergreens with well balanced form complying with requirements for other size relationships to the primary dimension shown. 2.5 GRASS MATERIALS A. Lawn sod: Provide strongly rooted sod, not less than 1 growing season old, and free of weeds and undesirable native grasses. Provide only sod capable of growth and development when planted (viable, not dormant). 1. Provide sod of uniform pad sizes with maximum 5% deviation in either length or width. Broken pads or pads with uneven ends will not be acceptable. Sod pads incapable of supporting their own weight when suspended vertically with a firm grasp on upper 10% of pad will be rejected. B. Provide sod composed of: Rhizomatous Tall Fescue (RTF) from the The Turf Company, Meridian, ID (208) 888-3760 or approved equal. 2.6 MISCELLANEOUS LANDSCAPE MATERIALS A. Anti-Desiccant: Emulsion type, film-forming agent designed to permit transpiration, but retard excessive loss of moisture from plants. Deliver in manufacturer's fully identified containers and mix in accordance with manufacturer's instructions. B. Mulch: Rock mulch for planting beds to be: Crushed Stone Perma Bark - dark color. 1/2" max size. 3" thick in all areas. Provide samples of rock mulch for approval by architect and ownership group prior to installation. Rock mulch to be placed over woven weed barrier fabric installed per manufacturer's instructions. C. Stakes and Guys: Provide stakes and deadmen of sound new hardwood, treated softwood, or redwood, free of knot holes and other defects. Provide wire ties and guys of 2-strand, twisted, pliable galvanized iron wire, not lighter than 12 ga. with zinc-coated turnbuckles. Provide not less than 2 inch diameter rubber or plastic hose, cut to required and of uniform color, material, and size to protect tree trunks from damage by wires. SECTION 32 90 00 - LANDSCAPE WORK PART 1 - GENERAL 1.1 RELATED DOCUMENTS A. Drawings and general provisions of Contract, including General and Supplementary Conditions and Division 1 Specification Sections. 1.2 SUMMARY A. This Section includes provisions for the following items: 1. Trees. 2. Shrubs; Ground cover. 3. Lawns. 4. Topsoil and Soil Amendments. 5. Miscellaneous Landscape Elements. 6. Initial maintenance of landscape materials. B. Related Sections: The following sections contain requirements. 1. Underground sprinkler system is specified in Section 32 84 00 - Irrigation 1.3 QUALITY ASSURANCE A. Subcontract landscape work to a single firm specializing in landscape work. B. Source Quality Control: 1. General: Ship landscape materials with certificates of inspection required by governing authorities. Comply with regulations applicable to landscape materials. 2. Do not make substitutions. If specified landscape material is not obtainable, submit proof of non-availability to Architect, with proposal for use of equivalent material. 3. Analysis and Standards: Package standard products with manufacturer's certified analysis. For other materials, provide analysis by recognized laboratory made in accordance with methods established by the Association of Official Agriculture Chemists, wherever applicable. 4. Trees, Shrubs and Groundcovers: Provide trees, shrubs, and groundcovers of quantity, size, genus, species, and variety shown and scheduled for work complying with recommendations and requirements of ANSI Z60.1 "American Standard for Nursery Stock". Provide healthy, vigorous stock, grown in recognized nursery in accordance with good horticultural practice and free of disease, insects, eggs, larvae, and defects such as knots, sun-scald, injuries, abrasions, or disfigurement. 5. Label at least one tree and one shrub of each variety with attached waterproof tag with legible designation of botanical and common name. a. Where formal arrangements or consecutive order of trees or shrubs are shown, select stock for uniform height and spread. 6. Inspection: The Architect may inspect trees and shrubs either at place of growth or at site before planting, for compliance with requirements for genus, species, variety, size, and quality. Architect retains right to further inspect trees and shrubs for size and condition of balls and root systems, insects, injuries and latent defects, and to reject unsatisfactory or defective material at any time during progress of work. Remove rejected trees or shrubs immediately from project site. 1.4 SUBMITTALS A. General: Submit the following in accordance with Conditions of Contract and Division 1 Specification Sections. B. Plant and Material Certifications: 1. Certificates of inspection as required by governmental authorities. 2. Manufacturer's or vendor's certified analysis for soil amendments and fertilizer materials. 3. Label data substantiating that plants, trees, shrubs and planting materials comply specified requirements. C. Mulch: Submit 1 gal bag of mulch sample for approval. 1.5 DELIVERY, STORAGE AND HANDLING A. Sod: Time delivery so that sod will be placed within 24 hours after stripping. Protect sod against drying and breaking of rolled strips. B. Trees and Shrubs: Provide freshly dug trees and shrubs. Do not prune prior to delivery unless otherwise approved by Architect. Do not bend or bind-tie trees or shrubs in such manner as to damage bark, break branches, or destroy natural shape. Provide protective covering during delivery. Do not drop balled and burlapped stock during delivery. C. Deliver trees and shrubs after preparations for planting have been completed and plant immediately. If planting is delayed more than 6 hours after delivery, set trees and shrubs in shade, protect from weather and mechanical damage, and keep roots moist by covering with mulch, burlap or other acceptable means of retaining moisture. D. Do not remove container-grown stock from containers until planting time. E. Do not drop or dump materials from vehicles during delivery or handling. Avoid any damage to rootballs during deliver, storage and handling. 1.6 JOB CONDITIONS A. Utilities: Determine location of underground utilities and work in a manner which will avoid possible damage. Hand excavate, as required. Maintain grade stakes until removal is mutually agreed upon by parties concerned. B. Excavation: When conditions detrimental to plant growth are encountered, such rubble fill, adverse drainage conditions, or obstructions, notify Architect before planting. C. Adjacent Landscape: Protect planted areas adjacent to construction area. Replace or recondition to prior conditions at project completion. 1.7 SEQUENCING AND SCHEDULING A. Planting Time: Proceed with, and complete landscape work as rapidly as portions of site become available, working within seasonal limitations for each kind of landscape work required. 1. Plant or install all plant materials during normal planting seasons from 15 March to 15 November. 2. Correlate planting with specified maintenance periods to provide maintenance from date of substantial completion. B. Coordination with Lawns: Plant trees and shrubs after final grades are established and prior to planting of lawns, unless otherwise acceptable to Architect. If planting of trees and shrubs occurs after lawn work, protect lawn areas and repair damage to lawns resulting from planting operations. 1.8 SPECIAL PROJECT WARRANTY A. Warranty lawns through specified lawn maintenance period, until Final Project Acceptance. B. Warranty trees and shrubs, for a period of one year after date of substantial completion, against defects including death and unsatisfactory growth, except for defects resulting from neglect by Owner, abuse or damage by others, or unusual phenomena or incidents beyond Landscape Installer's control. C. Remove and replace trees, shrubs, or other plants dead or in unhealthy condition during warranty period. Make replacements during growth season following end of warranty period. Replace trees and shrubs which are in doubtful condition at end of warranty period; unless, in opinion of Architect, it is advisable to extend warranty period for a full growing season. PART 3 - EXECUTION 3.1 PREPARATION - GENERAL A. General Contractor shall be responsible for excavating planting areas to appropriate depths for placement of topsoil as specified herein. B. Lay out individual tree and shrub locations and areas for multiple plantings. Stake locations and outline areas and secure Architect's acceptance before start of planting work. Make minor adjustments as may be required. 3.2 PREPARATION OF PLANTING SOIL A. Before mixing, clean topsoil of roots, plants, sod, stones, clay lumps, and other extraneous materials harmful or toxic to plant growth. B. Mix specified compost and fertilizers with topsoil at rates specified. Delay mixing fertilizer if planting will not follow placing of planting soil in a few days. Compost: Lawn Areas: 1/4 compost, : 3/4 topsoil. Shrub Areas: 1/3 compost, 2/3 topsoil. Fertilizer: Per soil test and manufacture's recommendations. C. For shrub and lawn area, mix planting soil either prior to planting or apply on surface of topsoil and mix thoroughly before planting. 3.3 PREPARATION FOR PLANTING LAWNS A. After excavating and removing surface material to proper depth, loosen subgrade of lawn areas to a minimum depth of 4 inches. Remove stones measuring over 1-1/2 inches in any dimension. Remove sticks, roots, rubbish, and other extraneous matter. Limit preparation to areas which will be planted after preparation. 1. Spread topsoil mix to minimum depth of 4 inches for sodded lawns as required to meet lines, grades, and elevations shown, after light rolling, addition of amendments, and natural settlement. Place approximately 1/2 of total amount of topsoil required. Work into top of loosened subgrade to create a transition layer and then place remainder of planting soil. Add specified soil amendments as required and mix thoroughly into upper 4 inches of topsoil. 3.4 PREPARATION OF PLANTING BEDS A. Loosen subgrade of planting areas to a minimum depth of 6 inches using a culti-mulcher or similar equipment. Remove stones measuring over 1 1/2 inches in any dimension. Remove stocks, stones, rubbish, and other extraneous matter. B. Spread planting soil mixture to minimum 12 inch depth required to meet lines, grades, and elevations shown, after light rolling and natural settlement. Add 1 1/2 inches of specified compost over entire planting area and mix thoroughly into upper 6 inches of topsoil. Place approximately 1/2 of total amount of planting soil required. Work into top of loosened subgrade to create a transition layer, then place remainder of the planting soil. C. Apply Pre-Emergent per manufacturer's recommendation. 3.5 PLANTING TREES AND SHRUBS A. Set balled and burlapped (B&B) stock on layer of compacted planting soil mixture, plumb and in center of pit or trench with top of ball at same elevation as adjacent finished landscape grades. Remove burlap from sides of balls; retain on bottoms. When set, place additional backfill around base and sides of ball, and work each layer to settle backfill and eliminate voids and air pockets. Place fertilizer tablets in excavated area per manufacture's written instructions. When excavation is approximately 2/3 full, water roughly before placing remainder of backfill. Repeat watering until no more is absorbed. Water again after placing final layer of backfill. Remove all ties from around base of trunk. B. Set container grown stock, as specified, for balled burlapped stock, except cut cans on 2 sides with an approved can cutter and remove can; remove bottoms of wooden boxes after partial backfilling so as not to damage root balls. C. Trees planted in turf area: Remove turf 3' dia around tree trunk. Dish top of backfill to allow for mulching. D. Mulch pits, and planted areas. Provide not less than following thickness of mulch, and work into top of backfill and finish level with adjacent finish grades. 1. Provide 3 inches thickness of mulch. E. If season and weather conditions dictate, apply anti-desiccant, using power spray, to provide an adequate film over trunks, branches, stems, twigs and foliage. F. Prune, thin out, and shape trees and shrubs in accordance with standard horticultural practice. Prune trees to retain required height and spread. Unless otherwise directed by Architect, do not cut tree leaders, and remove only injured or dead branches from flowering trees, if any. Prune shrubs to retain natural character. G. Remove and replace excessively pruned or misformed stock resulting from improper pruning. H. Guy and stake trees immediately after planting, as indicated. I. Apply approved herbicide to all shrub bed areas at manufacture specified rate. Re-apply as necessary for elimination of weeds. 3.6 SODDING NEW LAWNS A. General: Install lawn sod in all areas designated on the drawings. B. Soil Preparation 1. Any sod lawn areas that may have become compacted prior to sodding must be scarified to a depth of eight inches by approved means, then finish graded as hereinbefore described. C. Lay sod within 24 hours from time of stripping. Do not plant dormant sod or if ground is frozen. D. Sod Placement 1. Sod will be brought onto lawn areas by wheeled means with proper protection of sod beds. Sod layers shall be experienced, or if inexperienced, shall be constantly supervised by an experienced foreman. The Contractor shall insure that the base immediately ahead of sod layer is moist. Sod shall be laid tight with not gaps. Allowance shall be made for shrinkage. Lay sod with long edges perpendicular to primary slope. 2. Lay to form a solid mass with fitted joints. Butt ends and sides of strips; do not overlap. Stagger strips to offset joints in adjacent courses. Work on boards to avoid damage to subgrade or sod. Tamp or roll to ensure contact with subgrade. Work sifted soil into minor cracks between pieces; remove excess to avoid smothering of adjacent grass. 3. Sod shall be rolled with a two hundred (200) pound roller after installation to insure proper contact between soil and sod. Final rolling must provide a uniform surface. After final rolling, the sod lawn shall be mowed and watered. Approval of sod lawns shall be based on uniform, healthy and vigorous growth with no dry or dead spots. 4. Add fertilizer at the manufacturer's recommended application rate. E. Water sod thoroughly with a fine spray immediately after planting. F. Sodded Lawn Establishment 1. The Contractor shall be responsible for first mowing, subsequent mowings and fertilizing of sod lawn areas until Final Acceptance of the project. 2. Mowing shall be done by an approved "reel" type mower. Mower blades shall be set at two inches high for all mowings. 3. Subsequent fertilizing shall occur three to four weeks after installation. Apply fertilizer as per the Manufacturer's recommended application rate. Verify all methods of application. Contractor shall notify the Architect in writing that the fertilizer applications have occurred and on what dates. 3.7 MAINTENANCE A. Begin landscape maintenance immediately after planting. Maintenance shall continue until Project Final Acceptance. B. Maintain trees, shrubs, and other plants by pruning, cultivating, and weeding as required for healthy growth. Restore planting saucers. Tighten and repair stake and guy supports and reset trees and shrubs to proper grades or vertical position as required. Restore or replace damaged wrappings. Spray as required to keep trees and shrubs free of insects and disease. C. Maintain lawns by watering, fertilizing, weeding, mowing, trimming, and other operations such as tolling, regrading and replanting as required to establish a smooth, acceptable lawn, free of eroded or bare areas. D. Maintain lawns for no less than period stated above, or longer as required to establish acceptable lawn. 3.8 CLEANUP AND PROTECTION A. During landscape work, keep pavements clean and work area in an orderly condition. B. Protect landscape work and materials from damage due to landscape operations, operations by other contractors and trades, and trespassers. Maintain protection during installation and maintenance periods. Treat, repair, or replace damaged landscape work as directed. 3.9 INSPECTION AND ACCEPTANCE A. When landscape work is completed, including maintenance, Architect will, upon request, make an inspection to determine acceptability. B. When inspected landscape work does not comply with requirements, replace rejected work and continue specified maintenance until reinspected by Architect and found to be acceptable. Remove rejected plants and materials from project site. END OF SECTION E. Pressure Regulator: Netafim Model PRV075HF35, 3/4", one per zones. F. Flushing Valve: Netafim Model TLFV-1, two per zone (each end). G. Filter: Netafim Model DF075-120, 3/4" filter; one per drip zone. H. Air Relief Valve: Netafim Model TLAVRV, 2.5 MISCELLANEOUS A. Chemicals: primer and solvent glue as required by pipe manufacturer. B. Valve box - high impact plastic, green in color. C. Valve cover and frame - compatible with valve box with provision for locking. D. Drainage backfill - clean gravel or crushed stone, graded from 3" maximum to 3/4" minimum. PART 3 - EXECUTION 3.1 GENERAL A. Install system to provide for adequate protection against freeze damage. B. Install system in accordance with approved Contractor design drawings. All deviations from the plans must be approved, and clearly recorded on record drawing. C. Install system and components in strict accordance with manufacturer's recommendations. D. Install quick coupler(s) on main supply line, approximately equal spacing, at valve box locations or intervals of approximately 200 feet, whichever is greater. Locate adjacent to paved surfaces, at valve boxes where practical. 3.2 SURFACE CONDITIONS A. Examine the areas and conditions under which work will be performed. Notify Contractor of conditions detrimental to timely and proper completion of Section work. Do not proceed until unsatisfactory conditions are corrected. B. Locate all underground utilities and structures and notify Architect of any conflict with Section work. Protect structures and utilities. Repair or replace said structures or utilities damaged by this work at no cost to the Owner. 3.3 SLEEVING A. Sleeving installed by others. Coordinate with other trades. 3.4 TRENCHING AND BACKFILLING A. Trenching and backfilling shall be per applicable ISPWC Section. B. Cut trenches straight and without abrupt grade changes to allow the following minimum cover: 1. Main Lines and Sleeving: 18 inches. 2. PVC Laterals: 12 inches. C. Surround lines with 2 inches of clean rock-free material on all sides. 3.5 MISCELLANEOUS VALVES A. Install manual drain valves up stream. Install devise at mainline tap in accordance with manufacturer requirements for complete operation. Install backflow provision and connect to controller. 3.6 CIRCUIT VALVES A. Install in valve box, arranged for easy adjustment and removal. 1. Provide union on side. 2. Adjust automatic control valves to provide flow rate of rated operating pressure required for each sprinkler circuit. 3.7 PIPE INSTALLATION A. Lay PVC pipe in accordance with standard and acceptable practice. Thrust blocks to be used at points of intersection and change of direction in main line pipe as per manufacturer's recommended specifications. Install manual drains. B. PVC pipe joints, solvent welded except as indicated. Cut pipe square, deburr, wipe from surface all saw chips, dust, dirt, moisture and any foreign matter which may contaminate the cemented joint. Apply cleaner/primer and solvent cement, make joints in accordance with manufacturer's recommendations. Use Teflon thread sealant (tape) at all threaded joints. C.Contractor shall size pipe according to schedule provided. Flow velocities shall not exceed 5 feet/second in all cases. Lateral lines shall be laid out and installed per zone to balance the pressure loss and provide minimum fluctuation in system operating pressures. Pipe Size Pipe Section Pipe Size Pipe Section 3/4" 0-9 GPM 1 1/2" 26-34 GPM 1" 10-17 GPM 2" 35-50 GPM 1 1/4" 18-25 GPM 2 1/2" 51-80 GPM D. Techline Drip Line: Place in shallow furrow at 1"-2" below finish topsoil grade, below layer of specified mulch. Lay in uniform grid pattern in groundcover/shrub areas (rows 18"-24" apart max). Coil 20 linear feet at each balled and burlapped tree around base and to allow for tree removal if required. Staple drip line every 36" max. Flush all lines with full head of water prior to installation of flush valves at end of circuit runs. E. Flush Valves: Install flush valve at end of each drip line run. 3.8 SPRINKLER HEADS A. Flush circuit lines with full head of water prior to head installation. 1. Install heads at level with mulch 2. Locate part-circle shrubbery heads to maintain a minimum distance of six inches from walls and four inches from other boundaries unless otherwise indicated. Keep overspray to a minimum. 3.9 CONTROL WIRE INSTALLATION A. Bury wires beside or below main line pipe in same trench. B. Bundle multiple wires together with tape at ten feet (10') maximum intervals. C. Provide 36 inch loop in wires at each valve where controls are connected and at 100' maximum intervals between. D. Make all electrical joints (splices) in boxes only. Make electrical joints waterproof. Scotch-Lock connectors, or approved. 3.10 AUTOMATIC CONTROLLER A. Install on site as approved. Verify location with Owner Representative. B. Install typewritten legend inside controller door. 3.11 TESTING A. Do not allow or cause any work of this Section to be covered up or enclosed until it has been inspected and tested. B. Pressure testing: 1. Make necessary provision for thoroughly bleeding the line of air and debris. 2. Before testing, cap all risers, and install all valves. 3. Fill all main supply lines with water. Pressurize to 100 psi. Close air supply and test for leakage. Test shall be approved if no greater than 5 psi loss occurs in 15 minutes. 4. Fill all zone lines with water to static pressure. Hold for 15 minutes. Inspect for leakage. 5. Contractor shall provide all required testing equipment and personnel. Test shall be performed in presence of Architect. Contractor shall make notice of test (48) hours in advance. 6. Provide required testing equipment and personnel. 7. Repair leaks, and retest until acceptance by the Architect. C. Coverage inspection: upon completion of all systems, perform a coverage test to determine if coverage of water afforded all areas is complete, adequate and uniform. Change heads, nozzles, orifices and/or adjustment as directed to provide uniform coverage. D. Final inspection: 1. Clean, adjust, and balance all systems. Verify that: a. Remote control valves are properly balanced; b. Heads are properly adjusted for radius and arc of coverage; c. The installed system is workable, clean and efficient. E. Winterization: Winterize system at the end of first season of system operation. Review procedures with Owner Representative. END OF SECTION SECTION 32 84 00 - IRRIGATION (PERFORMANCE) PART 1 - GENERAL 1.1 CONDITIONS AND REQUIREMENTS: A. General and Supplementary Conditions, and Division 1 General Requirements. 1.2 SUMMARY A. Work included: 1. Provide and install a complete and operating automatic irrigation system for all lawn and planting areas. 2. Connect to main water supply at existing site stubout as provided. 3. Sleeving under paved areas (by others) 4. Obtain and pay for all permits and fees for the work of this section. 5. Perform work on a design/construct basis, subject to the requirements of the Contract Documents, applicable codes, and good design practice. 6. Winterization of system. 1.3 SUBMITTALS A. Within 30 days after Contractor's receipt of Owner's Notice to Proceed, submit: 1. Manufacturer's printed product information and catalog cut sheets for all system components; five copies. B. Shop Drawings: Submit shop drawings for underground irrigation system including plan layout and details illustrating location and type of head, type and size of valve, piping circuits, circuit GPM, pipe size, controls, and accessories. C. Record Drawings: At completion of this work, submit to the Contractor: 1. Record Drawings; reproducible and five prints. 2. Operations and Maintenance information (2 copies), including: a. Information including descriptive details, parts list, specifications, maintenance schedules and procedures for system components. b. Operation, adjustment of system and components instructions. c. Winterization procedures. d. Schedule indicating required open valve time to produce given precipitation amounts and seasonal adjustments. e. Warranties and guarantees. f. Submit five copies. 1.4 GUARANTEE A. Guarantee in writing all materials, equipment and workmanship furnished to be free of all defects of workmanship and materials. Within one year after date of Substantial Completion repair or replace all defective parts or workmanship that may be found at no additional cost to Owner. B. Fill and repair all depressions and replace all necessary lawn and planting which result from the settlement of irrigation trenches for one year after date of Substantial Completion. C. Supply all manufacturer's printed guarantees. 1.5 QUALITY ASSURANCE A. Contractor shall be licensed in the State in which this work is being performed. B. Contractor shall have at least two years prior experience in projects of equal or larger scope. Provide minimum of three references and list of similar projects with owners' names, addresses, and phone numbers, when requested by Owner. C. Contractor shall employ on site at all times a foreman who is thoroughly experienced and competent in all phases of the work of this Section. 1.6 SYSTEM DESCRIPTION A. Design requirements: 1. Minimum water coverage: Planting areas - 85%, Lawn areas - 100% 2. Layout system to obtain optimum coverage using manufacturer's standard heads. Spray on walks, walls or paved areas is not acceptable. 3. Zoning shall be designed for optimum use of available pressure and efficient distribution for types of plantings and shapes of planting areas. 4. Design pressures: Install pressure regulating equipment as necessary. 5. Provide/install approved fixed tee or coupling device for air blow winterization. Location shall be on main supply line from main shut off valve. 6. Install approved backflow prevention device in conformance with local or prevailing codes, and in approved site location. Provide for drainage without erosive damage. 1.7 EXTRA EQUIPMENT A. In addition to installed system, furnish owner with the following: 1. Valve operating key and marker key. 2. Wrench for each sprinkler head cover type. 3. Two sprinkler head bodies of each size and type. 4. Two nozzles for each size and type used. B. Store above items safely until Substantial Completion. C. Deliver above items at Substantial Completion. PART 2 - PRODUCTS 2.1 PIPE AND FITTINGS A. PVC 1120, ASTM D-1784, permanently marked with manufacturer's name, schedule rating, size, type. Solvent-weld type: 1. Pipe: a. Pressure lines: Schedule 40 solvent weld. b. Lateral lines: Class 200 pvc. c. Sleeving: Class 200 pvc. 2. Fittings: Schedule 40 PVC, solvent-weld type. Install threaded joints where required at valves, risers, etc. 3. Risers: Lawn and shrub heads - flexible and damage-resistant plastic "polypipe" riser. 4. Solvent: NSF approved solvent for Type I & II PVC. B. Polyethylene Pipe 1. Pipe: Class 100, 3/4" lateral line, for use on drip irrigation zone(s) where drip tubing is not otherwise used. 2. Fittings: Schedule 80 PVC. 3. Clamps: Stainless Steel. C. Drip Line: Netafim Techline Dripperline, with .6 GPH drippers at 18" spacing. 2.2 SPRINKLER HEADS A. Description: Appropriate for application in throw, pressure and discharge. Each type of head shall be of a single manufacturer. 1. Lawn heads: pop-up type. B. Manufacturer: Rainbird, Hunter, Weathermatic Irrigation Company. 2.3 AUTOMATIC CONTROL SYSTEM A. General; Furnish low voltage system manufactured expressly for control of automatic circuit valves of underground irrigation systems. Provide unit of capacity to suit number of circuits as indicated. B. Control Enclosure: Manufacturer's standard wall mount with locking cover, complying with NFPA 70. C. Circuit Control: each circuit variable from approximately 5 to 60 minutes. Including switch for manual or automatic operation of each circuit. D. Timing Device: Adjustable 24-hour and 7 or 14 day clocks to operate any time of day and skip any day in a 7 or 14 day period. E. Wiring: Solid or stranded direct-burial type as recommended by manufacturer of control unit; type AWG-UF, UL approved. 2.4 VALVING A. Manual valves: brass or bronze for direct burial, gate valves, 150 pound class, threaded connection with cross type handle designed to receive operating key. B. Automatic circuit valves: high impact plastic with corrosion-resistant internal parts. Low power solenoid control, normally closed, with manual flow adjustment; same manufacturer as control unit. 1. Standard sprinkler valve shall be Rainbird PEB-PRS-B. Use scrubber valve if not connected to potable water. 2. Drip Control Zone Kit: Hunter PCZ-101. C. Quick coupler valve: brass or bronze construction with hinged top. One per zone or valve grouping. D. Manual drain valves: 1. Bronze construction, straight type, 150 pound class, threaded connections, with cross type operating handle designed to receive operating key. Calco, Champion 100, or approved equal. 2. Size: 3/4 inch. ---PAGE BREAK--- Mel Norton Postmaster 10780 W State St Star ID 83669-9998 Phone: [PHONE REDACTED] Fax: [PHONE REDACTED] December 9, 2019 Engineering Solutions, LLP Attn: Shari Stiles [PHONE REDACTED] [EMAIL REDACTED] Subject: Mail Delivery Method Approval Shari, Thank you for contacting the Postal Service to establish delivery for the Rosti Farms Subdivision development in Star Idaho. Per your requested I am authorizing the developer to use cluster box delivery placed in two locations. Both locations are located on the map and are marked location A and location B. Location A will be at Block 7 Lot 1C on the west side of N Rosti Farms Way placed by the club house parking lot. Location B will be at Block 19 Lot 8c also on the west side of N Rosti Farms Way. Please keep in mind when ordering your cluster boxes from the manufacturer we request that you get them to number the boxes consecutively. As an example we would want the boxes to be labeled 1-200 as opposed to multiple units repeatedly numbered 1- 16. We also request that the Parcel Lockers on the units also be numbered consecutively, so if there are 13 CBU units needed for the development, and there were two parcel lockers per unit the parcel lockers would be numbered 1 through 26. If the CBUs are not numbered correctly, we may refuse to deliver until the numbering has been corrected. Thank you for your assistance. Mel Norton, Postmaster Star ID 83669 Mel Norton Postmaster, Star ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Revised 5/29/08 3/10/2021 Page 1 of 6 CITY OF STAR FINAL PLAT AND CONSTRUCTION DRAWING REVIEW CHECKLIST Subdivision: Rosti Farms No 3 Phase: 3 Date: 03/10/2021 Developable Lots: 57 Review No: 1 Developer: Toll Southwest, Lyle Dennison-Swiss Tel: [PHONE REDACTED] Fax: Email: Engineer: ESE Consultants, Justin Bozovich Tel: [PHONE REDACTED] Fax: Email: Property Address: W Floating Feather and N Pollard Ln Reviewed By: Kelsie E.I., Keller Associates Review Check By: Ryan Morgan, P.E., Keller Associates FINAL PLAT REVIEW ITEM OK NEED N/A FINAL PLAT APPLICATION REQUIREMENTS 1 X Submit two copies of final engineering construction drawings showing streets, sidewalk, water, sewer, pressure irrigation, street lighting, landscaping, and other public improvements. 2 X Submit one 8½ x 11 map showing property in relation to floodplain and/or floodway. Provide Floodplain Development Permit Application as required. 3 X Provide copy of the “Preliminary Plat Findings of Fact and Conclusions of Law”. 4 X Landscape plan provided. Confirm consistent with approved preliminary plat. 5 X Verified written legal description. 6 X Letter of credit for outstanding pressure irrigation and landscaping improvements only when weather conditions precludes construction of improvements prior to signature of mylar. ITEM OK NEED N/A FINAL PLAT REVIEW 7 X 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. 8 X Right to Farm Act Note on face of plat. ---PAGE BREAK--- Revised 5/29/08 3/10/2021 Page 2 of 6 9 X Note on face of plat: “This subdivision is located within zone AE as shown on the firm panel 125 of 875, Ada County, Idaho and Incorporated Areas. A building permit shall not be issued for any lot that is located within the mapped floodplain until a Flood Plain Development Permit is obtained for the individual lot. Each lot within the mapped floodplain shall require an individual Flood Plain Development Permit.” 10 X 10-foot utility and irrigation easements are shown, or noted, along the front lot lines, rear lot lines, and side lot lines as required. 11 X Note is shown on the final plat: “Minimum building setbacks shall be in accordance with the City of Star applicable zoning and subdivision regulations at the time of issuance of individual building permits or as specifically approved and / or required, or as shown on the this plat.” 12 X Seal of Professional Land Surveyor is displayed, dated, and signed on face of plat. 13 X Water and sewer easements shown on face of plat. (Note to Plan Reviewer: Provide plat to Justin Walker for easement water and sewer easement verification.) 14 X On the signature page of the plat please include the following THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY, , HEREBY APPROVE THIS PLAT.” underneath the APPROVAL OF CITY ENGINEER line, and before the signature line. 15 X “Change of Ownership” document filed with the IDWR to the HOA for all conveyable water rights. CONSTRUCTION DRAWING REVIEW ITEM OK NEED N/A GENERAL 16 X Construction drawings are stamped, signed, & dated by a professional engineer licensed in the State of Idaho. 17 X Natural features map showing all existing site features and 1-foot contour elevations is provided in accordance with the City’s code. 18 X Each sheet has north arrow, graphic scale, date, title block and sheet number. 19 X All profiles are drawn to the same horizontal scale as plan views. 20 X Street lighting plans are provided showing pole locations ---PAGE BREAK--- Revised 5/29/08 3/10/2021 Page 3 of 6 and luminary types. All street lighting shall be in accordance with the current edition of the ISPWC and the City of Star Supplemental Specifications. ITEM OK NEED N/A FLOODPLAIN DEVELOPMENT PERMIT 21 X Floodplain and floodway boundaries and elevations are shown on the grading plans. 22 X Building finished floor elevations are greater than or equal to 2-feet above the base flood elevation, or verification is provided of flood proofing. 23 X Roadway centerline elevations and manhole and other minor structure rim elevations are 0.5-feet above the base flood elevation. 24 X All buildings are set back a minimum of 50-feet from the floodway boundary line except that when the area of special flood hazard boundary is 50-feet or less from the flood way line, the boundary line shall be the setback line. 25 X Easements and conveyance provisions have been made for connection between the floodway and any detached floodwater storage impoundment. 26 X Calculations are provided and show 48-hour max time period for 100% utilization of detached storage impoundment. ITEM OK NEED N/A GRADING PLAN 27 X Grading plans are provided and are stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 28 X Grading plans show finished, existing, and base flood 1- foot contour elevations. 29 X Drainage facilities and easements are shown. 30 X Plan and profile sheets show proposed and existing utilities (rim elevations, pipe invert elevations, etc.), finished centerline roadway grades, existing grade, and base flood elevations. 31 X Existing irrigation ditches, canals, and easements are shown. 32 X Cut and fill slopes are no steeper that 2H:1V. (Spot checked by City Engineer) 33 X Tops and toes of all cut and fill slopes are set back from property boundary at least 3-feet plus 1/5 the height of the cut or fill but need not exceed 10-feet. (Spot checked by City Engineer) 34 X Tops and toes of cut and fill slopes are set back from structures 6-feet plus 1/5 of the height of the cut or fill but need not exceed 10-feet. (Spot checked by City Engineer) 35 X Provisions have been made for erosion control at pipe ---PAGE BREAK--- Revised 5/29/08 3/10/2021 Page 4 of 6 outfalls, along steep earth slopes, and within drainage ditches. Seepage beds are used. 36 X The vertical datum used for elevations shown on grading and drainage plans is NAVD 88 for all developments that are fully or partially within the floodplain. 37 X Existing and proposed elevations match at property boundaries. ITEM OK NEED N/A DRAINAGE PLAN 38 X Drainage plans are provided and stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 39 X Drainage calculations are provided and stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 40 X Narrative is provided that describes the proposed method of stormwater retention. 41 X Drainage calculations contain no arithmetic errors. (Spot checked by City Engineer) 42 X The design storm, percolation rate, or other design criteria are within accepted limits. (ITD Zone A—IDF Curve; Storage designed for 100 year storm; Primary conveyance designed for 25-year storm) 43 X Peak discharge rate and velocity through sand and grease traps calculated and are less than 0.5 ft/sec. 44 X Section view of drainage facility provided. 45 X Able to determine drainage directions from information given. 46 X Drainage facilities do not conflict with other utilities. (Spot check by City Engineer) 47 X Provision for conveyance or disposal of roof drainage provided for commercial developments. 48 X Building finished floor elevation shown is above possible max water surface elevation and 2-feet above base flood elevation. 49 X Storm water pretreatment provided. BMP facilities are designed in conformance with the “State of Idaho Catalog of Stormwater Best Management Practices”. 50 X 5-foot setback from property line maintained for drainage facilities. 51 X Drainage basin / pond dimensions listed or noted. 52 X Drainage facilities drawn to scale on grading and drainage plan. 53 X Drain rock, ASTM C33 sand, or pond liner specified. 54 X 3-foot separation from bottom of drainage facility to maximum seasonal high groundwater elevation shown ---PAGE BREAK--- Revised 5/29/08 3/10/2021 Page 5 of 6 on detail. 55 X Vegetative cover shown over biofiltration facilities. 56 X Appropriate license agreements have been executed and are provided for offsite discharge of storm water. ITEM OK NEED N/A GRAVITY IRRIGATION 57 X Plan approval letter is provided from the appropriate irrigation district. ITEM OK NEED N/A PRESSURE IRRIGATION 58 X Plans for a pressure irrigation system are provided (Required only if development contains more than four lots). 59 X The pressure irrigation system is not connected to the potable water system. 60 X Design provides a minimum of 15 gpm @ 45 PSI to each destination point. 61 X Easements are provided for all pressure irrigation piping. (Note on face of plat). 62 X Main line distribution piping is 3-inches in diameter or greater. 63 X Provisions are made for diversion and flow measurement from a gravity irrigation source ditch. 64 X Applicant provided verification with a signed contract indicating written assurance that provisions have been made for ownership, operation, and maintenance of the irrigation system. 65 X Provide written verification and plan approval from Star Sewer and Water District if potable water is planned to be used as a secondary irrigation source. 66 X Provided verification that water rights will be transferred to the association managing entity. 67 X If pressure irrigation will not be available to each lot at all times, provide rotation schedule for irrigation system usage identifying times and days that pressure irrigation will be available to each lot. ITEM OK NEED N/A RE-SUBMITTAL REQUIREMENTS* 68 X Return one revised plan set in pdf format with the redlined set for review and/or approval to Keller Associates. Unbound or un-collated plan sets will not be accepted. 69 X Provide a response letter, referencing the City of Star, with the revised plan set that highlights what actions were taken to correct any outstanding items. *All re-submittals should be returned to the City of Star for re-review. Notes: ---PAGE BREAK--- Revised 5/29/08 3/10/2021 Page 6 of 6 Additional Final Plat Comments:  Additional Construction Drawing Comments:  ---PAGE BREAK--- ---PAGE BREAK--- March 26, 2021 By e-mail: [EMAIL REDACTED] City of Star P.O. Box 130 Star, Idaho 83669 Subject: Rosti Farms Subdivision Final Plat Phase 4, FP-21-07 Dear Mr. Nickel: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: 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 for all construction projects prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. • Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment March 26, 2021 Page 2 • Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. • For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER • DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department. • All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well. • DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water. • DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. DRINKING WATER • DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval. • All projects for construction or modification of public drinking water systems require preconstruction approval. • DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: deq.idaho.gov/water- quality/drinking-water.aspx). For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite. ---PAGE BREAK--- Response to Request for Comment March 26, 2021 Page 3 • If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter. • DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for protection of ground water resources. • DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER • 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: channel-alteration-permits.html • The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. 5. SOLID WASTE, HAZARDOUS WASTE AND GROUND WATER CONTAMINATION • Solid Waste. No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including ---PAGE BREAK--- Response to Request for Comment March 26, 2021 Page 4 Idaho’s Solid Waste Management Regulations and Standards (IDAPA 58.01.06), Rules and Regulations for Hazardous Waste (IDAPA 58.01.05), and Rules and Regulations for the Prevention of Air Pollution (IDAPA 58.01.01). Inert and other approved materials are also defined in the Solid Waste Management Regulations and Standards • Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements. • Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852). Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850. • Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES • If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website 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. ---PAGE BREAK--- Response to Request for Comment March 26, 2021 Page 5 We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator DEQ-Boise Regional Office EDMS#: 2021AEK48 ---PAGE BREAK--- File # FP-21-02 Page 1 Sunfield Estates Subdivision Final Plat CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field, Assistant City Planner MEETING DATE: April 6, 2021 FILE(S) FP-21-02 Final Plat, Sunfield Estates REQUEST Applicant requests approval of the Sunfield Estates Subdivision Final Plat. The subject property is generally located on the south side of Beacon Light Road, ¼ mile east of N. Wing Road in Star, Idaho. Ada County Parcel No. S0405110010. APPLICANT/OWNER/REPRESENTATIVE REPRESENTATIVE OWNER/APPLICANT Andrew Newell Sunfield, LLC, Don Newell Blaine A. Womer Civil Engineering P.O. Box 1939 4355 W. Emerald St. Eagle, Idaho 83616 Boise, Idaho 83706 PROPERTY INFORMATION Land Use Designation - Residential (R-3-DA) Acres - 26.09 Residential Lots - 69 Common Lots - 6 Commercial - N/A HISTORY November 17, 2020 City Council approved the annexation & zoning, development agreement and preliminary plat applications. ---PAGE BREAK--- File # FP-21-02 Page 2 Sunfield Estates Subdivision Final Plat GENERAL DISCUSSION The Final Plat layout generally complies with the approved Preliminary Plat. Staff Reviewed Comments from the Preliminary Plat Approval/Findings of Fact: No special setbacks were requested with this subdivision. Setbacks are as follows: Setbacks for Residential (R3): Street Frontage: 35’ Front: 15’ Living Space / 20’ Garage Rear: 15’ Interior: 5’ per story Streets: Arterial – Collector 20’ Entry Way 40’ Building Height: 35’ Only 1 site amenity was listed on the Preliminary Plat application, development requires 2 site amenities. Applicant required to provide a streetlight at the intersection of W. Beacon Light and Fire Flower Ave. Council approved the preliminary plat with 69 single-family dwelling lots and 6 common lots. Staff analysis of Final Plat Submittal: Lot Layout – The gross density on the final plat is 2.64 du/ac and contains 69 single-family residential lots. Landscaping - As required by the Unified Development Code, Chapter 4, Section B-7-C-3 Street Trees; the minimum density of one tree per thirty-five (35) linear feet is required. The landscaping plan as submitted contains the required number of trees along W. Beacon Light and throughout the development. The applicant shall use “Tree Selection Guide for Streets and Landscapes throughout Idaho”, as adopted by the Unified Development Code. Irrigation - The applicant has not submitted any letters of approval from the respective irrigation districts pertaining to irrigation rights, pressurized irrigation or required easements. Staff will require irrigation approval from the irrigation district prior to signing the final plat. Mailbox Cluster – Applicant has not provided approval from the Star Postmaster, Mel Norton for the location of the mailbox cluster for this development. Staff will require this letter of approval before final plat can be signed. ---PAGE BREAK--- File # FP-21-02 Page 3 Sunfield Estates Subdivision Final Plat Streetlights – Streetlight plan has been submitted does not show a streetlight at the intersection of W. Beacon Light and N. Fire Flower Ave as directed in the public hearing on the preliminary plat. Staff will require an updated streetlight plan to be submitted, showing this light location. Other locations on the submitted plan meet current UDC requirements. Applicant has not submitted a street light design for approval. Staff will require that the applicant submit to the City, for approval the type of light fixture and pole height proposed for the development. Lights must meet current Dark Sky requirements and the fixture must be downward facing. This approval will be required before the final plat will be signed by the City. Street Names – Ada County made some minor modifications to the street names from the preliminary plat and those changes have been reflected on the final plat and match the letter of approval from Ada County. Amenities – Applicant is proposing a pathway system throughout the development within the open space/common areas. This has not been depicted on the included landscape plan nor does the landscape call out a second amenity as directed in the findings of fact. Staff will require an updated landscape plan to be submitted that shows both the pathway and a second amenity for the subdivision. This will be required before the final plat will be signed by the City. PUBLIC NOTIFICATIONS Notification of this application was sent to agencies having jurisdiction on March 3, 2021. The following agencies responded: March 10, 2021 Emmett Lateral Water Users Assn. Direction for Water Rights March 03, 2021 Keller Associates Review Checklist FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve this Final Plat, the Unified Development Code requires that Council must find the following: A. The Plat is in conformance with the Comprehensive Plan. Staff finds that this subdivision upon Preliminary Plat approval was in conformance with the Comprehensive Plan; no changes have been made to change this status. B. Public services are available or can be made available and are adequate to accommodate the proposed development. Staff finds that all public services are available and able to accommodate this development. C. There is public financial capability of supporting services for the proposed development. Staff knows of no financial hardship that would prevent services from being provided. ---PAGE BREAK--- File # FP-21-02 Page 4 Sunfield Estates Subdivision Final Plat D. The development will not be detrimental to the public health, safety or general welfare; and, Staff finds no facts to support that this subdivision phase will be detrimental to the public health, safety or general welfare. E. The development preserves significant natural, scenic or historic features. Staff finds that existing conditions have not substantially changed from the approved Preliminary Plat of this subdivision. CONDITIONS OF APPROVAL 1. Per the Development Agreement and prior to signing the final plat, developer is to pay the traffic mitigation fee required by the Idaho Transportation Department. The developer will pay the City $964.06 per buildable lot within each phase prior to signature on the final plat for the applicable phase, capped at $66,520.00. The City will allocate funds to roadway improvements in the vicinity of the project. 2. Streetlight plan needs to be revised and submitted to the City depicting the required streetlight at the intersection of W. Beacon Light Road and N Fire Flower Ave before the final plat can be signed. 3. Streetlight design must be submitted to and approved by the City prior to signing the final plat. 4. The landscape plan shall be revised to show the walking path and to include the second required amenity. This shall be submitted and approved by the City prior to signing the final plat. 5. The approved Preliminary Plat for Sunfield Estates Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 6. The property associated with this approved Final Plat, in addition to the property of all future phases shall be satisfactorily weed abated at all times, preventing a public nuisance, per Star City Code Chapter 3, Section 3-1-1 through 3-1-7. 7. The final plat shall comply with all requirements of the applicable agencies providing services to this subdivision. 8. As built plans for pressurized irrigation systems shall be submitted to the City of Star. 9. Applicant shall provide the City with one full size and one 11”x17” copy of the signed recorded final plat with all signatures, prior to any building permits being issued. 10. Mylar’s/final plats must include the statement supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45. 11. Development standards for single family residential units shall comply with effective building and zoning requirements at time of building permit issuance. 12. The mylar/final plat shall be signed by the owner, Surveyor, Central District Health, ACHD and City Engineer, prior to being delivered to the City of Star for City Clerk’s signature. 13. A copy of signed irrigation agreements shall be sent to the City prior to mylar/final plat signature. 14. All common areas shall be maintained by the Homeowners Association. ---PAGE BREAK--- File # FP-21-02 Page 5 Sunfield Estates Subdivision Final Plat 15. 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. 16. Street trees shall be installed per Chapter 4, Section B-7-C-3 Street Trees. 17. A letter from the US Postal Service shall be given to the City prior to final mylar signature stating the subdivision is in compliance with the Postal Service, including location of mailboxes. 18. A form signed by the Star Sewer & Water District shall be submitted to the City prior to final mylar signature stating that all conditions have been met. 19. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running 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 zoning administrator prior to start of construction. 20. A copy of the recorded CC&R’s shall be submitted to the City of Star prior to any building permits being issued. 21. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council Approved File # FP-21-02 Sunfield Estates Subdivision, Final Plat, on April 2021. ---PAGE BREAK--- CIVIL ENGINEERING B W A BLAINE A. WOMER ---PAGE BREAK--- City of Star P.O. Box 130 Star, Idaho 83669 P: [PHONE REDACTED] F: [PHONE REDACTED] Final Plat Application Form #512 Rev 12-2020 Page 1 of 5 ***All information must be filled out to be processed. Applicant Information: PRIMARY CONTACT IS: Applicant Owner Representative Applicant Name: Applicant Address: Zip: Phone: Email: Owner Name: Owner Address: Zip: Phone: Email: Representative architect, engineer, developer): Contact: Firm Name: Address: Zip: Phone: Email: Property Information: Subdivision Name: Phase: Parcel Number(s): Approved Zoning: Units per acre: Total acreage of phase: Total number of lots: Residential: Commercial: Industrial: Common lots: Total acreage of common lots: Percentage: Percent of common space to be used for drainage: Acres: Special Flood Hazard Area: total acreage number of homes Changes from approved preliminary plat pertaining to this phase: Preliminary Plat Final Plat Number of Residential Lots: Number of Common Lots: Number of Commercial Lots: Roads: FINAL PLAT APPLICATION FILE NO.: Date Application Received: Fee Paid: Processed by: City: X Don Newell 83616 [EMAIL REDACTED] same as above Andrew Newell 83706 Blaine A Womer Civil Engineering 4355 W. Emerald Street, Suite 145, Boise, ID PO Box 1939, Eagle, ID [PHONE REDACTED] [EMAIL REDACTED] Sunfield Estates Subdivision 1 S0405110010 R-3 2.64 26.09 75 69 0 0 6 0 0 5.73 21.96% 69 6 0 0 2.24% 0.13 6 8 8 69 ---PAGE BREAK--- Final Plat Application Form #512 Rev 12-2020 Page 2of 5 Amenities: Flood Zone Data: Application Requirements: (Applications are required to contain one copy of the following unless otherwise noted.) Applicant Description Staff Completed and signed Final Plat Application Fee: Please contact the City for current fee. Fees may be paid in person with check or electronically with credit card. Please call City for electronic payment. Additional service fee will apply to all electronic payments. Electronic copy of letter of intent and statement of compliance (or substantial compliance) with the approved Preliminary Plat and Conditions of Approval. The letter of intent shall include the following: • Gross density of the phase of the Final Plat submitted • Lot range and average lot size of phase • Description of approved open space being provided in the submitted phase including percentage of overall open space, number and type of approved amenities • List any specific approved building setbacks previously approved by Council. Electronic copy of legal description of the property (word.doc and pdf version with engineer’s seal and closure sheet) Electronic copy of current recorded warranty deed for the subject property If the signature on this application is not the owner of the property, an original notarized statement (affidavit of legal interest) from the owner stating the applicant and/or representative is authorized to submit this application. Electronic copy of subdivision name approval from Ada County Surveyor’s office. Electronic copy of the “final” street name evaluation/approval from Ada County. Electronic copy of vicinity map showing the location of the subject property One 24” X 36” paper copy of the Final Plat & Electronic Copy** One 11” X 17” paper copy of the Final Plat Electronic copy of the landscape plan** One 11” X 17” copy of the landscape plan Subdivision Name: Phase: Special Flood Hazard Area: total acreage number of homes 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. 0 0 ZONE X NA X NA Sunfield Estates Subdivision 1 X X X X 16001C0130J 06/19/2020 x x x x x X to be submitted to be submitted ---PAGE BREAK--- NA to be submitted to be submitted acknowledged acknowledged ---PAGE BREAK--- 4355 W. Emerald Street, Suite 145, Boise, ID 83706 • Phone: (208) 593-7555 1 February 11, 2021 Project No.: N1420003 Shawn Nickel City of Star P.O. Box 130 Star, ID 83669 RE: Sunfield Estates Subdivision – Star, ID Final Plat Application Mr. Nickel, On behalf of Sunfield, LLC, we are pleased to submit the Final Plat application and required supplements for the Sunfield Estates Subdivision (Project) located west of the intersection of Pollard Lane and Beacon Light Road in Star, ID. More specifically, this project is located a portion of Government Lot 1 of Section 5, Township 4 North, Range 1 West, Boise Meridian. The purpose of this letter is to provide supplemental information for the Project to assist in the review process of this application. The Project is zoned R-3 and will consist of 75 lots; 69 single-family residential lots and 6 common. The Project will consist of one phase at total buildout. The residential lots range in size, from 6,600 to 36,584 square feet (sf), with an average lot size of 9,509 sf. The total acreage of the site is 26.09 acres. The gross density of the Project is 2.64 units per acre. The overall open space provided is 5.73 acres, or 21.96% of gross area. No special building setbacks are being requested at this time. The infrastructure proposed with this subdivision phase consists of interior local streets, collector streets, water lines, sewer lines, gravity irrigation, pressure irrigation and storm water retention facilities. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- PROJECT LOCATION 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 1"=30' L1.0 SUNFIELD ESTATES STAR, IDAHO ACM ACM JAG 09/01/2020 By: By: By: No. REVISIONS DATE BY DESCRIPTION OWNER/DEVELOPER: Drawn Job Number: Designed Checked Sheet Number: LEAVITT & ASSOCIATES ENGINEERS, INC. STRUCTURAL * CIVIL SURVEYING 132 FIRST STREET SOUTH NAMPA IDAHO 31 PHONE 20 30333/3770 FA; 20 3900 SCALE: Delivery Date: Original sealed by: Date original signed: An original document is on file at the office of Leavitt & Associates Engineers, Inc. F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 9/2/2020 ---PAGE BREAK--- MATCHLINE SHEET L1.1 MATCHLINE SHEET L1.2 PB 3 CP 3 CO 5 RM 6 PW 3 AP 3 PP 2 PB 3 PC 2 AP 3 AP 3 PB 4 BN 3 PB 2 CO 5 RM 6 CP 4 PP 4 PW 2 RM 13 CA 5 CO 3 PW 2 RM 13 CA 5 CO 3 PB 1 AP 3 GT 3 PP 4 BN 5 PB 2 PC 3 PW 3 CO 5 RM 5 PW 3 RM 4 CA 7 PB 1 AP 4 PP 2 GT 3 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 1"=30' L1.1 SUNFIELD ESTATES STAR, IDAHO ACM ACM JAG 07/30/2020 By: By: By: No. REVISIONS DATE BY DESCRIPTION OWNER/DEVELOPER: Drawn Job Number: Designed Checked Sheet Number: LEAVITT & ASSOCIATES ENGINEERS, INC. STRUCTURAL * CIVIL SURVEYING 132 FIRST STREET SOUTH NAMPA IDAHO 31 PHONE 20 30333/3770 FA; 20 3900 SCALE: Delivery Date: Original sealed by: Date original signed: An original document is on file at the office of Leavitt & Associates Engineers, Inc. F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 9/2/2020 ---PAGE BREAK--- MATCHLINE SHEET L1.1 MATCHLINE SHEET L1.2 MATCHLINE SHEET L1.2 MATCHLINE SHEET L1.3 AP 1 BN 1 PC 2 GT 3 AP 2 CP 2 PC 1 BN 3 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 1"=30' L1.2 SUNFIELD ESTATES STAR, IDAHO ACM ACM JAG 07/30/2020 By: By: By: No. REVISIONS DATE BY DESCRIPTION OWNER/DEVELOPER: Drawn Job Number: Designed Checked Sheet Number: LEAVITT & ASSOCIATES ENGINEERS, INC. STRUCTURAL * CIVIL SURVEYING 132 FIRST STREET SOUTH NAMPA IDAHO 31 PHONE 20 30333/3770 FA; 20 3900 SCALE: Delivery Date: Original sealed by: Date original signed: An original document is on file at the office of Leavitt & Associates Engineers, Inc. F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 9/2/2020 ---PAGE BREAK--- MATCHLINE SHEET L1.2 MATCHLINE SHEET L1.3 PC 4 PP 2 GT 3 AP 3 BN 3 PC 3 PP 2 GT 4 BN 3 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 1"=30' L1.3 SUNFIELD ESTATES STAR, IDAHO ACM ACM JAG 07/30/2020 By: By: By: No. REVISIONS DATE BY DESCRIPTION OWNER/DEVELOPER: Drawn Job Number: Designed Checked Sheet Number: LEAVITT & ASSOCIATES ENGINEERS, INC. STRUCTURAL * CIVIL SURVEYING 132 FIRST STREET SOUTH NAMPA IDAHO 31 PHONE 20 30333/3770 FA; 20 3900 SCALE: Delivery Date: Original sealed by: Date original signed: An original document is on file at the office of Leavitt & Associates Engineers, Inc. F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 9/2/2020 ---PAGE BREAK--- CONIFEROUS TREE PLANTING DETAIL SHRUB PLANTING DETAIL DECIDUOUS TREE PLANTING DETAIL BOULDER PLACEMENT DETAIL 4 3 1 2 6' VINYL PRIVACY FENCE 5 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 1"=30' L2.0 SUNFIELD ESTATES STAR, IDAHO ACM ACM JAG 07/30/2020 By: By: By: No. REVISIONS DATE BY DESCRIPTION OWNER/DEVELOPER: Drawn Job Number: Designed Checked Sheet Number: LEAVITT & ASSOCIATES ENGINEERS, INC. STRUCTURAL * CIVIL SURVEYING 132 FIRST STREET SOUTH NAMPA IDAHO 31 PHONE 20 30333/3770 FA; 20 3900 SCALE: Delivery Date: Original sealed by: Date original signed: An original document is on file at the office of Leavitt & Associates Engineers, Inc. 6 6' VINYL SEMI-PRIVACY FENCE F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 9/2/2020 ---PAGE BREAK--- N. FIRE FLOWER AVENUE W. SOLAR VIEW STREET N. SUNSET HILLS ROAD W. SUNBERRY COURT N. SUN CITY AVENUE W. BEACON LIGHT ROAD W. SUNBURST STREET W. SUNCHASER STREET W. SUNSET VALLEY STREET PLAT OF SUNFIELD ESTATES SUBDIVISION CIVIL ENGINEERING B W A BLAINE A. WOMER ● ---PAGE BREAK--- N. FIRE FLOWER AVENUE (PUBLIC) W. SOLAR VIEW STREET (PUBLIC) W. SUNBERRY COURT (PUBLIC) N. SUN CITY AVENUE (PUBLIC) W. BEACON LIGHT ROAD (PUBLIC) N. SUNSET HILLS ROAD (PUBLIC) PLAT OF SUNFIELD ESTATES SUBDIVISION CIVIL ENGINEERING B W A BLAINE A. WOMER ● ---PAGE BREAK--- N. SUNSET HILLS ROAD (PUBLIC) W. SUNBURST STREET (PUBLIC) W. SUNCHASER STREET (PUBLIC) W. SUNSET VALLEY STREET (PUBLIC) N. SUN CITY AVENUE (PUBLIC) N. SU CIVIL ENGINEERING B W A BLAINE A. WOMER ● PLAT OF SUNFIELD ESTATES SUBDIVISION ---PAGE BREAK--- CIVIL ENGINEERING B W A BLAINE A. WOMER ● PLAT OF SUNFIELD ESTATES SUBDIVISION ---PAGE BREAK--- Revised 5/29/08 3/3/2021 Page 1 of 6 CITY OF STAR FINAL PLAT AND CONSTRUCTION DRAWING REVIEW CHECKLIST Subdivision: Sunfield Estates Subdivision Phase: N/A Date: 03/03/2021 Developable Lots: 74 Review No: 1 Developer: Sunfield, LLC Tel: Fax: Email: Engineer: Blaine A Wormer Civil Engineering, Andrew Newell Tel: [PHONE REDACTED] Fax: Email: Property Address: W Wing Rd and N Beacon Light Rd Reviewed By: Kelsie E.I., Keller Associates Review Check By: Ryan Morgan, P.E., Keller Associates FINAL PLAT REVIEW ITEM OK NEED N/A FINAL PLAT APPLICATION REQUIREMENTS 1 X Submit two copies of final engineering construction drawings showing streets, sidewalk, water, sewer, pressure irrigation, street lighting, landscaping, and other public improvements. 2 X Submit one 8½ x 11 map showing property in relation to floodplain and/or floodway. Provide Floodplain Development Permit Application as required. 3 X Provide copy of the “Preliminary Plat Findings of Fact and Conclusions of Law”. 4 X Landscape plan provided. Confirm consistent with approved preliminary plat. 5 X Verified written legal description. Provide all pages of final plat. It appears that there are several differences in between the plat and legal provided in the owner certification, please update. 6 X Letter of credit for outstanding pressure irrigation and landscaping improvements only when weather conditions precludes construction of improvements prior to signature of mylar. ITEM OK NEED N/A FINAL PLAT REVIEW 7 X 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 ---PAGE BREAK--- Revised 5/29/08 3/3/2021 Page 2 of 6 ditches or pipelines, bicycle / pedestrian pathways (connectivity to adjacent developments), and irrigation piping. 8 X Right to Farm Act Note on face of plat. 9 X Note on face of plat: “This subdivision is located within zone AE as shown on the firm panel 125 of 875, Ada County, Idaho and Incorporated Areas. A building permit shall not be issued for any lot that is located within the mapped floodplain until a Flood Plain Development Permit is obtained for the individual lot. Each lot within the mapped floodplain shall require an individual Flood Plain Development Permit.” 10 X 10-foot utility and irrigation easements are shown, or noted, along the front lot lines, rear lot lines, and side lot lines as required. 11 X Note is shown on the final plat: “Minimum building setbacks shall be in accordance with the City of Star applicable zoning and subdivision regulations at the time of issuance of individual building permits or as specifically approved and / or required, or as shown on the this plat.” 12 X Seal of Professional Land Surveyor is displayed, dated, and signed on face of plat. 13 X Water and sewer easements shown on face of plat. (Note to Plan Reviewer: Provide plat to Justin Walker for easement water and sewer easement verification.) Please include “and sewer” in the owner certification after water. 14 X On the signature page of the plat please include the following THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY, , HEREBY APPROVE THIS PLAT.” underneath the APPROVAL OF CITY ENGINEER line, and before the signature line. 15 X “Change of Ownership” document filed with the IDWR to the HOA for all conveyable water rights. CONSTRUCTION DRAWING REVIEW ITEM OK NEED N/A GENERAL 16 X Construction drawings are stamped, signed, & dated by a professional engineer licensed in the State of Idaho. 17 X Natural features map showing all existing site features and 1-foot contour elevations is provided in accordance with the City’s code. ---PAGE BREAK--- Revised 5/29/08 3/3/2021 Page 3 of 6 18 X Each sheet has north arrow, graphic scale, date, title block and sheet number. 19 X All profiles are drawn to the same horizontal scale as plan views. 20 X Street lighting plans are provided showing pole locations and luminary types. All street lighting shall be in accordance with the current edition of the ISPWC and the City of Star Supplemental Specifications. Provide streetlights at every intersection and cul-de-sac. Show on overall utility or roadway index map. ITEM OK NEED N/A FLOODPLAIN DEVELOPMENT PERMIT 21 X Floodplain and floodway boundaries and elevations are shown on the grading plans. 22 X Building finished floor elevations are greater than or equal to 2-feet above the base flood elevation, or verification is provided of flood proofing. 23 X Roadway centerline elevations and manhole and other minor structure rim elevations are 0.5-feet above the base flood elevation. 24 X All buildings are set back a minimum of 50-feet from the floodway boundary line except that when the area of special flood hazard boundary is 50-feet or less from the flood way line, the boundary line shall be the setback line. 25 X Easements and conveyance provisions have been made for connection between the floodway and any detached floodwater storage impoundment. 26 X Calculations are provided and show 48-hour max time period for 100% utilization of detached storage impoundment. ITEM OK NEED N/A GRADING PLAN 27 X Grading plans are provided and are stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 28 X Grading plans show finished, existing, and base flood 1- foot contour elevations. 29 X Drainage facilities and easements are shown. Please show drainage facilities on the overall grading plan. 30 X Plan and profile sheets show proposed and existing utilities (rim elevations, pipe invert elevations, etc.), finished centerline roadway grades, existing grade, and base flood elevations. 31 X Existing irrigation ditches, canals, and easements are shown. 32 X Cut and fill slopes are no steeper that 2H:1V. (Spot checked by City Engineer) The pathway slope cannot exceed 5% to meet ADA requirements. 33 X Tops and toes of all cut and fill slopes are set back from ---PAGE BREAK--- Revised 5/29/08 3/3/2021 Page 4 of 6 property boundary at least 3-feet plus 1/5 the height of the cut or fill but need not exceed 10-feet. (Spot checked by City Engineer) 34 X Tops and toes of cut and fill slopes are set back from structures 6-feet plus 1/5 of the height of the cut or fill but need not exceed 10-feet. (Spot checked by City Engineer) 35 X Provisions have been made for erosion control at pipe outfalls, along steep earth slopes, and within drainage ditches. 36 X The vertical datum used for elevations shown on grading and drainage plans is NAVD 88 for all developments that are fully or partially within the floodplain. 37 X Existing and proposed elevations match at property boundaries. ITEM OK NEED N/A DRAINAGE PLAN 38 X Drainage plans are provided and stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 39 X Drainage calculations are provided and stamped, dated, and signed by a professional engineer licensed in the State of Idaho. 40 X Narrative is provided that describes the proposed method of stormwater retention. The section Design Criteria and Limits is missing the date and BGS information. 41 X Drainage calculations contain no arithmetic errors. (Spot checked by City Engineer) It appears that the scale on the basin map page is not correct, please update. Please include the pond area in the calculations. 42 X The design storm, percolation rate, or other design criteria are within accepted limits. (ITD Zone A—IDF Curve; Storage designed for 100 year storm; Primary conveyance designed for 25-year storm) Confirm with ACHD that they will confirm the infiltration rate. 43 X Peak discharge rate and velocity through sand and grease traps calculated and are less than 0.5 ft/sec. 44 X Section view of drainage facility provided. 45 X Able to determine drainage directions from information given. 46 X Drainage facilities do not conflict with other utilities. (Spot check by City Engineer) 47 X Provision for conveyance or disposal of roof drainage provided for commercial developments. 48 X Building finished floor elevation shown is above possible max water surface elevation and 2-feet above base flood ---PAGE BREAK--- Revised 5/29/08 3/3/2021 Page 5 of 6 elevation. 49 X Storm water pretreatment provided. BMP facilities are designed in conformance with the “State of Idaho Catalog of Stormwater Best Management Practices”. 50 X 5-foot setback from property line maintained for drainage facilities. 51 X Drainage basin / pond dimensions listed or noted. Provide dimensions of retention pond. 52 X Drainage facilities drawn to scale on grading and drainage plan. Construct swale or berm along southern boundary to maintain stormwater on site. 53 X Drain rock, ASTM C33 sand, or pond liner specified. 54 X 3-foot separation from bottom of drainage facility to maximum seasonal high groundwater elevation shown on detail. Note 1, pg C5.2 doesn’t list the Geotech information, please update. 55 X Vegetative cover shown over biofiltration facilities. 56 X Appropriate license agreements have been executed and are provided for offsite discharge of storm water. ITEM OK NEED N/A GRAVITY IRRIGATION 57 X Plan approval letter is provided from the appropriate irrigation district. ITEM OK NEED N/A PRESSURE IRRIGATION 58 X Plans for a pressure irrigation system are provided (Required only if development contains more than four lots). Pump station design must be approved before plans will be approved. 59 X The pressure irrigation system is not connected to the potable water system. 60 X Design provides a minimum of 15 gpm @ 45 PSI to each destination point. 61 X Easements are provided for all pressure irrigation piping. (Note on face of plat). 62 X Main line distribution piping is 3-inches in diameter or greater. 63 X Provisions are made for diversion and flow measurement from a gravity irrigation source ditch. 64 X Applicant provided verification with a signed contract indicating written assurance that provisions have been made for ownership, operation, and maintenance of the irrigation system. 65 X Provide written verification and plan approval from Star Sewer and Water District if potable water is planned to be used as a secondary irrigation source. ---PAGE BREAK--- Revised 5/29/08 3/3/2021 Page 6 of 6 66 X Provided verification that water rights will be transferred to the association managing entity. 67 X If pressure irrigation will not be available to each lot at all times, provide rotation schedule for irrigation system usage identifying times and days that pressure irrigation will be available to each lot. ITEM OK NEED N/A RE-SUBMITTAL REQUIREMENTS* 68 X Return one revised plan set in pdf format with the redlined set for review and/or approval to Keller Associates. Unbound or un-collated plan sets will not be accepted. 69 X Provide a response letter, referencing the City of Star, with the revised plan set that highlights what actions were taken to correct any outstanding items. *All re-submittals should be returned to the City of Star for re-review. Notes: Additional Final Plat Comments:  Additional Construction Drawing Comments:  Please provide phone number of developer ---PAGE BREAK--- Jerry A. Kiser Attorney at Law P.O. Box 8389 Boise, Idaho 83707 (208) 861-4657 March 10, 2021 CITY OF STAR Attn. Shawn L. Nickel P.O. Box 130 Star, ID 83669 Re: Sunfield Estates Subdivision Final Plat. File No. FP-21-02 Dear Mr. Nickel: I write as attorney for the Emmett Lateral Water Users Association (Emmett Lateral) regarding the above referenced subdivision. The Emmett Lateral delivers water out of the Farmers Union canal to the property. This letter is in response to the notice of public hearing dated March 2, 2021 regarding the proposed project. Regarding the proposed development and subdivision, the Emmett Lateral has certain requirements which include, but are not limited to, the following: 1. The property owner must enter into a written agreement with the Emmett Lateral which will address various aspects and requirements involved in the subdivision. 2. The developer/property owner must recognize the Emmett Laterals rights-of- way for cleaning, maintenance and repair of its delivery ditches and waste water facilities. Further, 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 Emmett Laterals written permission. 3. Pursuant to Idaho law, the Emmett Lateral must approve any change to its ditches and waste water facilities located on the property. This approval must be in writing. 4. The pressurized irrigation system for the subdivision must be approved in writing prior to construction. 5. Any construction activities, including road or other construction must be completed at times and in a manner so as not to interfere in any way with the Emmett Laterals delivery of water or cleaning, maintenance, and repairs to its delivery ditches or waste water facilities. ---PAGE BREAK--- 6. Pursuant to Idaho law, the written permission of the Emmett Lateral must be obtained before any of its ditches or waste water facilities are buried in irrigation pipe, moved or modified by any land owner. 7. Water shares in Farmers Union Ditch Company, Ltd. appurtenant to the property must be transferred to a Homeowners Association for payment of assessments and for continuity of communication. If you have any questions regarding the foregoing, please feel free to contact me. cerely, A. Kiser ttorney at Law cc: The Emmett Lateral Farmers Union Ditch Company, Ltd. Andrew Newell, Engineer ---PAGE BREAK--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field – Assistant City Planner MEETING DATE: April 6, 2021, 2021 – PUBLIC HEARING (Tabled from March 16, 2021) FILE(S) PP-21-02 Preliminary Plat for Wildrye Creek Subdivision DA-21-01-MOD Development Agreement Modification OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant Rosti Land LLC Toll Southwest LLC 10980 Lower Bench Road 3103 W. Sheryl Drive Emmett, ID 83617 Meridian, ID 83642 Representative: Sabrina Toll Brothers 3103 W. Sheryl Drive Meridian, ID 83642 REQUEST Request: The Applicant is seeking approval of a Preliminary Plat and modification to an existing Development Agreement to develop a proposed residential subdivision consisting of 169 single-family residential lots and 29 common lots. The property is located on N. Can Ada Road in Star, Idaho and consists of 56.85 acres with a proposed density of 2.97 dwelling units per acre. The property is currently zoned Residential PROPERTY INFORMATION Property Location: The subject property is generally located on the east side of N. Can Ada Road, approximately ¼ mile south of W. New Hope Road. Ada County Parcel No. S0406325410. ---PAGE BREAK--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 2 Existing Site Characteristics: The property currently has 2 single-family homes and outbuildings and is in agricultural production. Irrigation/Drainage District(s): - Middleton Irrigation Association/Middleton Mill Ditch Co. P.O. Box 848 Middleton, ID 83644 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 – Yes, developer plans to keep them.  Riparian Vegetation – No.  Steep Slopes – None.  Stream/Creek – Middleton Canal and Drainage District No. 2.  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 sensitive wildlife habitat has been observed.  Historical Assets – No historical assets exist. APPLICATION REQUIREMENTS Pre-Application Meeting Held January 11, 2021 Neighborhood Meeting Held January 19, 2021 Application Submitted & Fees Paid January 25, 2021 Application Accepted February 8, 2021 Residents within 300’ Notified February 8, 2021 Agencies Notified February 8, 2021 Legal Notice Published February 11, 2021 Property Posted March 3, 2021 HISTORY The property was annexed (AZ-07-06) into the City with an approved Preliminary Plat (PP-07-05) for 168 residential lots and a Development Agreement in 2007 as Taurus Village Subdivision. The preliminary plat has since expired, and the Development Agreement is still in effect, however, a new preliminary plat is necessary. ---PAGE BREAK--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 3 SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing R3 – DA Neighborhood Residential Single Family Residential/Agriculture Proposed R-3-DA Neighborhood Residential Single Family Residential North of site R-3 Neighborhood Residential Craftsman Estates Subdivision No. 4 South of site RUT – Ada County Neighborhood Residential Single Family Residential/Agriculture East of site R-3/RR – Ada County Neighborhood Residential Craftsman Estates Subdivision No. 1 & 2 Single Family Residential Agricultural West of site RR – Canyon County Estate Residential Single Family Residential/Agriculture CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 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--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 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. 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--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 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--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 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--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 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. 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 ---PAGE BREAK--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 8 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 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. ---PAGE BREAK--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 9 • 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 PRELIMINARY PLAT: The Preliminary Plat submitted contains 169 single family residential lots, and 24 common area lots for a total of 193 lots. The residential lots range in size from 6,050 square feet to 14,619 square feet with the average buildable lot area of 8,508 square feet. The applicant has indicated that the development will contain a total of 11.93 acres (20.98%) of open space, of which 7.52 acres (13.23%) is usable open space. Streets are proposed to be public throughout the development, will have 50’ right of way and pavement will measure 36’ from back of curb to back of curb which satisfies Section 8-4D-34B(4) of the UDC. The development will have access on the west from N. Can Ada Road via two ingress/egress locations. The site will also connect to two existing stub roads, one located on the east of the development and one on the north, both connecting to Craftsman Estates subdivision. The development will also provide a stub road that will terminate at the property line on the southeast corner of the property for future access. 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 large common area of 2.06 acres with a pool, pool house, tot lot and gazebo. The development will also have walking paths and a pocket park that will have seating areas with shade. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks - Sidewalks are proposed at five-foot widths and will be detached throughout the overall subdivision with an 8’ landscape strip. • Pathways o Proposed 8 ft asphalt pathway along the Drainage District No. 2 Drain, that will be open to the public and connect Can Ada Road to Craftsman Estates subdivision. Pathway will include benches and landscaping. o Proposed internal, private, natural gravel pathway along the southern boundary of the property following the Middleton Canal. ---PAGE BREAK--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 10 • Streetlights - Applicant has proposed using a DSS or similar LED light that has a downward facing fixture and a flush head. These are the City suggested lights and will meet the “Dark Sky” criteria. The same streetlight design shall continue throughout the entire development. • Landscaping - As required by the Unified Development Code, Chapter 8, Section 8-8C- 2-M Street Trees; A minimum of one street tree shall be planted for every thirty-five (35) linear feet of street frontage. The applicant shall use “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code. 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. • Setbacks – Applicant is requesting to maintain the originally approved setbacks that were provided in the 2007 Development Agreement. Those approvals are listed below. Minimum Street Frontage Minimum Front Yard Setback Minimum Rear Yard setback Minimum Interior Side Setback Minimum Street Side Setback 35’ 15’ to living space 20’ to garage space 15’ 5’ (1 & 2 stories) 15’ • Mail Cluster – Approval was given by Star Postmaster, Mel Norton on January 21, 2021 to place the mail cluster on lot 1 Block 5 for all phases of the development. This is the same lot as the pool and pool house and the proposed mail cluster looks to be located to the east of the pool on the north of the parking lot. The approval letter is included in the application packet. • Subdivision Name – Wildrye Creek subdivision was confirmed by Ada County Development Services on December 15, 2020. The supporting documentation is in the application packet. AGENCY RESPONSES Keller and Associates February 24, 2021 ITD March 11, 2021 ACHD March 29, 2021 (Draft) DEQ February 19, 2021 COMPASS March 5, 2021 Central District Health February 12, 2021 Drainage District No. 2/Middleton Mill February 9, 2021 Star Fire District February 23, 2021 PUBLIC RESPONSES • John & Debra Sothern via email February 18, 2021 ---PAGE BREAK--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 11 • Larry & Lezle Ferguson, 2015 N. Starhaven Ave, Star, Idaho – via Email • David & Renee McClellan, 2041 N. Starhaven Ave, Star, Idaho 83669 • Charles and Sharon Van Dusen – via Email STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of the design, layout, and density of the development application, with the proposed conditions of approval. The development is very similar to the original Taurus Village Subdivision annexed and approved in 2007. The applicant has indicated that based on feedback from the neighborhood meeting they have adjusted the lot layout to include larger lots that back up to the neighbors in Craftsman Estates along the west boundary of the property. They have also restricted certain lots on this boundary to single level homes. Staff is appreciative that the applicant is working with the neighbors and supports this layout modification. Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed 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: 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. ---PAGE BREAK--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 12 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 Wildrye Creek 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 agree to modify the existing Development Agreement with the City, agreeing to the 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. 4. 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 permits being issued. 5. 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. 6. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. ---PAGE BREAK--- WILDRYE CREEK SUBDIVISION – FILE # PP-21-02/DA-21-01-MOD 13 7. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 8. 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. 9. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 10. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 11. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 12. 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. 13. 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. 14. All common areas shall be owned and maintained by the Homeowners Association. 15. 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. 16. A sign application is required for any subdivision signs. 17. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File # PP-21-02/DA-21-01 for Wildrye Creek Subdivision on 2021. ---PAGE BREAK--- 1 1 ---PAGE BREAK--- January 25, 2021 City of Star Planning and Zoning Department P.O. Box 130 Star, Idaho 83669 RE: Preliminary Plat and Development Agreement Modification Wildrye Creek Subdivision Dear Planning Staff, Attached for your review are applications for a Preliminary Plat and Development Agreement Modification for Wildrye Creek Subdivision. The property is generally located north of State Highway 44, on the southeast corner of North Can Ada Road and Somerset Lane and is approximately 56.85 acres. Based on City of Star’s zoning standards, and public agency input received, we have thoughtfully designed a community that includes 169 single-family residential lots for your consideration. Wildrye Creek Subdivision is going to be a welcoming community. Situated along the Ada County border of Can Ada Road, Wildrye Creek offers a special place to call home. Flowing water traverses across this new community in Star, providing great opportunity to enjoy the outdoors Table of Contents Page Number Site History and Characteristics 2 Preliminary Plat 2 Open Space 3 Amenities 4 Building Styles 4 Neighborhood Meeting 5 Development Agreement Modification 5 Summary 6 Exhibit A – Site Plan 7 Exhibit B – Open Space 8 Exhibit C – Pathway and Interconnectivity Map 9 Exhibit D – Phasing Map 10 Exhibit E – Single-Story Restricted Lots 11 Exhibit F – Elevations of Garden Collection 12 Exhibit G – Elevations of Woodland Collection 13 Exhibit H – Amenities 14 ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 2 with walking paths and useable open space that is thoughtfully designed throughout the community. Homeowners will also be able to enjoy a central amenity area with a pool, pool- house, and playground. Minutes from the heart of Star, Wildrye Creek will offer a diverse selection of one and two-story single-family homes sure to appeal to families, retirees and everyone in between who are ready to build their memories in their new home at Wildrye Creek. Subject Site History and Site Characteristics The site is currently annexed into the City of Star with a Residential R-3 zoning designation. This site was annexed in 2007 under applications AZ-07-06 and PP 07-05, known as Taurus Village Subdivision. Application PP 07-05 the preliminary plat for Taurus Village has expired. Characteristics of the site include street frontage on Can Ada Road. The site has two water conveyances: Drainage District No. 2 Drain that bisects through the site and Middleton Canal that runs along the southern boundary. The site varies in elevation, from 2472 at the northeast corner of the site, 2461 at the mid-point of the property, then finishes 2459 at the bottom southwest corner of the site. Historically this site has been farmed. The site has two single-family residential homes and outbuildings that will be removed during construction of phase 1. Wildrye Creek is surrounded to the north and east by Craftsman Estate Subdivision. Our community will be comparable in lot size, density, zoning and complimentary to the quality of Craftsman Estates. The overall density and variety of lot sizes will also be consistent with other nearby approved developments, including Havencrest Subdivision and Alderbrook Subdivision that is just south of our site. Preliminary Plat Wildrye Creek Subdivision is a residential community that will consist of 169 residential lots and 24 common lots. The breakdown of lots is as follows: Overall Project Data Single Family Residential Lots 169 Common Lots 24 Single-Family Residential Area 33.01 acres Common Lot Area 10.95 acres Gross Density 2.97 Units/Acre Net Density 5.12 Units/Acre Minimum Residential Lot Size 6,050 s.f. Average Residential Lot Size 8,508 s.f. Table 1: Overall Project Data ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 3 Sewer and water for the site is already annexed into Star’s Sewer and Water District. Wildrye Creek will be connecting to existing services located within Craftsman Estates Phase 1. Water os currently available within Can Ada Road. All storm drainage run-off will be collected on site within common lots via underground seepage beds. Pressurized irrigation will be provided to the site at the delivery point located at the northeast corner. This system will be owned and maintained by the HOA. Wildrye Creek Subdivision is proposing two ingress/egress locations off Can Ada Road. All internal streets will have 50’ right of way with a 36’ section of pavement. Sidewalks within this development will be detached. This site will connect to two existing stub roads located within Craftsman Estates and provide one additional stub road to the east for future development connectivity. Attached with this application is the proposed traffic study for Wildrye Creek. This study has been submitted to ACHD and ITD for review. Toll Brothers understands and respects the importance of dark-sky lighting for this area. Wildrye Creek Subdivision will provide dark sky outdoor lighting throughout the site to minimize glare and light pollution onto neighboring properties and throughout the immediate area. Coordination of the proposed lighting will be reviewed and approved by City of Star’s planning staff prior to construction. Phasing of the site is currently proposed as four phases, please see Exhibit D for more details. Open Space Wildrye Creek Subdivision will have approximately 12.10 acres of open space making our qualified percentage of open space 22.7%. Abundant landscape and useable open space can be seen throughout our site, as illustrated in Exhibit B. Starting at the main entrance, all Wildrye Creek’s local roadways will meet the City of Star’s standards, including detached sidewalks and generously landscaped buffers to provide treelined roadways. At the heart of the development will be a central amenity open space. This space will be the development’s focal point and gathering place for residents. Pedestrian walking paths will fan out across Wildrye Creek, providing interconnectivity and easy access to all the open space amenities within the development. ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 4 A secondary pocket park is designed south of the Drainage District No. 2 Drain. This amenity aims to be a more intimate setting with seating area for neighbors to gather. Coordination with Middleton Mill Irrigation District has occurred to allow several walking paths along the two drains/canals on site. Along the Drainage District No. 2 Drain our community is proposing to have an 8’ asphalt multi-use walking path along the drain that will be open to the public. This pathway will include benches and beautification of the drain for the residents and public to enjoy. Wildrye Creek is also proposing a secondary pathway along the southern boundary of the site along the Middleton Canal. The vision for this pathway is to maintain the landscape character surrounding the open canal and will include a natural looking gravel path which will provide another useable open space for residents. Both proposed pathways will be owned and maintained by the HOA, please refer to Exhibit C & H for renderings of the proposed pathway networks. Wildrye Creek Subdivision Amenities Wildrye Creek Subdivision’s 22.7% qualified, usable open space will include multiple greenspaces, and pathways, to maximize connectivity and provide a serene setting for residents and the public. These open spaces will provide a wide variety of active amenities for everyone in the community to utilize. In addition to the pathways, a playground, pocket parks, and useable open space will be provided. The community’s main central greenspace will have a community pool, pool-house, and a large play structure for children. This area will also include parking and the approved location for the cluster mailboxes serving the community. As a commitment to residents and the City of Star, Toll Brothers will construct the main central amenity features during the first phase of development. We believe this guarantees a great community from the very start. Building Styles Wildrye Creek Subdivision will offer two housing styles: The Garden and Woodland Collections. Each collection will have numerous floorplans and elevation styles to choose from. Please refer to Exhibit’s E & F for elevations examples. These collections help ensure that Wildrye Creek has many housing options available and are harmonious in appearance. ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 5 The Garden Collection will range from 1,200 to 2,400 square feet and will offer function and charm throughout the design and finishes. The Woodland Collection floor plans will range from 1,580 to 2,890 square feet. This collection specializes in open floor plans, extra exterior accents, and quality craftsmanship throughout. Neighborhood Meeting A meeting with the surrounding neighbors was held on January 19th at the City of Star’s new community center the River House. Meeting Date Number in Attendance 1. January 19th 21 Table 3: Neighborhood Meeting Information During the meeting neighbors expressed concern with the size of the lots being proposed along the west boundary of their homes located on Starhaven Road within phase 1 and 2 of Craftsman Estates. Based on the feedback we received, we have adjusted our layout to include larger lots backing up to their property line and will restrict these homes to be one-story in height. Please see Exhibit E, that depicts which homes will be restricted to one-story. We appreciated meeting with future neighbors and discussing the project. Toll Brothers holds the highest commitment to developments from the initial planning to the last house being built. And that commitment includes listening and being good neighbors to the existing residents. A good working dialogue will be maintained with all neighbors throughout the development process. Development Agreement Modification On September 25th, 2007 the City of Star entered into a Development Agreement (DA) with SB/CH Land Company Village (recording number 107135135) for the preliminary plat of Taurus Village Subdivision. The existing Development Agreement is still active; therefore, a modification is needed to update the terms, change the developer and the development name within the DA. It is our intent with the modification for Wildrye Creek to meet a majority of the standards created by the 2007 DA. One standard we are requesting to keep is the originally approved setbacks. Minimum Street Frontage Minimum Front Yard Setback Minimum Rear Yard Setback Minimum Interior Side Setback Minimum Street Side Setback 35’ 15’ to living 20’ to garage 15’ 5’ (1 & 2 Stories) 15’ ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 6 Summary Toll Brothers has an unwavering commitment to the quality of product and design that goes into their communities and homes. Wildrye Creek Subdivision will epitomize this vision and commitment that Toll Brothers has in making a community special. What will make Wildrye Creek Subdivision special, are all the thoughtful details that went into this design and those covered in this narrative and application. Ample open space, interconnecting trails and walking paths, usable active amenities, and thoughtfully landscaped street corridors throughout the development will make Wildrye Creek a special community. All these details add up to a high quality of life and creates livability opportunities for current and future residents of the City of Star. Overall, we are extremely proud of our proposed community and look forward to working with staff on our applications. If you have any questions, please don’t hesitate to contact me at or at [PHONE REDACTED]. Thanks for your time, consideration and assistance with our applications. Sincerely, Sabrina Land Development Entitlement Manager ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 7 Exhibit A – Site Plan ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 8 Exhibit B – Open Space ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 9 Exhibit C – Pathway and Interconnectivity Map ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 10 Exhibit D – Phasing Plan ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 11 Exhibit E – Single Story Restricted Lots ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 12 Exhibit F - Elevations of Garden Collection ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 13 Exhibit G– Elevations of Woodland Collection ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 14 Exhibit H – Amenities Central Main Amenity ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 15 Pathway Along Drainage District No. 2 Pathway along Middleton Mill Canal ---PAGE BREAK--- Wildrye Creek Subdivision WILDRYE CREEK SUBDIVISION 16 Southern Pocket Park ---PAGE BREAK--- City of Star P.O. Box 130 Star, Idaho 83669 P: [PHONE REDACTED] Preliminary Plat Application Form #520 Rev 12-2020 Page 1 of 8 ***All information must be filled out to be processed. Applicant Information: PRIMARY CONTACT IS: Applicant Owner Representative Applicant Name: Applicant Address: Zip: Phone: Email: Owner Name: Owner Address: Zip: Phone: Email: Representative architect, engineer, developer): Contact: Firm Name: Address: Zip: Phone: Email: Property Information: Subdivision Name: Site Location: Approved Zoning Designation of Site: Parcel Number(s): Zoning Designations: Zoning Designation Comp Plan Designation Land Use Existing Proposed North of site South of site East of site West of site PRELIMINARY PLAT APPLICATION FILE NO.: Date Application Received: Fee Paid: Processed by: City: Toll Southwest LLC 3103 W Sheryl Drive Meridian Idaho 83642 [PHONE REDACTED] [EMAIL REDACTED] Sabrina Toll Brothers 3103 W Sheryl Drive, Meridian Idaho 83642 [PHONE REDACTED] Wildrye Creek Subdivision R-3 S0406325410 R-3 R-3 RUT R-3 RR- County R-3 DA Neighborhood Residential Neighborhood Residential DA Neighborhood Residential Neighborhood Residential Neighborhood Residential Neighborhood Residential 10980 Lower Bench Road, Emmett, Idaho 83617 [PHONE REDACTED] [EMAIL REDACTED] Rosti Land LLC SE Corner of the intersection Rice and Can Ada ---PAGE BREAK--- Preliminary Plat Application Form #520 Rev 12-2020 Page 2 of 8 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): 58 acres 58 acres N/A 2.97 6,050 s.f. 40 ft 193 169 24 169 169 22.70 12.1 Pathways, trails, large central open space and pocket parks. Will include a pool, pool house, play grounds benches, sitting/gathering areas. N/A N/A N/A Walking paths and Public Multi-Purpose asphalt 8' wide. N/A Public roads being proposed 0 ---PAGE BREAK--- Preliminary Plat Application Form #520 Rev 12-2020 Page 3 of 8 d. Please see link for help with FEMA information e. All maps will delineate flood plain lines. PUBLIC SERVICES (Describe what services are available and agency providing service): Potable Water - Irrigation Water- Sanitary Sewer- Fire Protection - Schools - Roads - SPECIAL ON-SITE FEATURES (Yes or No – If yes explain in your narrative): Areas of Critical Environmental Concern - Floodplain - Evidence of Erosion - Fish Habitat - Historical Assets - Mature Trees - Riparian Vegetation - Steep Slopes - Stream/Creek - Unstable Soils - Unique Animal Life - Unique Plant Life - Application Requirements: (Applications are required to contain one copy of the following unless otherwise noted.) Applicant Description Staff Pre-application meeting with Planning Department required prior to neighborhood meeting. Copy of neighborhood meeting notice sent to property owners within 300 feet and meeting sign-in sheet. (Please contact the City for addresses & labels) (Applicants are required to hold a neighborhood meeting to provide an opportunity for public review of the proposed project prior to the submittal of an application.) Completed and signed Preliminary Plat Application Fee Narrative explaining the project. (must be signed by applicant) Legal description of the property (word.doc and pdf version with engineer’s seal): Recorded warranty deed for the subject property If the signature on this application is not the owner of the property, an original notarized statement (affidavit of legal interest) from the owner stating the applicant is authorized to submit this application. Approval of the proposed subivision name from Ada County Surveyor’s office. One 8½” X 11” copy and electronic copy in pdf. format of vicinity map showing the location of the subject property One full-size copy and one 11” X 17” copy of the Preliminary Plat Electronic copy in pdf. format of Preliminary Plat One full-size copy and one 11” X 17” copy of the landscape plan Electronic copy in pdf. format of landscape plan Electronic copy in pdf. format of preliminary site grading & drainage plans Phasing plan shall be included in the application if the project is to be phased. Letter of authorization from the local Post Office approving mailbox delivery to subdivision including location(s) of mailbox clusters. Locations shall be indicated on Preliminary Plat. List of name(s) and addresses of all canal or irrigation ditches within or contiguous to the proposed development. Star Sewer and Water District Star Sewer and Water District Star Fire District West Ada ACHD N/A N/A N/A N/A N/A Yes, plan to keep them N/A N/A Middleton Canal and Drainage District No. 2 N/A N/A N/A Middleton Mill Irrigation Association ---PAGE BREAK--- Preliminary Plat Application Form #520 Rev 12-2020 Page 4 of 8 One copy of names and addresses printed on address labels, of property owners within three hundred feet (300’) of the external boundaries of the property being considered as shown on record in the County Assessor’s office. Please contact the City to request addresses and labels. Site report of the highest seasonal groundwater elevation prepared by a registered soils scientist. (If requested by Engineer) Special Flood Information – Must be included on Preliminary Plat and Application form. One 8½” X 11” copy and electronic copy in pdf format of streetlight design and location information. Streetlights shall meet all City “Dark Sky” requirements. Written confirmation that a traffic impact study is not required and/or has been submitted for review to Ada County Highway District/Canyon Highway District No. 4/Idaho Transportation Department (if applicable). Two copies of the Electronic versions of submitted application including neighborhood meeting information, signed application, narrative, legal description, warranty deed, vicinity map, preliminary plat, landscape plan, preliminary site grading & drainage plans, irrigation district information, streetlight design & location, confirmation of a traffic impact study shall be submitted in original pdf format (no scans for preliminary plat, landscape plans or grading and drainage plans) on two thumb drives only (no discs) with the files named with project name and plan type. We encourage you to also submit a colored version of the preliminary plat and/or landscape plan for presentation purposes prior to City Council. Signed Certification of Posting with pictures. (see attached posting requirements and certification form) – To be completed by application after acceptance of application. Staff will notify applicant of hearing and posting date. Property shall be annexed into Star Sewer and Water District. Please contact SSWD for details. FEE REQUIREMENT: I have read and understand the above requirements. I further understand fees will be collected at the time of filing an application. I understand that there may be other fees associated with this application incurred by the City in obtaining reviews or referrals by architect, engineering, or other professionals necessary to enable the City to expedite this application. I understand that I, as the applicant, am responsible for all payments to the City of Star. Applicant/Representative Signature Date N/A 1-21-2021 ---PAGE BREAK--- 4 GRAPHIC SCALE 0 FEET 1 inch = ft. Horizontal 100 50 100 200 100 PP-1.1 1 PHASE 1 PHASE 3 PHASE 2 PHASE 4 ---PAGE BREAK--- 4 GRAPHIC SCALE 0 FEET 1 inch = ft. Horizontal 80 40 80 160 80 PP-2.1 2 ---PAGE BREAK--- 4 GRAPHIC SCALE 0 FEET 1 inch = ft. Horizontal 80 40 80 160 80 PP-3.1 3 ---PAGE BREAK--- 4 GRAPHIC SCALE 0 FEET 1 inch = ft. Horizontal 80 40 80 160 80 PP-4.1 4 ---PAGE BREAK--- ---PAGE BREAK--- X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 5' HT. IRON FENCE. SEE DETAIL 3 ON SHEET 2 POOL X X 5' HT. IRON FENCE. SEE DETAIL 3 ON SHEET 2 MIDDLETON CANAL MIDDLETON CANAL 5' HT. IRON FENCE. SEE DETAIL 3 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE WITH LATTICE TOP. (TYP.) SEE DETAIL 2 ON SHEET 2 6' HT SOLID VINYL FENCE WITH LATTICE TOP. (TYP.) SEE DETAIL 2 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE WITH LATTICE TOP. (TYP.) SEE DETAIL 2 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE WITH LATTICE TOP. (TYP.) SEE DETAIL 2 ON SHEET 2 6' HT SOLID VINYL FENCE WITH LATTICE TOP. (TYP.) SEE DETAIL 2 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE WITH LATTICE TOP. (TYP.) SEE DETAIL 2 ON SHEET 2 6' HT SOLID VINYL FENCE WITH LATTICE TOP. (TYP.) SEE DETAIL 2 ON SHEET 2 6' HT SOLID VINYL FENCE WITH LATTICE TOP. (TYP.) SEE DETAIL 2 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 6' HT SOLID VINYL FENCE. (TYP.) SEE DETAIL 1 ON SHEET 2 LAWN LAWN LAWN AREA LAWN (TYP.) LAWN (TYP.) LAWN (TYP.) LAWN LAWN (TYP.) LAWN (TYP.) LAWN (TYP.) LAWN (TYP.) LAWN (TYP.) LAWN (TYP.) LAWN (TYP.) POOL HOUSE MAIL SHADE PLAYGROUND PARKING X X X X PHASE 3 PHASE 2 PHASE 4 PHASE 1 EVERGREEN TREES BOTANICAL NAME COMMON NAME CONT SIZE JUNIPERUS VIRGINIANA `SKYROCKET` SKYROCKET JUNIPER B & B 6` MIN. HT PICEA GLAUCA `DENSATA` BLACK HILLS SPRUCE B & B 6` MIN. HT PICEA PUNGENS `HOOPSII` HOOPSI BLUE SPRUCE B & B 6` MIN. HT PINUS FLEXILIS `VANDERWOLF`S PYRAMID` VANDERWOLF`S PYRAMID PINE B & B 6` MIN. HT ORNAMENTAL TREES - CLASS I BOTANICAL NAME COMMON NAME CONT SIZE ACER TATARICUM `HOT WINGS` (MULTI-TRUNK) HOT WINGS TATARIAN MAPLE B & B 6`-8` HT. AMELANCHIER X GRANDIFLORA `SPRING FLURRY` SPRING FLURRY SERVICEBERRY B & B 2" CAL. CERCIS CANADENSIS `FOREST PANSY` FOREST PANSY REDBUD B & B 2" CAL. MALUS X `SPRING SNOW` SPRING SNOW CRABAPPLE B & B 6`-8` HT. PRUNUS CERASIFERA `NEWPORT` (SINGLE-TRUNK) NEWPORT FLOWERING PLUM B & B 6` - 8` HT. SHADE TREES - CLASS II BOTANICAL NAME COMMON NAME CONT SIZE ACER TRUNCATUM `PACIFIC SUNSET` TM PACIFIC SUNSET MAPLE B & B 2" CAL. GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` TM SHADEMASTER LOCUST B & B 2" CAL. SHADE TREES - CLASS III BOTANICAL NAME COMMON NAME CONT SIZE PLATANUS X ACERIFOLIA `BLOODGOOD` LONDON PLANE TREE B & B 2" CAL. STREET TREES - CLASS II BOTANICAL NAME COMMON NAME CONT SIZE CARPINUS CAROLINIANA `JFS-KW6` TM NATIVE FLAME HORNBEAM B & B 2" CAL. SINGLE-STEM FRAXINUS AMERICANA `AUTUMN PURPLE` AUTUMN PURPLE ASH B & B 2" CAL. GLEDITSIA TRIACANTHOS `STREET KEEPER` STREET KEEPER HONEYLOCUST B & B 2" CAL. LIQUIDAMBAR STYRACIFLUA `ROTUNDILOBA` TM ROUND-LOBED SEEDLESS SWEET GUM B & B 2" CAL. LIRIODENDRON TULIPIFERA TULIP TREE B & B 2" CAL. TILIA CORDATA `GREENSPIRE` GREENSPIRE LITTLELEAF LINDEN B & B 2" CAL. PLANT PALETTE SHRUBS/ ORNAMENTAL GRASSES/ PERENNIALS BOTANICAL NAME COMMON NAME CONT X 'MEADOWLARK' MEADOWLARK 3 GAL. ITEA VIRGINICA 'MERLOT' MERLOT SWEETSPIRE 3 GAL. RUDBECKIA FULGIDA BLACK EYED SUSAN 1 GAL. NEPETA X FAASSENII 'WALKERS LOW' WALKERS LOW CATMINT 1 GAL. HELICTORICHON SMPERVIRENS BLUE AVENA GRASS 1 GAL. CARYOPTERIS X CLANDONENSIS 'BLUE MIST' BLUE MIST SPIREA 3 GAL. JUNIPERUS HORIZONTALIS 'WILTONI' BLUE RUG JUNIPER 3 GAL. MAHONIA REPENS CREEPING MAHONIA 5 GAL. PENNISETUM ALOPECUROIDES 'HAMELN' DWARF FOUNTAIN GRASS 1 GAL. PHYSOCARPUS OPULIFOLIUS 'DART'S GOLD' DARTS GOLD NINEBARK 3 GAL. PHYSOCARPUS OPULIFOLIUS 'SEWARD' SUMMERWINE NINEBARK 5 GAL. HEMEROCALLIS 'STELLA D'ORO' STELLA D'ORO DAYLILY 1 GAL. ROSA 'FLOWER CARPET - NOARE' RED FLOWER CARPET ROSE 3 GAL. HOSTA 'FRANCEE' FRANCEE HOSTA 1 GAL. RHUS AROMATICA 'GRO-LOW' GRO-LOW SUMAC 5 GAL. CORNUS ALBA 'BAILHALO' IVORY HALO DOGWOOD 5 GAL. CALAMAGROSTIS ARUNDINACEA REED GRASS 1 GAL. PINUS MUGO 'SLOWMOUND' MUGO PINE 5 GAL. PRUNUS LAUROCERASS 'OTTO LUYKEN' OTTO LUYKEN LAUREL 5 GAL. JUNIPERUS SCOPULORUM 'BAILIGH' SKY HIGH JUNIPER 5 GAL. MISCANTHUS SINENSIS 'GRACILLIMUS' MAIDEN GRASS 1 GAL. SAMBUCUS NIGRA BLACK ELDERBERRY 3 GAL. LAWN STREET TREE REQUIREMENTS NORTH CROWNHAVEN AVE. 135 LF/ 35' LF = 4 STREET TREES (REQUIRED/PROPOSED) NORTH JUNE GRASS AVE. 528 LF/ 35' LF = 15 STREET TREES (REQUIRED/PROPOSED) WEST WINFLOWER AVE. 370 LF/ 35' LF = 11 STREET TREES (REQUIRED/PROPOSED) WEST PINE GRASS DR. 798 LF/ 35' LF = 23 STREET TREES (REQUIRED/PROPOSED) WEST SHORTCREEK DR. 980 LF/ 35' LF = 28 STREET TREES (REQUIRED/PROPOSED) WEST TRAILHEIGHTS ST. 221 LF/ 35' LF = 6 STREET TREES (REQUIRED/PROPOSED) (Northern Portion) NORTH CHARBRAY DR./ WEST TERATAI ST./ WEST CINDERLAND ST./ WEST ALISO CREEK ST. 3,619 LF/ 35 LF = 104 STREET TREES (REQUIRED/PROPOSED) (Southern Portion) WEST WILDTHISTLE DR./ WEST WAYFARING DR./ NORTH CINDERLAND ST./ NORTH CHARBRAY DRIVE 1,353/ 35' LF = 39 STREET TREES (REQUIRED/PROPOSED) NORTH CAN-ADA RD. 1,759 LF/ 35'LF = 50 STREET TREES (REQUIRED/PROPOSED) PP-9.1 1 1 inch = ft. GRAPHIC SCALE 80 0 40 80 160 80 FEET 6' VINYL FENCE ALONG PERIMETER LANDSCAPE BUFFERS, AND SIDE LOTS (TYP). (AS NOTED ON PLANS) 6' VINYL FENCE WITH LATTICE TOP ADJACENT TO COMMON AREAS AND CONNECTION PATHWAYS (TYP). (AS NOTED ON PLANS) FENCE LEGEND 5' IRON FENCE ALONG CANAL EASEMENTS (TYP). (AS NOTED ON PLANS) X X X 2 NOTES: 1) THIS PLAN IS FOR LANDSCAPE PURPOSES ONLY. 2) REFER TO SHEET PP-9.2 FOR NOTES AND DETAILS. ---PAGE BREAK--- EVERGREEN TREES BOTANICAL NAME COMMON NAME CONT SIZE JUNIPERUS VIRGINIANA `SKYROCKET` SKYROCKET JUNIPER B & B 6` MIN. HT PICEA GLAUCA `DENSATA` BLACK HILLS SPRUCE B & B 6` MIN. HT PICEA PUNGENS `HOOPSII` HOOPSI BLUE SPRUCE B & B 6` MIN. HT PINUS FLEXILIS `VANDERWOLF`S PYRAMID` VANDERWOLF`S PYRAMID PINE B & B 6` MIN. HT ORNAMENTAL TREES - CLASS I BOTANICAL NAME COMMON NAME CONT SIZE ACER TATARICUM `HOT WINGS` (MULTI-TRUNK) HOT WINGS TATARIAN MAPLE B & B 6`-8` HT. AMELANCHIER X GRANDIFLORA `SPRING FLURRY` SPRING FLURRY SERVICEBERRY B & B 2" CAL. CERCIS CANADENSIS `FOREST PANSY` FOREST PANSY REDBUD B & B 2" CAL. MALUS X `SPRING SNOW` SPRING SNOW CRABAPPLE B & B 6`-8` HT. PRUNUS CERASIFERA `NEWPORT` (SINGLE-TRUNK) NEWPORT FLOWERING PLUM B & B 6` - 8` HT. SHADE TREES - CLASS II BOTANICAL NAME COMMON NAME CONT SIZE ACER TRUNCATUM `PACIFIC SUNSET` TM PACIFIC SUNSET MAPLE B & B 2" CAL. GLEDITSIA TRIACANTHOS INERMIS `SHADEMASTER` TM SHADEMASTER LOCUST B & B 2" CAL. SHADE TREES - CLASS III BOTANICAL NAME COMMON NAME CONT SIZE PLATANUS X ACERIFOLIA `BLOODGOOD` LONDON PLANE TREE B & B 2" CAL. STREET TREES - CLASS II BOTANICAL NAME COMMON NAME CONT SIZE CARPINUS CAROLINIANA `JFS-KW6` TM NATIVE FLAME HORNBEAM B & B 2" CAL. SINGLE-STEM FRAXINUS AMERICANA `AUTUMN PURPLE` AUTUMN PURPLE ASH B & B 2" CAL. GLEDITSIA TRIACANTHOS `STREET KEEPER` STREET KEEPER HONEYLOCUST B & B 2" CAL. LIQUIDAMBAR STYRACIFLUA `ROTUNDILOBA` TM ROUND-LOBED SEEDLESS SWEET GUM B & B 2" CAL. LIRIODENDRON TULIPIFERA TULIP TREE B & B 2" CAL. TILIA CORDATA `GREENSPIRE` GREENSPIRE LITTLELEAF LINDEN B & B 2" CAL. PLANT PALETTE SHRUBS/ ORNAMENTAL GRASSES/ PERENNIALS BOTANICAL NAME COMMON NAME CONT X 'MEADOWLARK' MEADOWLARK 3 GAL. ITEA VIRGINICA 'MERLOT' MERLOT SWEETSPIRE 3 GAL. RUDBECKIA FULGIDA BLACK EYED SUSAN 1 GAL. NEPETA X FAASSENII 'WALKERS LOW' WALKERS LOW CATMINT 1 GAL. HELICTORICHON SMPERVIRENS BLUE AVENA GRASS 1 GAL. CARYOPTERIS X CLANDONENSIS 'BLUE MIST' BLUE MIST SPIREA 3 GAL. JUNIPERUS HORIZONTALIS 'WILTONI' BLUE RUG JUNIPER 3 GAL. MAHONIA REPENS CREEPING MAHONIA 5 GAL. PENNISETUM ALOPECUROIDES 'HAMELN' DWARF FOUNTAIN GRASS 1 GAL. PHYSOCARPUS OPULIFOLIUS 'DART'S GOLD' DARTS GOLD NINEBARK 3 GAL. PHYSOCARPUS OPULIFOLIUS 'SEWARD' SUMMERWINE NINEBARK 5 GAL. HEMEROCALLIS 'STELLA D'ORO' STELLA D'ORO DAYLILY 1 GAL. ROSA 'FLOWER CARPET - NOARE' RED FLOWER CARPET ROSE 3 GAL. HOSTA 'FRANCEE' FRANCEE HOSTA 1 GAL. RHUS AROMATICA 'GRO-LOW' GRO-LOW SUMAC 5 GAL. CORNUS ALBA 'BAILHALO' IVORY HALO DOGWOOD 5 GAL. CALAMAGROSTIS ARUNDINACEA REED GRASS 1 GAL. PINUS MUGO 'SLOWMOUND' MUGO PINE 5 GAL. PRUNUS LAUROCERASS 'OTTO LUYKEN' OTTO LUYKEN LAUREL 5 GAL. JUNIPERUS SCOPULORUM 'BAILIGH' SKY HIGH JUNIPER 5 GAL. MISCANTHUS SINENSIS 'GRACILLIMUS' MAIDEN GRASS 1 GAL. SAMBUCUS NIGRA BLACK ELDERBERRY 3 GAL. LAWN PP-9.2 2 TREE PLANTING/ STAKING NOT TO SCALE DO NOT CUT CENTRAL LEADER. TREES WITH DAMAGED/CUT/BROKEN CENTRAL LEADERS WILL BE REJECTED. ALL DAMAGED BRANCHES TO BE REMOVED 3" DEPTH MULCH WITH NO MULCH AGAINST TRUNK 3" EARTH SAUCER BACKFILL MIXTURE: 1 PART TOPSOIL, 1 PART PEAT MOSS, 1 PART COURSE SAND REMOVE BURLAP FROM TOP 1/3 OF BALL. NO BURLAP SHALL BE SEEN ABOVE SOIL LINE. ROPE & TWINE TO BE REMOVED FROM PIT. CUT WIRE BASKET IN 4 PLACES, FOLD DOWN 8" INTO HOLE. TOP OF BALL TO BE LEVEL WITH GRADE. ROOT FLARE EXPOSED. NOTE: 1. IF WRAP/BURLAP IS USED, IT MUST BE COMPLETELY REMOVED. 2. THE DEPTH OF ROOTBALL SHALL BE NO LESS THAN 60% ITS WIDTH WIDTH 2 X BALL DIA. MIN. WOOD STAKE INTO PREVAILING WIND. SECURE W/ COTTON WEBB'G TYP SIM FOR CONIFER TREE. AVOID END OF STAKE PROTRUDING INTO PEDESTRIAN USE AREAS DEPTH TURF FINISHED GRADE CUT EDGE TOP SOIL 3" DEPTH MULCH SHRUB PLANTING NOT TO SCALE PLANTER CUT BED EDGE NOT TO SCALE 3" DEPTH MULCH. BRUSH AWAY FROM STEM. 3" EARTH SAUCER BACKFILL MIXTURE: 2 PARTS NATIVE SOIL, 1 PART TOP SOIL, 1 PART PEAT MOSS REMOVE BURLAP FROM TOP 1/3 OF BASE, TOP OF BALL TO BE LEVEL WITH GRADE NOTE: 1. SHRUB ROOTBALLS SHALL BE TYPICALLY 12" WIDE. THE DEPTH OF THE ROOTBALL SHALL BE NO LESS THAN 65% ITS WIDTH. 2. DIG HOLE TWICE THE SIZE OF ROOTBALL. 3" FOOTING PER MFG RECOMMENDATIONS 5" x 5" POST 78" x 13 78" PANELS 1 12" x 5 12" RAIL POST CAP LATTICE PANEL PANELS 112" x 512" BOTTOM & CENTER RAIL 5" x 5" POST W/ CAP FOOTING PER MFG RECOMMENDATIONS 1 3/4" x 312" TOP RAIL NOTES: 1. LATTICE TOP FENCE TO BE USED ADJACENT TO INTERIOR OPEN SPACES. 2. FENCE TO STEP DOWN TO 3' HEIGHT 20' FROM ROW. 3. 6" WIDE ROCK MULCH MOW STRIP TO BE INSTALLED AT BASE OF FENCE ON COMMON LOT SIDE. NOTES: 1. FENCE TO STEP DOWN TO 3' HEIGHT 20' FROM ROW. 2. 6" WIDE ROCK MULCH MOW STRIP TO BE INSTALLED AT BASE OF FENCE ON COMMON LOT SIDE. SEE DETAIL. VINYL LATTICE PRIVACY FENCE NOT TO SCALE 2 VINYL PRIVACY FENCE NOT TO SCALE 1 FENCE POST LAWN ROCK MULCH STRIP RESIDENTIAL SIDE COMMON AREA SIDE ROCK MULCH AT VINYL FENCING NOT TO SCALE 4 COMPACT SUBGRADE NOTE: ROCK MULCH TO BE INSTALLED ON COMMON AREA SIDE OF FENCE ONLY. FENCE SECTION CL TOPSOIL FINISHED GRADE 3" FINISHED BARK MULCH SPACING AS SPECIFIED SEE PLANT SCHEDULE COMPACTED SUBGRADE 12" TOP SOIL MIX ANNUAL/PERENNIAL/GRASSES/GROUNDCOVER BEDS NOT TO SCALE 5' IRON FENCE NOT TO SCALE 3 NOTES: ALL LANDSCAPING TO BE INSTALLED IN ACCORDANCE WITH STAR CITY ORDINANCE REQUIREMENTS. 2) 40' CLEAR VISION TRIANGLE. NO TREES SHALL BE PLANTED WITHIN A CLEAR VISION TRIANGLE. THE MAXIMUM HEIGHT OF ANY VEGETATIVE GROUND COVER AT MATURITY WITHIN THE CLEAR VISION TRIANGLE SHALL BE 3' FROM THE ADJACENT STREET GRADE. LOCATION OF TREES WITHIN PARK STRIPS ARE SCHEMATIC. THE LOCATION OF TREES MAY BE ALTERED TO ACCOMMODATE DRIVEWAYS AND UTILITIES. TREES SHALL NOT BE PLANTED WITHIN 5' OF WATER METERS OR UTILITY LINES. TREES SHALL NOT BE PLANTED WITHIN THE 10'-CLEAR ZONE OF ALL ACHD STORM DRAIN PIPE, STRUCTURES, OR FACILITIES. SEEPAGE BEDS MUST BE PROTECTED FROM ANY AND ALL CONTAMINATION DURING THE CONSTRUCTION AND INSTALLATION OF THE LANDSCAPE IRRIGATION SYSTEM. ALL SHRUBS PLANTED OVER OR ADJACENT TO SEEPAGE BEDS TO HAVE A ROOT BALL THAT DOES NOT EXCEED 18" IN DIAMETER. PLANT LIST IS REPRESENTATIVE AND SUBJECT TO ADDITIONS AND/OR SUBSTITUTIONS OF SIMILAR SPECIES THAT ARE SUBJECT TO CITY FORESTER'S PRE-APPROVAL. PLANTING BED DESIGN AND QUANTITIES MAY BE ALTERED DURING FINAL PLAT LANDSCAPE PLAN DESIGN. INSTALL 3' TREE RING WITH BARE EARTH SURFACE AT ALL TREES WITHIN TURF AREAS. 5' IRON FENCE ALONG CANAL EASEMENTS (TYP). (AS NOTED ON PLANS) X X X FENCE SYMBOL: 6' VINYL FENCE WITH LATTICE TOP ADJACENT TO COMMON AREAS AND CONNECTION PATHWAYS (TYP). (AS NOTED ON PLANS) FENCE SYMBOL: FENCE SYMBOL: 6' VINYL FENCE ALONG PERIMETER LANDSCAPE BUFFERS, AND SIDE LOTS (TYP). (AS NOTED ON PLANS) 2 ---PAGE BREAK--- 1 1 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) - 1 AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) This Amended and Restated Development Agreement (Wildrye Creek Subdivision) (“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 Toll Southwest LLC, hereinafter referred to as “Owner/Developer.” WHEREAS, Owner/Developer owns a parcel of land of approximately 56.85 acres in size, located in the City of Star, Ada County, and more particularly described in Exhibit A attached hereto and incorporated by reference herein (“Property”); WHEREAS, in 2007, the Property was annexed and zoned R-3DA and made subject to that certain Taurus Village Annexation and Development Agreement, dated September 25, 2007 between City and SB/CH Land Company (Rosti) LLC, recorded on September 28, 2007 as Instrument No. 107135135 in the office of the Ada County Recorder (“Original Development Agreement”); WHEREAS, pursuant to Idaho Code Section 67-6511A and Star City Code Section 8-1B- 1, City has the authority to enter into, and to modify, a development agreement for the purpose of allowing, by agreement, a development to proceed in a specific area and for a specific purpose or use and with specific approved dimensions; WHEREAS, the Property was never developed and the Original Development Agreement was never terminated; WHEREAS, Owner/Developer desires to proceed with development of the Property in accordance with this Agreement, which the parties agree will replace the Original Development Agreement; WHEREAS, Owner/Developer filed with City applications for Preliminary Plat and Development Agreement Modification as File No. WHEREAS, the intent of this Agreement is to protect the rights of Owner/Developer and Owner/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. ---PAGE BREAK--- AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) - 2 THEREFORE, City and Owner/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. Section 2. Development/Uses/Standards. 2.1 Development Acreage and Number of Residential Dwelling Units Permitted. As part of the approved site plan shown on Exhibit B, Owner/Developer is allowed to develop the 56.85-acre Property as follows: • Zoning Classification: The zoning classification is R-3-DA. • A maximum of 170 single-family dwelling units is approved under this Agreement. • Owner/Developer shall comply with all City Ordinances as of the date of this Agreement except as otherwise provided herein. • Owner/Developer will allow public access to the multi-use pathway that runs east-west along Drain Ditch No. 2. 2.2 Site Design. The preliminary plat, as set forth in Exhibit C, is hereby approved. 2.3 Approved Uses. The development is hereby approved for single-family detached residential units. 2.4 Setbacks and Dimensional Standards. The development shall comply with the following approved setbacks and dimensional standards: Minimum Street Frontage Minimum Front Yard Setback Minimum Rear Yard Setback Minimum Interior Side Setback Minimum Street Side Setback 35’ 15’ to living; 20’ to garage 15’ 5’ (1 and 2 stories) 15’ 2.5 Proportionate Share Agreement for ITD Improvements. Owner/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 Owner/Developer will pay the traffic mitigation fee required by the Idaho Transportation Department as follows: the Owner/Developer will pay City per buildable lot within each phase prior to signature on the final plat for the applicable phase, capped at a total of City will allocate the funds to roadway improvements in the vicinity of the project. The Owner/Developer shall pay this amount (unless otherwise revised by the Idaho Transportation Department) directly to City. 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. ---PAGE BREAK--- AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) - 3 2.9 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/Developer 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/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/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/Developer, 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. In the event of Owner/Developer default, or following the request of Owner/Developer, 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/Developer shall comply with the amended terms. Failure to comply with the amended terms shall result in default. In the event the Star 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 that are not consistent with the prior zoning designation, shall cease. A waiver by City for any default by Owner/Developer 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 City or apply to any subsequent breach of any such or other covenants and conditions. Owner/Developer, by entering into this Agreement, does 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. Binding Effect; Assignment and Transfer. This Agreement shall fully replace the Original Development Agreement. After its execution, this Agreement shall be recorded in the office of the Ada County Recorder at the expense of Owner/Developer. 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 City and Owner/Developer 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 ---PAGE BREAK--- AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) - 4 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 that 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. City: City of Star Attn: City Clerk P.O. Box 130 Star, Idaho 83669 Owner/Developer: Toll Southwest LLC 3103 W. Sheryl Drive, Suite 100 Meridian, Idaho 83642 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--- AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) - 5 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--- AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) - 6 OWNER/DEVELOPER: TOLL SOUTHWEST LLC, an Idaho limited liability company By: Susan Stanley Its: Division President STATE OF IDAHO ) ) ss. County of Ada ) On this day of 2021, before me the undersigned, a Notary Public in and for said state, personally appeared Susan Stanley, known to me to be the Division President of Toll Southwest LLC, who subscribed her name to the foregoing instrument, and acknowledged to me that she executed the same in said limited liability company’s name. 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--- AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) - 7 EXHIBIT A LEGAL DESCRIPTION ---PAGE BREAK--- AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) - 8 EXHIBIT B SITE PLAN ---PAGE BREAK--- AMENDED AND RESTATED DEVELOPMENT AGREEMENT (WILDRYE CREEK SUBDIVISION) - 9 EXHIBIT C PRELIMINARY PLAT ---PAGE BREAK--- Mel Norton Postmaster 10780 W State St Star ID 83669-9998 Phone: [PHONE REDACTED] January 21, 2021 Bill Stanton Division Vice President Toll Brothers [PHONE REDACTED] [EMAIL REDACTED] Subject: Delivery Method Approval Bill, Thank you for contacting the Postal Service to established delivery to the Wildrye Subdivision on the east side of N Can Ada Rd. Per your request I am authorizing the developer to place cluster box units at point A on the attached map to provide enough CBUs for the entirety of the development in all of its phases. The location will be on Block 5 Lot 1c. Please keep in mind when ordering your cluster boxes from the manufacturer we request that you ask them to number the boxes consecutively. As an example we would want the boxes to be labeled 1-165 as opposed to multiple units repeatedly numbered 1-16. We also request that the Parcel Lockers on the units also be numbered consecutively, so if there are 11 CBU units needed for the development, and there were two parcel lockers per unit, then the parcel lockers would be numbered 1 through 22. If the CBUs are not numbered correctly, we may refuse to deliver until the numbering has been corrected. Thank you for your assistance. Mel Norton Postmaster, Star ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- February 19, 2021 By e-mail: [EMAIL REDACTED] City of Star PO Box 130 Star, Idaho 83669 Subject: Wildrye Creek Subdivision, PP-21-01, DA-21-01 Dear Mr. Nickel: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: 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 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. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment February 19, 2021 Page 2 • Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. • For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER • DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department. • All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well. • DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water. • DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. DRINKING WATER • DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project. • IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval. • All projects for construction or modification of public drinking water systems require preconstruction approval. • DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: 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. ---PAGE BREAK--- Response to Request for Comment February 19, 2021 Page 3 • DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for protection of ground water resources. • DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER • 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. ---PAGE BREAK--- Response to Request for Comment February 19, 2021 Page 4 • 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 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#: 2021AEK8 ---PAGE BREAK--- Communities in Motion 2040 2.0 Development Review The Community Planning Association of Southwest Idaho (COMPASS) is the metropolitan planning organization (MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to evaluate whether land developments are consistent with the goals of Communities in Motion 2040 2.0 (CIM 2040), the regional long-range transportation plan for Ada and Canyon Counties. This checklist is not intended to be prescriptive, but rather a guidance document based on CIM 2040 2.0 goals. Recommendations The proposal is on the fringe of urban development in an area removed from employment centers and existing public transportation. The closest bus service is more than four miles away and there are not any plans for additional bus service to this area. More information about COMPASS and Communities in Motion 2040 2.0: Web: www.compassidaho.org Email [EMAIL REDACTED] More information about the development review process: http://www.compassidaho.org/dashboard/devreview.htm Development Name: Wildrye Creek Agency: Star CIM Vision Category: Future Neighborhoods New households: 169 New jobs: 0 Exceeds CIM forecast: No Farmland contributes to the local economy, creates additional jobs, and provides food security to the region. Development in farm areas decreases the productivity and sustainability of farmland. Farmland consumed: Yes Farmland within 1 mile: 726 acres Housing within 1 mile: 1,200 Jobs within 1 mile: 100 Jobs/Housing Ratio: 0.1 Nearest bus stop: >4 miles Nearest public school: 1.8 miles Nearest public park: 1.4 miles Nearest grocery store: 2.3 miles CIM Corridor: Can Ada Road Pedestrian level of stress: PG-13 Bicycle level of stress: PG-13 A good jobs/housing balance – a ratio between 1 and 1.5 – reduces traffic congestion. Higher numbers indicate the need for more housing and lower numbers indicate an employment need. Residents who live or work less than ½ mile from critical services have more transportation choices. Walking and biking reduces congestion by taking cars off the road, while supporting a healthy and active lifestyle. Level of Stress considers facility type, number of vehicle lanes, and speed. Roads with G or PG ratings better support bicyclists and pedestrians of all ages and comfort levels. Nearest police station: 2.4 miles Nearest fire station: 1.9 miles Developments within 1.5 miles of police and fire stations ensure that emergency services are more efficient and reduce the cost of these important public services. ---PAGE BREAK--- ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 P:\203010\407 - Wildrye Creek Subdivision\2021-02-23 Review 1\2021-02-24 Star, Wildrye Creek, PP Ltr, Rev 1.docx February 24, 2021 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: Wildrye Creek Subdivision Preliminary Plat Application Dear Mayor: Keller Associates, Inc. has reviewed the Preliminary Plat for the Wildrye Creek Subdivision dated January 21, 2021. We reviewed the applicant’s package to check conformance with the City’s Subdivision Ordinance and coordinated our review with Shawn L. Nickel. We have the following comments and question based on our review. 1. The distance for the northern boundary is different between the plat and legal description. 2. The curve with a distance of 64.34 has a distance of 64.35 on the plat, please update. 3. 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. 4. 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. 5. Provide note for common lots that include sewer and water easements. Water and sewer easements shown on face of plat. 6. Provide streetlights at the entrances to the subdivision. 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. 7. 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. 8. Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company. 9. Potable water cannot be used for irrigation purposes. A separate pressure irrigation system will be required. 10. Finish grades at subdivision boundaries shall match existing finish grades. Runoff shall be maintained on subdivision property unless otherwise approved. ---PAGE BREAK--- P:\203010\407 - Wildrye Creek Subdivision\2021-02-23 Review 1\2021-02-24 Star, Wildrye Creek, PP Ltr, Rev 1.docx 11. 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. 12. 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 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 cc: File ---PAGE BREAK--- FIRE DISTRICT STAFF REPORT Wildrye Creek 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: February 23, 2021 TO: City of Star, Planning & Zoning FROM: Victor Islas, Deputy Chief SUBJECT: Fire District Review PROJECT NAME: Wildrye Creek Subdivision (PP-21-02, DA-21-01) Fire District Summary Report: Overview: This development can be serviced by the Star Fire Protection District. This development shall comply with the 2018 International Fire Code (IFC) and any codes set forth by the City of Star, Idaho. Fire Response Time: This development will be served by the Star Fire Protection District Station 51, located at 11655 W. State St., Star, Idaho. Station 51 is 1.9 miles with a travel time of 3 minutes under ideal driving conditions to the proposed entrance of the development. 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. One-or two-family dwellings residential developments: Developments of one-or two-family dwellings where the number of dwellings units exceeds 30 shall be provided with at least two separate and approved fire apparatus access roads. Please note that the proposed entrance to this development off N. Can Ada Road meets the intent of the IFC for the first 30 building permits. An additional access shall be in place and inspected prior to issuing building permit #31 for this development. 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 ---PAGE BREAK--- FIRE DISTRICT STAFF REPORT Wildrye Creek Subdivision Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 Upon commencement of initial construction of a new structure, a clear visible freestanding sign or post hall be erected and maintained in place until the permanent address numerals are attached or otherwise displaced upon the premises at completion. 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: One- and two-family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 1 hours to service the entire project. One- and two-family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. 2. Water Supply: Acceptance of the water supply for fire protection will be by the Fire District and water quality by the Star Sewer & Water District for bacteria testing. 3. Water Supply: Final Approval of the fire hydrant locations shall be by the Star Fire Protection District or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the City of Star and Star Sewer and Water District Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. Inspections: Final inspection by the Fire District of the above listed including hydrant flow must be completed before building permits are issued Additional Comments: Streetlights shall be turned on once residential building begins, Lighting is essential in assisting first responders with identifying entrances safely while responding to calls for service. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 1 of 2 March 11, 2021 Sabrina Toll Brothers 3103 W. Sheryl Drive Meridian, ID 83642 Phone: [PHONE REDACTED] VIA EMAIL RE: Wildrye Creek Subdivision – ITD Development Condition Memo Dear Ms. The Idaho Transportation Department (ITD) appreciated the opportunity to review the Wildrye Creek Subdivision Traffic Impact Study (TIS) located north of SH-44 and east of Can Ada Road. We have completed our review and although we do not have any technical questions, we do have concerns for the development’s added trips to the intersection of SH-44 / Can Ada Road. ITD has entered into an agreement with the city of Star to collect a proportionate share contribution from each new development for impacts to the State highway system. As two agencies we are working together to accelerate highway construction within Star’s area of impact to accommodate new development growth. ITD values your contribution to the transportation system so we can help keep goods, services and the public moving at an efficient pace. Per the TIS, the southbound left movement at the intersection of SH-44 and Can Ada Road does not operate at acceptable levels of operations in the existing and 2024 total traffic condition. ITD is currently working with our local agency partners including the city of Star to finalize the SH-44 Corridor Plan. This plan identifies the ultimate configuration of SH-44 / Can Ada Road to including widening and a restricted u-turn crossing (RCUT). ITD determined Wildrye Creek Subdivision’s proportionate share contribution to be $167,112 (approximately $989 / housing unit). This is based off the development’s site trips through the intersection of SH-44 / Cana Ada Road as compared to total traffic volumes in 2045. Details of the proportionate share calculation are included in the attached ITD Staff Technical Report. Maintaining safety and mobility for Idaho’s motorists is of utmost importance to ITD. We appreciate your improvements to livability in Star, ID as we want all residents to travel safely and efficiently around the Treasure ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 2 of 2 Valley. If you have any questions please contact me by email at [EMAIL REDACTED] or [PHONE REDACTED] extension Sincerely, Erika R. Bowen, P.E. ITD – District 3 (Acting) Development Services Manager Cc: Shawn Nickel – City of Star Paige Bankhead – ACHD Lauren Nuxoll - Kittelson & Associates ---PAGE BREAK--- Page 1 of 16 Staff Technical Report 3/5/2021 Development: Wildrye Creek Subdivision Lead Agency: City of Star Shawn Nickel [EMAIL REDACTED] Phone: [PHONE REDACTED] Location: East side of Can Ada Road between SH-44 and New Hope Road SH-44 MP 9.56 Applicant: Sabrina Toll Brothers 3103 W. Sheryl Drive Meridian, ID 83642 Phone: [PHONE REDACTED] Consultant: Lauren Nuxoll Kittelson & Associates 101 S Capitol Boulevard, Suite 600 Boise, ID 83702 [EMAIL REDACTED] Phone: [PHONE REDACTED] Staff Contact: Regan Hansen ITD – District 3 Traffic Signal Engineer [EMAIL REDACTED] Phone: [PHONE REDACTED] ---PAGE BREAK--- Page 2 of 16 Proportionate Share Contribution ITD District 3 has issued Memo 39-Development Proportionate Share Contribution (Updated 11-13-2020) as a means to request equitable contribution from developers to improve public facilities needed to serve new growth and development. ITD does not have jurisdictional authority to require proportionate share contribution from the developer because they are not asking for a direct access approach. ITD and the city of Star have entered into an Intergovernmental Agreement for the city to collect proportionate share contributions on the department’s behalf to be used towards future ITIP projects on the State highway system jointly selected by the two agencies. Intersection Proportionate Share Contribution SH-44 / Can Ada Road $167,112 SH-44 / Star Road NA TOTAL $167,112 Per household unit Approx. $989 Traffic Impact Study Overview 1. Proposed Development The proposed River Creek Landing Subdivision shall contain 169 single-family homes. The proposed buildout year is 2024. 2. Vicinity Map Not to scale ---PAGE BREAK--- Page 3 of 16 3. Trip Generation 4. Trip Distribution ---PAGE BREAK--- Page 4 of 16 5. Traffic Impact Study Recommendations Dated: September 2020 Kittleson & Associates prepared a traffic impact study for the proposed Wildrye Creek Subdivision. Below is an executive summary of the findings and recommendations presented in the TIS by Kittleson & Associates. The following summary is not the opinion of ITD staff. ITD staff has reviewed the submitted traffic impact study for consistency with ITD policies and practices and may have additional and/or varied requirements beyond what is noted in the summary. ---PAGE BREAK--- Page 5 of 16 ---PAGE BREAK--- Page 6 of 16 ---PAGE BREAK--- Page 7 of 16 ITD Proportionate Share Contributions 1. SH-44 and Can Ada Road *All supporting documentation in Appendix A Per the TIS, the southbound left movement at the intersection of SH-44 and Can Ada Road does not operate at acceptable levels of operations in the existing and 2024 total traffic condition. The report recommends three alternatives for mitigation to bring the intersection level of service to a LOS C; the ITD preferred alternative is to construct an RCUT intersection consistent with the SH-44 corridor plan. Staff estimates the design, construction and right-of-of way costs for the recommendation mitigation to be $2,069,490. Total Site Traffic Total 2024 Traffic Proportionate Share Calculations AM Site = 107 AM Total = 1,218 AM % = 8.78 PM Site = 142 PM Total = 1,928 PM % = 7.37 Average Proportionate Share Percentage Avg % = 8.08 SH-16 / Beacon Light Road Cost Estimate $2,069,490 Proportionate Share Contribution $167,112 ---PAGE BREAK--- Page 8 of 16 Staff calculates the developer’s proportionate share to be $167,112 (8.08%) based on site trips versus total intersection trips at 2024 buildout. 2. SH-44 and Star Road All site-generated traffic through the intersection of SH-44 and Star Road also travel through the intersection of SH-44 and Can Ada Road. Since there are no unique site-generated trips at this intersection, proportionate share will be collected only for traffic at SH-44 and Can Ada Road. *ITD Staff Recommendations are intended to assure that the proposed development will not place an undue burden on the existing State Highway system within the vicinity impacted by the proposed development. Recommendations included in ITD’s Staff Technical Report along with any development conditions (see associated Permit Committee Agenda/Minutes) is only valid for the period of one year from the date of the TIS report. ITD reserves the right to request an updated TIS to reflect current traffic conditions if an approved encroachment application and/or proportionate share contribution are not obtained/provided within one year. 3. Appendices Appendix A SH-44 / Can Ada Road Documentation ---PAGE BREAK--- Page 9 of 16 Appendix A SH-44 / Can Ada Road Documentation ---PAGE BREAK--- Page 10 of 16 ---PAGE BREAK--- Page 11 of 16 The Noterra Development (NE corner of SH-44 / Can Ada Road is actively pursuing a permit to install an east/west at the intersection and add a dedicated southbound left turn lane). Expected construction of these improvements is summer 2021/2022. ---PAGE BREAK--- Page 12 of 16 ---PAGE BREAK--- Page 13 of 16 ---PAGE BREAK--- Page 14 of 16 ---PAGE BREAK--- Page 15 of 16 The Noterra Development (NE corner of SH-44 / Can Ada Road is actively pursuing a permit to install an east/west at the intersection and add a dedicated southbound left turn lane). Expected construction of these improvements is summer 2021/2022. Since permit is not issued, improvements cannot be assumed. However, these improvements will bring the intersection up to acceptable levels of operations at 2024 buildout when including the Stargazer Subdivision. ---PAGE BREAK--- Page 16 of 16 Unit Price Cost Note 201-010A CLEARING & GRUBBING 1.00 LS 10,000.00 $ 10,000.00 $ KN 18872 203-015A REM OF BITUMINOUS SURF 4,936.00 SY 3.65 $ 18,016.40 $ KN 22618 205-005A EXCAVATION 5,398.00 CY 11.50 $ 62,077.00 $ KN 12886 301-005A GRANULAR SUBBASE 11,738.00 TON 17.00 $ 199,546.00 $ KN 13492 303-022A 3/4" AGGR TY B FOR BASE 7,875.00 TON 23.98 $ 188,842.50 $ KN 13476 401-020A CSS-1 DIL EMUL ASPH FOR TACK COAT 1,785.00 GAL 4.00 $ 7,140.00 $ KN 13492 405-435A SUPERPAVE HMA PAV INCL ASPH&ADD CL SP-3 4,853.00 TON 79.00 $ 383,387.00 $ KN 13492 602-085A 48" PIPE CULV 30.00 FT 347.50 $ 10,425.00 $ KN 1004 615-258A CURB TYPE 3 1,093.00 FT 14.06 $ 15,367.58 $ KN 20798 615-651A TRAFFIC SEPARATOR TYPE 1 659.00 FT 21.00 $ 13,839.00 $ KN 13492 621-005A SEED BED PREPARATION 2.14 ACRE 4,000.00 $ 8,560.00 $ KN 13387 621-010A SEEDING 2.14 ACRE 2,400.00 $ 5,136.00 $ KN 13387 630-025A LONGITUDINAL PAV MKG- WATERBORNE 44,040.00 FT 0.13 $ 5,725.20 $ KN 13492 675-005A SURVEY 1.00 LS 20,000.00 $ 20,000.00 $ SP MEDIAN CONCRETE 517.00 SY 38.79 $ 20,054.43 $ KN 19944 SP Traffic Control 1.00 LS 100,000.00 $ 100,000.00 $ Mobilization 10% 106,811.61 $ SECTION 1 Sub-Total 1,174,927.72 $ CN Change Order / Quantity Variance 5% 58,746.39 $ CN Non-Bid Items 3.5% 41,122.47 $ SECTION 2 Sub-Total 99,868.86 $ Sub-Total: SECTION 1 & SECTION 2 1,274,796.58 $ Contingency - Scoping Level 30% 382,438.97 $ TOTAL CONSTRUCTION COST 1,657,235.55 $ Summary of Project Costs Amount Note Construction 1,657,235.55 $ Design Services 10% 165,723.56 $ Construction Services 12% 198,868.27 $ Right-of-Way 47,662.72 $ Total Cost 2,069,490.09 $ SUMMARY Conceptual Cost Estimate Quantity Item SECTION 2 SECTION 1 Estimated By: Dan Block Date: 1/22/2021 Checked By: Date: Location: SH-44; Can Ada Rd RCUT Scope: Widen SH-44 east and west of the Can Ada Rd intersection to a 5-lane typical section. Configure Can Ada Rd for right-in, right- out, left-in access to and from SH-44. Local traffic intending to turn left from Can Ada Rd is accommodated of the intersection via a Restricted Crossing U-turn (RCUT). Raised center medians are included to provide separation and channelization. Pavement work is limited to the areas requiring widening. Existing pavement not impacted by the widening or medians is left as-is, and does not receive any treatment. Right-of-way needs are estimated to be 0.16 acres to accommodate the pavement at the RCUT "loon". ---PAGE BREAK---    1 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 Development Services Department Project/File: Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 This is a preliminary plat application and a modification to an existing development agreement to develop 169-single family lots and 29 common lots on 58 acres. Lead Agency: City of Star Site address: On the east side of Can Ada Road and south of New Hope Road, Parcel Number S0406325410 Commission Meeting: XXXX, 202X Staff Approval: XXXX, 202X Applicant: Sabrina Toll Brothers 3103 W. Sheryl Drive Meridian, ID 83642 Representative: Same as above Staff Contact: Paige Bankhead, E.I. Phone: 387-6293 E-mail: [EMAIL REDACTED] A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a preliminary plat application to develop 169-single family lots and 29 common lots on 58 acres. The site is zoned R-3. This application includes a request to modify an existing development agreement with the City of Star. The City of Star’s Future Lane Use Map designates this area as Neighborhood Residential 3-5 units/acre. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Residential R-3 South Rural Urban Transition (Ada County) RUT East Residential R-3 West Canyon County N/A 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. Vicinity Map Formatted: French (France) Field Code Changed Formatted: French (France) Formatted: French (France) ---PAGE BREAK--- 2 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 5. New Center Lane Miles: The proposed development includes 0.XX 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. Pathway Crossings: United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan (IFYWP) or the District’s Capital Improvement Plan (CIP). 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 Can Ada Road as a Level 2 facility that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,685 additional vehicle trips per day; 168 additional vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study Kittelson and Associates, Inc. prepared a traffic impact study for the proposed Wildrye Creek Subdivision. An executive summary of the findings as presented by Kittelson and Associates, Inc. can be found as Attachment 3. The following 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. ---PAGE BREAK--- 3 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 Intersections and Roadway Segments included in the Study 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--- 4 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 • 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. Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, 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 the minimum acceptable level of service planning threshold or V/C ratio. b. Staff Comments/Recommendations: Staff has reviewed the submitted traffic impact study (TIS) and generally agrees with the findings and recommendations. The TIS indicated that all roadway segments and intersections will operate acceptable under the existing, 2024 background and 2024 total traffic conditions, except for the intersection of SH-44 and Can Ada Road and the intersection of Star Road and SH-44. The study indicates that the intersection of SH-44 and Can Ada Road exceeds ACHD’s Acceptable Level of Service (LOS) Thresholds for the existing and 2024 background traffic conditions. The study recommends 3 mitigation options to mitigate the existing and 2024 background traffic at the intersection: • Reconstructing the intersection as aa restricted u-turn crossing (RCUT), • Extending the 2-way left turn lane on SH-44 to the intersection of SH-44 and Can Ada, or • Signalizing the intersection and constructing an eastbound left-turn lane and westbound right-turn lane. The study indicates that intersection of Star Road and SH-44 exceeds ACHD’s Acceptable LOS thresholds for the 2024 background traffic conditions. The study recommends constructing right-turn and left-turn lanes and widening the eastbound and westbound approaches to include 2 through lanes to mitigate the 2024 background traffic. ---PAGE BREAK--- 5 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 The study states that the site traffic at these intersections will be 6.4% and 3.1% of the 2025 total traffic volumes, respectively. Therefore, consistent with the District’s Level of Service Planning Thresholds Policy, which states that 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; no improvements are required at the SH-44/Can Ada Road intersection with this development. The study indicated that no turn lanes are warranted on Can Ada Road at the 2 site accesses proposed onto Can Ada Road. ITD has required the applicant to submit a proportionate share of $167,112 towards the future intersection improvements at SH-44 and Can Ada Road that includes widening and constructing the intersection as a restricted u-turn crossing (RCUT) intersection. 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). 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 Can Ada Road north of SH-44 was 2,025 on 12/01/2020. C. Findings for Consideration 1. Can Ada Road a. Existing Conditions: Can Ada Road is improved with 2-travel lanes and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Can Ada Road (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 Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Existing Plus Project Can-Ada Road 1,755-feet Minor Arterial 355 Better than Better than ---PAGE BREAK--- 6 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 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. c. Applicant Proposal: The applicant has proposed to widen the pavement on Can Ada Road to 17-feet from the centerline of the roadway, construct a 3-foot wide gravel shoulder and a 5-foot wide detached concrete sidewalk located 29-feet from the centerline of the roadway with 1-foot of right-of-way behind the sidewalk. The applicant has proposed to dedicate additional right-of- way to total 35-feet from the centerline of the roadway. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. The applicant should be required to provide a permanent right-of-way easement that extends from the right-of-way line to total 2-feet behind the back of sidewalk, or dedicate additional right-of-way to total 2-feet behind the back of sidewalk. 2. Cooperative Development Agreement - Can Ada Road Bridges 1002 and 1003 The applicant will be required to improve Can Ada Road abutting the site with pavement widening and sidewalk consistent with Finding 1. The improvements on Can Ada Road also include improving bridges 1002 and 1003 on Can Ada Road, shown below, with pavement widening and sidewalk on the portion of the bridges that abut the site. In order to construct the improvements on the bridges, the structures need to be extended to accommodate the pavement widening and sidewalk. These bridges need to be replaced based on Engineering Services’ evaluation of the structures and these structures are not listed in the IFYWP. The applicant is not required to replace the bridge structures with this development application, but, at a minimum, the applicant is required to improve the bridges with pavement widening and sidewalks for the portion of the bridges that abut the site. Based on Engineering Services’ evaluation of the structures, it would not be beneficial to extend the bridge structures to accommodate the sidewalk and pavement widening on structures that need to be replaced. Therefore, staff presented the applicant with the option of entering into a Cooperative Development Agreement (CDA) with ACHD to replace bridges 1002 and 1003 on Can Ada Road abutting the site. The applicant was unsure at the time of this staff report if they would be willing to enter into a CDA with ACHD to replace the bridges 1002 and 1003 on Can Ada Road. If the applicant chooses to replace bridges 1002 and 1003, then ---PAGE BREAK--- 7 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 the applicant should be required to enter into a Cooperative Development Agreement with ACHD. The Cooperative Development Agreement should include the bridge construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent improvements. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. The following items must be in place prior to ACHD’s approval of the final plat or plans that includes the improvements: • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the bridge replacement project. 3. Internal Local Roads a. Existing Conditions: There are no roadways within the site. There is one local road, Shortcreek Street, that stubs to the site’s east property line. There is one local road, Crownhaven Avenue, that stubs to the site’s north property line. 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. Bridge 1003 Bridge 1002 ---PAGE BREAK--- 8 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 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. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 50-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the ---PAGE BREAK--- 9 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. 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: • 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. c. Applicant’s Proposal: The applicant has proposed to extend Crownhaven Avenue and Shortcreek Street into the site. The applicant has proposed to construct the entry portion of Wildthistle Drive and Trailheights Street with two 22-foot wide travel lanes, a 12-foot wide landscaped island, vertical curb, gutter, an 8-foot wide planter strip within 70-feet of right-of-way and 5-foot wide detached concrete sidewalk outside of the right-of-way. The applicant has proposed to construct all other internal roadways as a 36-foot wide local street section with curb, gutter, an 8-foot wide planter strip within 50-feet of right-of-way and 5- foot wide concrete sidewalks located outside of the right-of-way. The applicant has proposed to construct 1 knuckle. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. For sidewalk located outside of the right-of-way, the applicant should be required to provide a permanent right-of-way easement that extends from the right- of-way line to 2-feet behind the back of sidewalk. The entry roadway center islands should be platted as right-of-way owned by ACHD. 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. 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 ---PAGE BREAK--- 10 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 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). c. Applicant’s Proposal: The applicant has proposed to construct Trailheights Street, a local roadway, to intersect Can Ada Road, a minor arterial roadway, 990-feet south of Craftsman Street. The applicant has proposed to construct Wildthistle Drive, a local roadway, to intersect Can Ada Road 660-feet south of Trailheights Street. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy meets District Policy and should be approved, as proposed. 5. Stub Streets a. Existing Conditions: There is one existing local road, Crownhaven Avenue, that stubs to the site’s north property line. There is one existing local road, Shortcreek Street, that stubs to the site’s east property line. 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: 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 has proposed to construct Wayfaring Drive to stub to the site’s east property line approximately 240-feet north of the site’s south property line. 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 stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” The applicant should also be required to construct a cul-de-sac at the terminus of the stub street since it is proposed to be longer than 150-feet. 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. 6. Driveways ---PAGE BREAK--- 11 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 6.1 Can Ada Road a. Existing Conditions: There is one existing 36-foot wide unpaved driveway at the site’s north property line onto Can Ada 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 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 35 MPH to align or offset a minimum of 380-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. Cross Access Easements/Shared Access Policy: District Policy 7202.4.1 states that cross access utilizes a single vehicular connection that serves two or more adjoining lots or parcels so that the driver does not need to re-enter the public street system. c. Applicant’s Proposal: The applicant has proposed to close the existing driveway at the site’s north property line with sidewalk that is required to be constructed on Can Ada Road per Finding 1. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. 6.2 Shortcreek Street a. Existing Conditions: There are no roadways within the site. ---PAGE BREAK--- 12 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 b. Policy: Driveway Location Policy: District policy 7207.4.1 requires driveways near intersections to be located a minimum of 75-feet (measured centerline-to-centerline) from the nearest local street intersection, and 150-feet from the nearest collector or arterial street intersection. Successive Driveways: District Policy 7207.4.1 states that successive driveways away from an intersection shall have no minimum spacing requirements for access points along a local street, but the District does encourage shared access points where appropriate. 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 has proposed to construct one 24-foot wide paved curb return type driveway on the north side of Shortcreek Street located 260-feet south of June Grass Avenue within the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District Policy and should be approved, as proposed. 7. 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, regardless of the street is anticipated to necessitate future traffic calming implementation by the District, or the streets extend greater than 750-feet in length, 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 maintenance and/or license agreement. b. Staff Comments/Recommendations: The applicant has proposed several local roadways that are longer than 750-feet in length. These streets will need to be redesigned to reduce the length of the roadways or include the use of passive design elements: • Charbray Avenue • Shortcreek Street • Cinderland Street • Aliso Creek Street • Wildthistle Drive • Wayfaring Drive Stop signs, speed humps/bumps and valley gutter will not be accepted as traffic calming. The applicant should be required to submit a revised preliminary plat showing the redesigned roadways for review and approval prior to ACHD’s signature on the first final plat. 8. Irrigation Canal Crossing ---PAGE BREAK--- 13 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 The District will require that the applicant submit the plans for the crossing of the Lateral 12 for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 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 Can Ada Road is classified as minor arterial roadway. Other than the access specifically approved with this application, direct lot access is prohibited to this roadway and should be noted on the final plat. D. Site Specific Conditions of Approval 1. If the applicant chooses to replace bridges 1002 and 1003 on Can Ada Road abutting the site, then the applicant should be required to enter into a Cooperative Development Agreement (CDA) with ACHD. The Cooperative Development Agreement should include the bridge construction, contract requirements, as well as allocation of costs. ACHD will only provide reimbursement for the costs of permanent roadway improvements. Interim improvements are not eligible for reimbursement and all costs would be the responsibility of the applicant. The following items must be in place prior to ACHD’s approval of the final plat or plans that includes the improvements: • Cooperative Development Agreement; • Financial surety provided by the applicant meeting the terms of the Cooperative Development Agreement; • Dedication of all of the right-of-way necessary to complete the bridge replacement project. 2. Prior to ACHD’s signature on the first final plat, submit a revised preliminary plat showing the following redesigned roadways are reduced to less than 750-feet long or include the use of passive design elements: • Charbray Avenue • Shortcreek Street • Cinderland Street • Aliso Creek Street • Wildthistle Drive • Wayfaring Drive ---PAGE BREAK--- 14 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 Stop signs, speed humps/bumps and valley gutter will not be accepted as traffic calming. 3. Dedicate additional right-of-way to total 35-feet from the centerline of the Can Ada Road abutting the site, as proposed. 4. Widen the pavement on Can Ada Road abutting the site to 17-feet from the centerline of the roadway, construct a 3-foot wide gravel shoulder and a 5-foot wide detached concrete sidewalk located a minimum of 30-feet from the centerline of the roadway, as proposed. Provide a permanent right-of-way easement that extends from the right-of-way line to total 2-feet behind the back of sidewalk, or dedicate additional right-of-way to total 2-feet behind the back of sidewalk. 5. Construct Trailheights Street to intersect Can Ada Road 990-fet south of Craftsman Street, as proposed. 6. Construct Wildthistle Drive to intersect Can Ada Road 660-feet south of Trailheights Street, as proposed. 7. Construct all internal local roadways as 36-foot wide local street sections with curb, gutter, 8-foot wide planter strips within 50-feet of right-of-way and 5-foot wide concrete sidewalks located outside of the right-of-way, as proposed. 8. Extend the local roadways Crownhaven Avenue and Shortcreek Street into the site, as proposed. 9. Construct the entry portion of Wildthistle Drive and Trailheights Street with two 22-foot wide travel lanes, a 12-foot wide landscaped island, vertical curb, gutter, an 8-foot wide planter strip within 70- feet of right-of-way and 5-foot wide detached concrete sidewalk outside of the right-of-way, as proposed. The entry roadway center islands shall be platted as right-of-way owned by ACHD. Enter into a license agreement with ACHD for any landscaping proposed to be located within the center landscape island. 10. For detached sidewalk located outside of the right-of-way, provide a permanent right-of-way easement that extends from the right-of-way line to 2-feet behind the back of sidewalk. 11. Construct, one local road, Wayfaring Drive to stub to the site’s east property line approximately 240-feet north of the site’s south property line, as proposed. Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” Construct a cul-de-sac at the terminus of the stub street if it will be longer than 150-feet. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. 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. 12. Construct 1 knuckle, as proposed. 13. Close the existing 36-foot wide unpaved driveway on Can Ada Road that is located at the site’s north property line with sidewalk, as proposed. 14. Construct one 24-foot wide paved driveway onto the north side of Shortcreek Street located 260- feet south of June Grass Avenue, as proposed. 15. Other than access specifically approved with this application, direct lot access is prohibited to Can Ada Road and should be noted on the final plat. 16. Submit the plans for the crossing of the Lateral 12 for review and approval prior to the pre- construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. ---PAGE BREAK--- 15 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 17. 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. 18. Payment of impact fees is due prior to issuance of a building permit. 19. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-[PHONE REDACTED]) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law ---PAGE BREAK--- 16 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 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. Request for Reconsideration Guidelines OR Appeal Guidelines ---PAGE BREAK--- 17 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 VICINITY MAP ---PAGE BREAK--- 18 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 SITE PLAN ---PAGE BREAK--- 19 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 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--- 20 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 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--- 21 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 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--- 22 DRAFT Wildrye Creek Subdivision/ SPP21-0001/ PP-21-01/ DA-21-01 Request for Reconsideration of Commission Action 1. Request for Reconsideration of Commission Action: A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. a. Only a Commission member who voted with the prevailing side can move for reconsideration, but the motion may be seconded by any Commissioner and is voted on by all Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. b. The request must be in writing and delivered to the Secretary of the Highway District no later than 11:00 a.m. 2 days prior to the Commission’s next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shall cause the same to be placed on the agenda for that next scheduled regular Commission meeting. c. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. d. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shall only take action on the original matter at a meeting where the agenda notice so provides. e. At the meeting where the original matter is again on the agenda for Commission action, interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. f. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Commission. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- RESOLUTION NO. 2021-TBD (Personnel Policy – Pay Period) WHEREAS The City of Star Mayor and City Council desire to modify the Personnel Policy Manual as it relates to the payment of Employees; and WHEREAS the City of Star desires to change the pay periods for all employees from to and (OPTIONAL) WHEREAS the City of Star desires to change the pay periods for elected officials from to and WHEREAS the City of Star sets the following as the pay periods: • Pay Period #1 – 1st – 15th • Pay Period #2 – 16th – last day of the month WHEREAS the City of Star finds it appropriate to process payroll no more than two business days after the end of the pay period; and WHEREAS the City of Star finds it appropriate to prorate benefits, deductions and Paid Time Off consistent with the pay period; and WHEREAS the City of Star finds it necessary to process payroll liabilities with each payroll which are due and payable at the time. NOW, THEREFORE BE IT RESOLVED, for the reasons stated herein, the City of Star adopts the Pay Period modifications and orders the modification to the Personnel Policy Manual. PASSED by the Star City Council and APPROVED by the Mayor of the City of Star Idaho this day of 2021. ATTEST: Trevor Chadwick, Mayor Jacob M Qualls, City Clerk / Treasurer ---PAGE BREAK--- ORDINANCE NO. 330 (1133 S. MAIN STREET REZONE) AN ORDINANCE REZONING CERTAIN REAL PROPERTY LOCATED IN THE CITY OF STAR, OWNED BY DAN AND ANGIE MCGERTRICK, LOCATED SPECIFICALLY AT 1133 S. MAIN STREET, IN STAR, IDAHO, (ADA COUNTY PARCELS #R1842701420); REZONING THE PROPERTY FROM RESIDENTAIL (RT) TO CENTRAL BUSINESS DISTRICT WITH A DEVELOPMENT AGREEMENT (CBD-DA); THE PROPERTY IS APPROXIMATELY TWO 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 Residential (RT) under the Unified Development Code of the City, and the owners have requested that the zoning classification be changed to Central Business District with a Development Agreement (CBD-DA); and WHEREAS, the Mayor and Council, held a public hearing on November 17, 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 Residential (RT) to Central Business District with a Development Agreement (CBD-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 with a Development Agreement (CBD- DA) “Exhibit 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, 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. ---PAGE BREAK--- 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 Jacob M. Qualls, City Clerk ---PAGE BREAK--- ---PAGE BREAK--- EXHIBIT A ---PAGE BREAK--- 1133 S. MAIN STREET ANNEXATION 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 D & A Holdings, LLC, hereinafter referred to as "Owner” and “Developer”. WHEREAS, Owner owns a parcel of land of approximately 2-acres in size, currently located within the City of Star, zoned CBD-DA and more particularly described in Exhibit A of Ordinance 330, 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 Annex and Zone the Property to CBD-DA, as File No. RZ-20-10, 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 Uses Permitted. As part of the Annexation Conceptual Site Plan shown as Exhibit B, Owner is allowed to develop 2-acres as follows: • Zoning Classification: The zoning classification shall be a CBD-DA. • The Developer shall comply with all city ordinances relating to the future development of this property, except as otherwise provided herein. 2.2 Site Design. The conceptual site plan, as set forth in Exhibit B, is hereby approved. Details will be provided by the owner at the time of development. 2.3 Additional Conditions of Approval: • Additional details shall be submitted to the City regarding ACHD approval of driveway access on Main Street, Landscape Plan to include street trees and buffering, Streetlights, Fire District approval and Parking Lot/Spaces. • All future uses of the property shall come before the City Council for consideration including principal permitted uses. • Applicant shall work with Star Sewer and Water District for connections to Municipal system. 2.4 Proportionate Share Agreement for ITD Improvements. Developer shall 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 based on trip generation numbers provided by the developer 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 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. 2.5 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. ---PAGE BREAK--- 2.6 Final Design Review. The developer shall receive design review (CZC) and/or any further approval from the City for each phase of the Development Plan. 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 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. ---PAGE BREAK--- 7.1 Amendments. Any alteration or change to this Agreement shall be made only after complying with the notice and hearing provisions of Idaho Code Section 67- 6509, as required by Star City Code. 7.2 Paragraph Headings. This Agreement shall be construed according to its fair meaning and as if prepared by both parties hereto. Titles and captions are for convenience only and shall not constitute a portion of this Agreement. As used in this Agreement, masculine, feminine or neuter gender and the singular or plural number shall each be deemed to include the others wherever and whenever the context so dictates. 7.3 Choice of Law. This Agreement shall be construed in accordance with the laws of the State of Idaho in effect at the time of the execution of this Agreement. Any action brought in connection with this Agreement shall be brought in a court of competent jurisdiction located in Ada County, Idaho. 7.4 Notices. Any notice which a party may desire to give to another party must be in writing and may be given by personal delivery, by mailing the same by registered or certified mail, return receipt requested postage prepaid, or by Federal Express or other reputable overnight delivery service, to the party to whom the notice is directed at the address of such party set forth below. Star: City of Star Attn: City Clerk P.O. Box 130 Star, ID 83669 Owner/Developer: Dan & Angie McGetrick D & A Holdings, LLC 9776 W. State Street Star, Idaho 83669 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: Jacob M. Qualls, 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 Jacob M. Qualls, 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--- OWNER: Dan McGetrick, President D & A Holdings, LLC 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 Dan McGetrick, 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--- PARCEL A 87,121 Sq Ft 2.00 Ac. LOT 73 LEONARD L. PARKS LOT 28 MILES R. REAY NORTH STAR ROAD LOT 74 PARCEL B 89.735 Sq Ft 2.06 Ac. SOUTH MAIN STREET SS SS SS SS SS SS SS S BUILDING A 7,110.25 SF. CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below. R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT. L1.00 10/20/2020 F O S C A P E A R C H I T E C T D N A L D E S N E C I L E T A T S I D A H O D. H O J O T E R R N S LA - 16827 Parcel: R1842701420 Primary Owner: DAVIS ROBERT C Zone Code: RT Address: 1133 S MAIN ST STAR , ID 83669 Subdivision: DICKSONS SUB Township/Range/Section: 4N1W17 Property Description: PAR #1420 OF LOT 74 DICKSONS SUB #1411-S Property Data: Total Area: 2.0 Acres PROPERTY DATA: SITE LOCATION MAP SITE EXHIBIT B