Document Star_doc_7f700dc8bb

NOTICE OF SPECIAL STAR CITY COUNCIL MEETING Star City Hall July 28, 2020 7:00 pm AGENDA 1. CALL TO ORDER (Welcome/Pledge of Allegiance) 2. ROLL CALL 3. APPROVAL OF AGENDA (Approval of Agenda as it stands/Amend Agenda) Action Item 4. CONSENT AGENDA Action Items *All matters listed within the Consent Agenda have been distributed to each member of the Star City Council for reading and study, they are considered to be routine, and will be enacted by one motion of the Consent Agenda or placed on the Regular Agenda by request. A. Findings of Fact & Conclusions of Law: Canopi Estates Subdivision (AZ-20-07/PP-20-06/DA-20-06) Rosti Farms Subdivision (AZ-20-03/PP/PUD-20-02) Moon Valley Commons Subdivision (PP-20-06/DA-20-02) Moon Valley Estates Subdivision (AZ-20-06/DA-20-02/MOD/PP-20-03) 5. OLD/NEW BUSINESS (All Items Tabled From July 21, 2020) Action Items A. Public Hearing: Norterra Subdivision (Sample Property) (AZ-20-05/DA-20-05/PP-20-07/PR-20-03) B. Public Hearing: Whitener Property-10206 W State St. (RZ-20-04/PUD-20-05) C. Public Hearing: Ridley’s Heron River Commercial Sub (Les Schwab) (RZ-20-06/DA-20-09/PP-20-09/CUP-20-03 D. Public Hearing: 10040 W State St Annexation (Seneca Springs) (AZ-20-10/DA-20-08) E. Request for Proposal (RFP) For Professional Services – South of the River Sub-Area Plan 7. ADJOURNMENT Action Item ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 1 FINDINGS OF FACT AND CONCLUSIONS OF LAW CANOPI ESTATES SUBDIVISION FILE NO. AZ-20-07/DA-20-06/PP-20-06 The above-entitled Annexation & Zoning, Development Agreement, and Preliminary Plat land use applications came before the Star City Council for their action on June 16, 2020, at which time public testimony was taken and the public hearing was closed. The Star City Council, having requested and taken oral and written testimony, and having duly considered the matter, does hereby make the following Findings of Fact and Conclusions of Law; Procedural History: A. Project Summary: Mary Jane Marlow, 485 S. Winslow Bay Way, Star, Idaho 83669, the applicant, requested approval of an Annexation with Zoning to Residential (R-3-DA), Development Agreement and Preliminary Plat for Canopi Estates Subdivision, a residential subdivision consisting of 15 residential lots and 3 common lots. The property is located at 10609 W. New Hope Road and consists of 5 acres with a proposed density of 3 dwelling units per acre and is generally located on the south side of New Hope Road, east of Brandon Road in Star, Idaho. Ada County Parcel No. S0405244460. B. Application Submittal: A neighborhood meeting was held on October 29, 2019 in compliance with the application submittal requirement of the Star Unified Development Code (Section 8-1 A-6 The Land Use application was deemed complete on May 11, 2020. C. Notice of Public Hearing: Notice of Public Hearing on the application for the City of Star Council was published in accordance with the requirements of Title 67, Chapter 65, Idaho Code and the Star Unified Development Code on May 12, 2020. Notice of this public hearing was mailed to property owners within three-hundred feet (300’) of the subject property in accordance with the requirements of Title 67, Chapter 65, Idaho Code and Star Unified Development Code on May 11, 2020. Notice was sent to agencies having jurisdiction in the City of Star on May 11, 2020. The property was posted in accordance with the Star Unified Development Code on June 2, 2020. D. History of Previous Actions: This property has not received any previous approvals from the City of Star. ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 2 E. Comprehensive Plan Land Use Map and Zoning Map Designations: Existing Rural Urban Transitional (RUT) Neighborhood Residential Agricultural Proposed Residential (R-3-DA) Neighborhood Residential Residential Subdivision North of site Residential (R-3) Neighborhood Residential Approved Greendale Subdivision South of site Rural Urban Transitional (RUT) Neighborhood Residential Agricultural East of site Rural Urban Transitional (RUT) Neighborhood Residential Agricultural West of site Rural Urban Transitional (RUT) Neighborhood Residential Residential F. Site Data: Total Acreage of Site – 5 acres G. Development: The Applicant is seeking approval of an Annexation and Zoning (to Residential R-3-DA), a Development Agreement and a Preliminary Plat for a proposed residential subdivision consisting of 15 residential lots. ANNEXATION & REZONE: The annexation and zoning from County Rural Urban Transition (RUT) to Residential (R-3-DA) on the applicant’s property will allow for the development and subdivision of the subject property into a residential subdivision that will be consistent with the Comprehensive Plan. The overall density of the proposed development as submitted is 3 dwelling units per acre. The current Comprehensive Plan Land Use Map designates this property as Neighborhood Residential. The requested land use of residential within the annexation and zoning application meets the intent of the zoning designation and Comprehensive Plan. PRELIMINARY PLAT: The Preliminary Plat submitted contains 15 single family residential lots and 3 common area lots. The residential lots range in size from 9,500 square feet to 10,600 square feet. All streets are proposed to be public, ACHD maintained roadways. ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 3 The applicant has indicated that the development will contain a total of 33,323 square feet (15.3%) total open space within the common lots, including a 21, 939 square foot (10.1%) park, 1,316 square feet street landscaping buffer along New Hope Road, and 11,449 square feet of planting strips along the roadway. The development is required to provide a minimum of 15% open space, 10% usable. The open space provided by the applicant currently includes a large open space park with amenities including a pathway, benches and a proposed Osprey nesting pole on the west side of the park (subject to approval by Idaho Power). The open space and amenities provided exceeds the minimum requirements of the UDC. It doesn’t appear from the plans submitted that drainage will be contained within the useable common area lots. ADDITIONAL DEVELOPMENT FEATURES: • Streetlights – Locations for decorative streetlights are not reflected within the application. Locations shall be addressed along with design and description of said lights in the final plat application. Dark sky lighting shall apply. • Landscaping –The applicant has submitted a landscape plan meeting the requirements for residential subdivisions. All new trees within open space areas and buildable lots shall use the “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code. • Setbacks – No special setbacks have been requested by the applicant. The dimensional standards for the R-3 zoning district shall apply to all homes in this development. • Streets & Sidewalks – The applicant is proposing detached sidewalks with 8’ planting strips and a 36’ street section from back of curb to back of curb. • Additional Items: o A subdivision sign location has not been designated for this development. A sign permit application shall be submitted prior to any sign installation. o The ingress/egress will be taken from W. New Hope Road. The frontage is part of the realignment of Beacon Light Road as part of the Greendale Subdivision located north of the subject site. ACHD has reclassified New Hope Road as a local street in front of the development. o Fencing is not shown on the submitted plat or landscape plan. A fencing plan shall be submitted with the final plat application. The applicant should be prepared to discuss fencing with the Council during the public hearing. o Irrigation to the property will be provided by the Middleton Mill Irrigation District. o If a pump house is proposed, a location needs to be called out on the site plans and identified in the “Notes”. ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 4 o All block are less than the maximum requirement of 750 feet. o The applicant has not indicated if the subdivision will be built in multiple phase. If phasing is requested, the applicant must submit a phasing plan prior to the public hearing to be approved by Council. o The application does not indicate location of mailbox clusters in the subdivision. The applicant should contact the postmaster in Star to coordinate location. Sidewalks – The applicant is not proposing sidewalks within the development. With an adequate street width established and the small number of lots, staff is supportive of no sidewalks in the development. CHD4 is not requiring sidewalks along Foothill Road. H. On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – None.  Riparian Vegetation – No known areas.  Steep Slopes – No.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. I. Agencies Responding: The following agencies responded, and correspondence was attached to the staff report. Star Fire District June 9, 2020 Central District Health May 14, 2020 ITD No Response Keller and Associates May 19, 2020 ACHD June 10, 2020 HRM Pipeline (Jerry Kiser) May 13, 2020 J. Staff did not receive any letters from the public in opposition. K. Comprehensive Plan and Unified Development Code Provisions: Comprehensive Plan: 8.2.3 Land Use Map Designations: ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 5 Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Implement the Land Use Map and associated policies as the official guide for development. • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 6 • 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. Unified Development Code: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. Failure to execute the development agreement within the required timeframe will result in the denial of all related applications. C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 7 welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3B-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--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 8 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Zoning District Maximum Height Note Conditions Minimum Yard Setbacks Note Conditions Front Rear Interior Side Street Side R-3 35' 15’ to living area/side load garage 20’ to garage face 15' 5' per story 20' 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. 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--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 9 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. 4. Developments with a density of less than 1 dwelling units per acre may request a reduction in total required open space and amenities to the Council. Developments with a density of less than 2 dwelling units per acre may request a 50% reduction in total required open space to the Council. 5. For multi-family developments, see Section 8-5-20 for additional standards. 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 ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 10 storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: 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. ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 11 Required Findings for Annexation and Rezoning (UDC §8-1B-1E): 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The Council finds that the purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Residential Districts is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The Council finds that this annexation and rezone is in compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The Council finds that the residential purpose statement states that the purpose of the residential districts is to provide for a range of housing opportunities consistent with the Star Comprehensive Plan. Connection to the Star sewer and water district is a requirement for all residential districts, when available. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. Council finds that this request is consistent with the statement. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The Council finds that there is no indication from the material and testimony submitted that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The Council finds that the City has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 12 traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The Council finds this annexation is reasonably necessary for the orderly development of the City. Required Findings for Preliminary Plats (UDC §8-6B-6): 1. The plat is in compliance with the Comprehensive Plan; The Council finds that the Plat, as presented, will be constituent with the updated Comprehensive Plan and will meet the Land Use designation. Further, the property is required to develop under the guidelines of the Comprehensive Plan and requirements of the Unified Development Code. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development; The Council finds that Agencies having jurisdiction on this parcel were notified of this action. The City has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The Council finds that the City has not received notice from any jurisdictional agency that there are any problems with public financial capability for this development. 4. The development will not be detrimental to the public health, safety or general welfare; The Council finds that the City has not been made aware of any known detriment that will be caused by this development. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The Council finds that there are no known natural, scenic, or historic features that have been identified with this Preliminary Plat. The property has been in previous agricultural production. Public Hearing of the Council: a. A public hearing on the application was held before the City Council on June 16, 2020, at which time testimony was heard and the public hearing was closed. The City Council made their decision at that time. b. Oral testimony in favor of the application was presented to the City Council by: Mary Jane Marlow, 485 S. Winslow Bay Way, Star, Idaho 83669, the applicant. c. Oral testimony to the application was further presented to the Council by: ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 13 None d. Written testimony in favor of or opposing the application was presented to the City Council by: None Deliberations and Conclusions of Law: The Council reviewed the particular facts and circumstances of this proposed annexation and zoning application in accordance with the City of Star Title 8 (Unified Development Code), deliberated on the matter, resulting in discussions on the annexation and platting of the development. Discussion included fencing and open space, stub streets and future connection issues with New Hope Road. Statement of Compliance: Council finds the Applicant has met all requirements of the Unified Development Code and the intent and purpose of the Comprehensive Plan and Map requirements. The Owner requested the annexation and rezone from Rural Transition (RUT-Ada County) to Residential (R-3-DA) with a Development Agreement, which fits within the neighboring properties. Conditions of Approval: 1. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The development agreement shall be signed and recorded as part of the ordinance for annexation and zoning. 2. The approved Preliminary Plat for Canopi Estates Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 3. The property with the approved Preliminary Plat 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. Applicant/Owner shall submit a streetlight plan/design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and shall be of the same design throughout the entire property. 5. 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 Staff prior to start of construction. ---PAGE BREAK--- CANOPI ESTATES SUBDIVISION FFCL FILE NO. AZ-20-07/DA-20-06/PP-20-06 14 6. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 7. 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. 8. 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) 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 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. 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. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 13. A letter from the US Postal Service shall be given to the City at Final Plat stating the subdivision is in compliance with the Postal Service. 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. All State, Federal and Local rules and regulations regarding development in the Special Hazard Areas (Floodplain/Floodway) shall be adhered to, if applicable. Council Decision: The Council voted unanimously to approve the Annexation and Zoning to Residential (R-3-DA), Development Agreement and Preliminary Plat for Canopi Estates Subdivision on June 16, 2020. Dated this day of 2020. Star, Idaho By: ATTEST: Trevor A. Chadwick, Mayor Cathy Ward, City Clerk ---PAGE BREAK--- DRAFT 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 Mary Jane Marlow, Trustee of Mary Jane Marlow Family Living Trust, hereinafter referred to as "Owner". WHEREAS, Owner owns a parcel of land of approximately 5 acres in size, currently located within Ada County, zoned RUT and more particularly described in Exhibit A which is attached hereto and incorporated by reference herein (the "Property"); WHEREAS, Owner has requested that the Property be annexed into the City and developed in accordance with the applicable ordinances and regulations of the City and this Agreement; WHEREAS, the City, pursuant to Section 67-6511A, Idaho Code, and Star City Code at Title 8, Chapter 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 annexed in accordance with this Agreement; WHEREAS, the parties agree to the zoning designations for various parcels within the Property as set forth in Exhibit B, which is attached hereto and incorporated herein by this reference. WHEREAS, Owner filed with the City of Star, a Request for Annexation of the Property and Zoning upon Annexation of R-3-DA, as File No. AZ-20-07, 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 use and enjoyment of the Property while at the same time mitigating any adverse impacts of the development upon neighboring properties and the existing community and ensuring the Property is developed in a manner consistent with City Ordinances; THEREFORE, the City and Owner, for and in consideration of the mutual covenants, duties and obligations herein set forth, hereby agree as follows: Section 1. Legal Authority. This Agreement is made pursuant to and in accordance with the provisions of Idaho Code Section 67-6511A and Star City Code, Title 8, Chapter 1. ---PAGE BREAK--- Section 2. Development/Uses/Standards. 2.1 Development Acreage and Number of Residential Dwelling Units Permitted. As to the Parcel shown on Exhibit C, Owner is allowed to develop 5 acres as follows: • Zoning Classification: The zoning classification shall be a R-3-DA. • A maximum of 15 dwelling units is approved under this agreement. • The developer shall comply with all city ordinances relating to Canopi Estates Subdivision except as otherwise provided herein. 2.2 Site Design. The preliminary plat, as set forth in Exhibit D, is hereby approved 2.3 Uses. The development is hereby approved for single-family detached units. 2.4 Setbacks. The development shall follow the setbacks required in the R-3 zoning district. 2.5 Proportionate Shares Agreement for ITD Improvements. Developer has agreed to participate in the costs of construction or improvements to the portions of the State Highway System within the City of Star and/or City of Star Area of City Impact. ITD will work with the City and Development Applicant to arrive at a reasonable and defensible proportionate share contribution. ITD has determined that the proportionate share contribution for this development is $3,324.00. The Owner shall pay this amount (unless otherwise revised by ITD) directly to the City of Star prior to signature of the Final Plat. If the development is to be phased, payment will be per phase as determined by the Zoning Administrator. 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. 2.6 Changes and Modifications. No change in the use or restrictions specified in this Agreement shall be allowed or changed without modification of this Agreement pursuant to the requirements of the Star City Ordinances. In the event Owner changes or expands the use permitted by this Agreement or fail to comply with the restrictions without formal modification of this Agreement as allowed by the Star City Ordinances, Owner shall be in default of this Agreement. 2.7 Conditions, Bonding for Completion. All of the conditions set forth herein shall be complied with or shall be bonded for completion by Owner before an Occupancy permit will be granted. Failure to comply with the Star City Ordinances or the terms of this Agreement shall result in a default of this Agreement by Owner. Owner may be allowed to bond for certain conditions at one hundred and fifty percent (150%) of the estimated cost of completion pursuant to Star City Ordinances. ---PAGE BREAK--- Section 3. Affidavit of Property Owner. Owner shall provide an affidavit agreeing to submit the Property to this Development Agreement and to the provisions set forth in Idaho Code section 67-6511A and Star Zoning Ordinance and such affidavit is incorporated herein by reference. Section 4. Default. The failure of Owner, its heirs or assigns or subsequent owners of the Property or any other person acquiring an interest in the Property, to faithfully comply with any of the terms and conditions of this Agreement shall be deemed a default herein. This Agreement may be modified or terminated by the. Star City Council as set forth in the Star City Ordinances. In the event this Agreement is modified, Owner shall comply with the amended terms. Failure to comply with the amended terms shall result in default. In the event the City Council, after compliance with the requirements of the Star City Ordinances, determines that this Agreement shall be terminated, the zoning of the Property or portion thereof that has not been developed in accordance with this Agreement shall revert 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. 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. ---PAGE BREAK--- 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: Mary Jane Marlow Trustee Mary Jane Marlow Family Living Trust 485 S. Winslow Bay Way 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. IN WITNESS WHEREOF, the parties have hereunto caused this Agreement to be executed on the day and year set forth below. Dated this day 2020. CITY OF STAR By: ---PAGE BREAK--- Trevor A. Chadwick, Mayor ATTEST: Cathy Ward, City Clerk [signatures continued on following page] ---PAGE BREAK--- LLC By: Manager STATE OF IDAHO ) ) ss. County of Ada ) On this day of 2020, before me the undersigned, a Notary Public in and for said state, personally appeared known or identified to me to be the Manager of LLC, the Idaho limited liability company that executed the within and foregoing instrument, and acknowledged to me that such Idaho limited liability company executed the same. Notary Public for Idaho Residing at: My Commission Expires: ---PAGE BREAK--- EXHIBIT A-1 ---PAGE BREAK--- EXHIBIT A-2 ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, City Planner MEETING DATE: July 28, 2020 – PUBLIC HEARING (tabled from July 21, 2020) FILE(S) AZ-20-05 Annexation and Zoning DA-20-05 Development Agreement PP-20-07 Preliminary Plat for Norterra Subdivision PR-20-03 Private Street OWNER/APPLICANT/REPRESENTATIVE Property Owner: Dan Sample 12080 W. State Street Star, Idaho 83669 Representative: Applicant: Tamara Thompson, The Land Group, Inc. TG Development 462 E. Shore Drive #100 P.O. Box 910188 Eagle, ID 83669 St. George, UT 84791 REQUEST Request: The Applicant is seeking approval of an Annexation and Zoning (to Residential- R-7 and Central Business District-CBD), a Development Agreement, a Preliminary Plat for a proposed residential and commercial subdivision consisting of 118 residential lots, 23 commercial lots and 8 common lots and private streets (alleyways). The property is located at 12080 W State Street and consists of 48.43 acres. PROPERTY INFORMATION Property Location: The subject property is generally located on the north side of W. State Street, at the northeast corner of Can Ada Road and State Street in Star, Idaho. Ada County Parcel Numbers S0407336010 & S0407347000. ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 2 Existing Site Characteristics: The property is currently in agricultural production with a single- family dwelling and ag structures. Irrigation/Drainage District(s): - Middleton Mill Irrigation District and Drainage District #2 Flood Zone: The development is located outside a special flood hazard zone per FEMA FIRM panel #16001C0125H. Zone X. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – No.  Riparian Vegetation – No known areas.  Steep Slopes – No.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held July 24, 2019 & November 8, 2019 Neighborhood Meeting Held November 2, 2019 Application Submitted & Fees Paid May 8, 2020 Application Accepted June 8, 2020 Residents within 300’ Notified June 9, 2020 Agencies Notified June 9, 2020 Legal Notice Published June 11, 2020 Property Posted July 9, 2020 HISTORY This property has always been in agricultural production. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing County Rural Transitional (RUT) Compact Residential/ Central Business District Agricultural/ Single- Family Dwelling Proposed Residential R-7-DA/ CBD-DA No Change Residential/Commercial ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 3 North of site Residential R-3 Neighborhood Residential Residential-Saddlebrook Sub./Silkwood Sub. South of site County (RUT); CBD- PUD; Commercial C-1; R-8-DA Neighborhood Residential/Central Business District Vacant; Commercial/Residential- Stonecrest Sub, Pinewood Lakes Sub; ICCU East of site Residential R-7; Commercial C-2 Compact Residential/ Central Business District Residential/Commercial- Endsley Court Sub. Albertson’s Marketplace West of site Canyon Co. Agricultural A-G Commercial Agricultural, Single- Family Residential ZONING ORDINANCE STANDARDS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 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. CBD CENTRAL BUSINESS DISTRICT: To provide for commercial, retail, civic, office, and entertainment uses. High density housing is encouraged on the upper floors of mixed-use buildings and may also be allowed at the fringes of the land use designation shown on the comprehensive plan. Live/work designed development is also encouraged in this district. Developments in this district are to place an emphasis on pedestrian and bicycle access and compatibility. Special emphasis shall be placed on development in the central downtown area to ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 4 encourage and create a vibrant, walkable downtown community that incorporates the Boise River as an active amenity. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Zoning District Maximum Height Note Conditions Minimum Yard Setbacks Note Conditions Front Rear Interior Side Street Side R-6 to R-11 detached housing 35' 20’ to garage 10’ if alley load 15’ 4’ if alley load 3' 20' 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 P Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 5 R-6 to R-11 attached housing 35' 15’ to living area 20’ to garage 10’ if alley load 15’ 4’ if alley load 0’ for common walls 5’ at end of building 20' 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. 8-3C-2: ADDITIONAL CENTRAL BUSINESS DISTRICT STANDARDS: A. Comply with Section 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED. B. High density residential may be permitted within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. C. New development on Main Street and Star Road, generally south of State Street, shall include transition consisting of a compatible mix of lower intensity commercial, retail and office type uses mixed with live/work type residential. Existing Single- Family uses are encouraged to convert to or redevelop as non-residential uses. D. Big Box commercial, generally a single-story single use building over 50,000 square feet, shall not be permitted and any single-story single use building which is large in scale, such as approaching the 50,000 square foot size, shall be located to front on Highway 44 or Star Road. E. The Council may place requirements on a mixed-use development, including a ratio of uses and/or timing of phases, to ensure that the overall development maintains its commercial intent. 8-4D-3: STANDARDS (PRIVATE STREETS): All private streets shall be designed and constructed to the following standards: A. Design Standards: 1. Easement: The private street shall be constructed on a perpetual ingress/egress easement or a single platted lot (with access easement) that provides access to all applicable properties. 2. Connection Point: Where the point of connection of the private street is to a public street, the ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 6 private street shall be approved by the transportation authority. 3. Emergency Vehicle: The private street shall provide sufficient maneuvering area for emergency vehicles as determined and approved by the Star Fire District. 4. Gates: Gates or other obstacles shall not be allowed, unless approved by Council through a Planned Unit Development or Development Agreement. B. Construction Standards: 1. Obtain approval from the county street naming committee for a private street name(s); 2. Contact the transportation authority to install an approved street name sign that complies with the regulations of the county street naming ordinance; 3. Roadway and Storm Drainage: The private street shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the city of Star based on plans submitted by a certified engineer. 4. Street Width: The private street shall be constructed within the easement and shall have a travel lane that meets ACHD width standards for the City of Star, or as determined by the Council and Star Fire District. 5. Sidewalks: A five foot attached or detached sidewalk shall be provided on one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. 6. Fire Lanes: All drive aisles as determined by the Star Fire District to be fire lanes, shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. 7. No building permit shall be issued for any structure using a private street for access to a public street until the private street has been approved. C. The applicant or owner shall establish an on-going maintenance fund through the Owner’s association with annual maintenance dues to ensure that funds are available for future repair and maintenance of all private streets. This shall be a requirement in a development agreement and/or as part of a planned unit development. A reserve account condition shall be included in the recorded CC&R’s and shall be provided to the City for review. The condition of approval shall include the following: 1. Private Road Reserve Study Requirements. a. At least once every three years, the board shall cause to be conducted a reasonably competent and diligent visual inspection of the private road components that the association is obligated to repair, replace, restore, or maintain as part of a study of the reserve account requirements of the common interest development, if the current replacement value of the major ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 7 components is equal to or greater than one-half of the gross budget of the association, excluding the association’s reserve account for that period. The board shall review this study, or cause it to be reviewed, annually and shall consider and implement necessary adjustments to the board’s analysis of the reserve account requirements as a result of that review. b. The study required by this section shall at a minimum include: i. Identification of the private road components that the association is obligated to repair, replace, restore, or maintain. ii. Identification of the probable remaining useful life of the components identified in paragraph as of the date of the study. iii. An estimate of the cost of repair, replacement, restoration, or maintenance of the components identified in paragraph iv. An estimate of the total annual contribution necessary to defray the cost to repair, replace, restore, or maintain the components identified in paragraph during and at the end of their useful life, after subtracting total reserve funds as of the date of the study. v. A reserve funding plan that indicates how the association plans to fund the contribution identified in paragraph to meet the association’s obligation for the repair and replacement of all private road components. c. A copy of all studies and updates shall be provided to the City, to be included in the development application record. 8-4D-4: REQUIRED FINDINGS (PRIVATE STREETS): In order to approve the application, the administrator and/or Council shall find the following: A. The design of the private street meets the requirements of this article; B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity; and C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 8 development area, plus one additional amenity per 75 residential units. 4. Developments with a density of less than 2 dwelling units per acre may request a 50% reduction in total required open space to the Council. 5. For multi-family developments, see Section 8-5-20 for additional standards. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 9 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. 8-6B-2: IMPROVEMENT STANDARDS: B. Streets: 1. Dedication: Within a proposed subdivision, arterial and collector streets as shown on the comprehensive plan shall be dedicated to the public in all cases; in general, all other streets shall ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 10 also be dedicated to public use. 2. Street Specifications: The design, location, and widths of all street and street intersections shall comply with the requirements of the transportation authority and Fire District, unless alternative standards are adopted by the city of Star. Public street widths shall be a minimum of thirty-six feet (36’) unless specifically approved by Council. 3. Street Names: The naming of streets shall conform to the requirements of the county street naming committee, with the following exceptions: a. The street name shall generally comply with this subsection. b. Street names shall not duplicate any existing street name within the county, except where a new street is a continuation of an existing street. c. Street names that may be spelled differently but sound the same as existing streets shall not be used. d. All new streets shall be named as follows: streets having predominantly north-south direction shall be named "Avenue" or "Road"; streets having a predominantly east-west direction shall be named "Street" or "Way"; meandering streets shall be named "Drive", "Terrace", "Path", or "Trail"; and cul-de-sacs shall be named "Circle", "Court", and "Place". Private streets shall be named “Lane”. e. For streets that provide primary access to a subdivision or neighborhood and that align with an existing or planned street across an intersection that is not part of the same subdivision or neighborhood, the street name shall not duplicate the name of the subdivision or neighborhood. f. Proposed streets which are a continuation of an existing street shall be given the same name as the existing street. g. Street name signs shall be installed in the appropriate locations at each street intersection. 4. Cul-De-Sacs: No street that ends in a cul-de-sac or a dead end shall be longer than seven hundred fifty feet (750'). 5. Alleys: All alleys shall be approved by the Fire District and shall have a minimum of twenty- foot (20') right of way and shall be paved, unless otherwise required. 6. Coving: Coving, or meandering design of roadways shall be encouraged, where reasonable, to provide a unique feel to a neighborhood versus a standard grid roadway system. The grid system may also be utilized where appropriate to provide for a variety of street designs within the overall project. D. Common Driveways: ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 11 1. Maximum Dwelling Units Served: Common driveways shall serve a maximum of two dwelling units and shall be approved by the Fire District. 2. For commercial or other non-residential uses, common driveways serving multiple structures and/or properties shall meet the requirements of the Fire District. 3. Width Standards: Common driveways shall be a minimum of twenty-eight feet (28') in width. 4. Maximum Length: Common driveways shall be a maximum of one hundred fifty feet (150') in length or less, unless otherwise approved by the fire district. 5. Improvement Standards: Common driveways shall be paved with a surface capable of supporting emergency services vehicles and equipment. 6. Abutting Properties: Unless limited by significant geographical features, all properties that abut a common driveway shall take access from the driveway. 7. Turning Radius: Common driveways shall be straight or provide a twenty-eight foot (28') inside and fifty foot (50') outside turning radius. 8. Depictions: For any plats using a common driveway, the setbacks, building envelope, and orientation of the lots and structures shall be shown on the preliminary and/or final plat. 9. Easement: A perpetual ingress/egress easement shall be filed with the county recorder, which shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Compact Residential Suitable primarily for residential use allowing a mix of housing types such as single family, two family, and multi-family. Densities range from 6 units per acre to 10 units per acre. Central Business District The Central Business District is planned to be a vibrant downtown center for the community. Uses encouraged are commercial, retail, civic, private offices, and entertainment. High density housing is encouraged on the upper floors of mixed-use buildings and at the fringes of the land use designation. Developments in this district are to place an emphasis on pedestrian and bicycle access and compatibility. 8.3 Goal: ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 12 Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Implement the Land Use Map and associated policies as the official guide for development. • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where 8.5.5 Policies Related Mostly to the Central Business District Planning Areas: A. The CBD zoning district should allow for a mix of commercial, office, institutional, and civic type uses with specific provisions for residential use in appropriate locations with compatible densities. B. High density residential is suitable within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • 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. ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 13 • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW ANNEXATION & REZONE: The annexation and zoning request from County Rural Urban Transition (RUT) to Residential 7-DA) and Central Business District (CBD), together with a development agreement, will allow for the development and accompanying subdivision of the subject property into residential and commercial uses consistent with the current Comprehensive Plan and the current and approved surrounding land uses adjacent to the subject property. The overall density of the proposed residential portion of the development as submitted is 6.04 dwelling units per acre (on 19.53 acres). The Comprehensive Plan Land Use Map designates this property as Compact Residential on the north side of the property and Central Business District in the middle and to the south. Residential uses are allowed within the Mixed-Use designation. PRELIMINARY PLAT: The Preliminary Plat submitted contains 118 single family residential lots (20 detached, 98 attached), 23 commercial lots and 8 common area lots (open space lots, private road lots & road frontage buffers). The existing single-family dwelling located to the southeast of the proposed development will be removed during development. The detached residential lots (Lots 2-13, Block 1 & Lots 1-8, Block 2) along the northern boundary of the development will have frontage and access from a public street, while the remaining attached lots will have access from private alleyways and will front on either public roads or common areas. The residential lots range in size from 7,800 square feet to 10,314 square feet for the detached and an average of approximately 3,050 square feet for the attached lots. All public and private streets and alleyways will be built to ACHD, City of Star and Star Fire District standards. The submitted preliminary plat indicates public street widths meet the City requirement of 36 feet. The private street and alleyway shall have a width approved by the Star Fire District. The plat is showing 30’ widths within a 30’ easement. The commercial lots will have common drives with cross access throughout the area and will have access from N. Quincannon Lane, N. Highbrook Way and State Highway 44. ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 14 The preliminary plat notes indicate that the residential portion of the development will contain a total of 4.17 acres (21.4%) total open space, including 3.99 acres (17.4%) usable space within the common lots. The development meets the minimum of 15% open space, 10% usable space required by Code. Proposed amenities include a park with picnic structure, and pedestrian pathways throughout the residential development and additional usable open space. The amenities provided are in compliance with the UDC. COMMERCIAL USES: The applicant has indicated several intended uses within the commercial portions of the development. These uses include Senior Housing (Assisted, Independent, Nursing), Car Wash, Fuel Station, Office, Retail, Restaurants and a Hotel. These uses, including details such as parking, lighting, landscaping, sidewalks, access and cross access will be reviewed in detail by the City as the uses are proposed. The Hotel, Car Wash, Fuel Station and Senior Nursing/Residential Care Facility uses, which are all allowed through conditional use permits, may be approved by Council at this time as part of the development agreement. Independent Senior Housing may be permitted only as part of an overall facility that also includes assisted and nursing components, as a stand-alone independent facility would be considered multi- family, which is not proposed within this application. Per the applicant’s request, any Senior Housing approved as part of the development agreement will be limited to the specific area highlighted in the application, unless a new conditional use permit is approved. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Sidewalks are proposed at five-foot widths and will be attached throughout the residential portion of the subdivision, along Highbrook Way, and along the entirety of N. Can Ada Road. W. State Street has a proposed sidewalk along the frontage of the commercial development. Section 8-4A-17 of the UDC requires sidewalks along State Street in the CBD to be a minimum of 8 feet. • Lighting Streetlights and parking lot lighting shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire portions of the residential and commercial developments. • Street Names Street names will be approved by the Ada Street Naming Committee prior to signature of final plat. • Setbacks/Design/Dimensional Standards – Special setbacks and design standards have been requested by the applicant through the Development Agreement. The dimensional standards for the residential portion of the development requested include the following: ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 15 Minimum Street Frontage 24 Feet Front Setbacks 15 Feet Rear Setbacks 10 Feet** Interior Side Setbacks 5 Feet Street Side Setbacks 10 Feet (Local Streets) Street Landscape Buffer 35 Feet (Collector Roadway) Minimum Building Height 35 Feet Staff recommends that Lots 2-13, Block 1 and 1-8, Block 2 maintain the required 15 Foot rear setback to be consistent and compatible with the adjacent residential lots to the north within the Saddlebrook Subdivision. AGENCY RESPONSES Star Fire District July 13, 2020 Keller and Associates June 9, 2020 Ada County Development Services July 1, 2020 COMPASS June 16, 2020 Central District Health Dept June 17, 2020 DEQ June 19, 2020 ITD July 20, 2020 ACHD July 14, 2020/Final Report Pending PUBLIC RESPONSES Cheryl and Sof Calaycay (with attached petition) 12293 W. Gambrell Street, Star, ID STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of the design, layout and density of the residential and commercial components of this development application, with the proposed conditions of approval. Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed annexation and zoning, development agreement, and preliminary plat meets the requirements, standards and intent for development as they relate to the Unified Development Code and the Comprehensive Plan. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 16 FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve these applications, the Unified Development Code requires that Council must find the following: ANNEXATION/REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the residential districts is to provide regulations and districts for various residential neighborhoods with gross densities in compliance with the intent of the Comprehensive Plan designation. Housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications in all districts exceeding one dwelling unit per acre. Private streets may be approved in this district for access to newly subdivided or split property. The purpose of the central business district is to provide for commercial, retail, civic, office, and entertainment uses. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 17 any political subdivision providing public services within the city including, but not limited to, school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. PRIVATE STREET FINDINGS: A. The design of the private street meets the requirements of this article; The City must find that the proposed private streets meets the design standards in the Code. ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 18 B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity: The City must find that it has not been presented with any facts stating this private road will cause damage, hazard or nuisance, or other detriment to persons, property or uses in the vicinity. C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The City must find that the use is not in conflict with the comprehensive plan and/or regional transportation plan. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for Norterra Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by residential phase prior to final plat signature, and as commercial uses are reviewed and approved by the City. 3. All private streets shall have a minimum street width of 30’ and shall be constructed to ACHD standards. Common drives shall meet the requirements of the Star Fire District. 4. The property with the approved Preliminary Plat shall be satisfactorily weed abated at all times, preventing a public nuisance, per Star City Code. 5. Street trees shall be installed per Chapter 8, Section 8-8C-2-M(2) Street Trees. 6. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 7. 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. 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. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 10. A letter from the US Postal Service shall be given to the City at Final Plat stating the subdivision is in compliance with the Postal Service. 11. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met. ---PAGE BREAK--- NORTERRA SUBDIVISION – FILE # AZ-20-05/DA-20-05/PP-20-07 19 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. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. 14. All common areas shall be 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 any 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 #AZ-20-05/ DA-20-05/PP-20-07 for Norterra Subdivision on 2020. ---PAGE BREAK--- Vicinity Map Sample Mixed Use 43°41'18.11" N 116°29'45.60" W Scale: 1 inch approx 600 feet Dec 10, 2019 - landproDATA.com The materials available at this website are for informational purposes only and do not constitute a legal document. Powered by ---PAGE BREAK--- G G G G G G G G G G T EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP SADDLEBROOK SUBDIVISION PHASE 3 SADDLEBROOK SUBDIVISION PHASE 4 SADDLEBROOK SUBDIVISION PHASE 5 R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W GV G R/W R/W R/W R/W R/W ENDSELY COURT SUBDIVISION EG EG EG EG EG EG EG EG EG X EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EG EG EG EG EG EG EG EG EG X R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W B2 L51 B2 L38 B2 L25 B2 L63 B2 L14 B2 L112 B2 L110 B2 L111 B2 L9 B2 L59 B2 L61 B2 L62 B2 L66 B2 L65 B2 L64 B2 L45 B2 L46 B2 L47 B2 L48 B2 L49 B2 L50 B2 L55 B2 L52 B2 L53 B2 L54 B2 L57 B2 L56 B2 L58 B2 L11 B2 L12 B2 L13 B2 L16 B2 L15 B2 L17 B2 L30 B2 L29 B2 L28 B2 L27 B2 L26 B2 L21 B2 L24 B2 L23 B2 L22 B2 L19 B2 L20 B2 L31 B2 L32 B2 L33 B2 L34 B2 L35 B2 L36 B2 L37 B2 L42 B2 L39 B2 L40 B2 L41 B2 L44 B2 L43 B1 L7 B1 L1 B1 L2 B1 L3 B1 L4 B1 L5 B1 L6 B1 L11 B1 L8 B1 L9 B1 L10 B1 L13 B1 L12 B2 L1 B2 L2 B2 L3 B2 L4 B2 L5 B2 L6 B2 L7 B2 L8 B2 L122 B2 L129 B2 L130 B2 L131 B2 L132 B2 L133 B2 L118 B2 L134 B2 L117 B2 L120 B2 L121 B2 L116 B2 L114 B2 L113 B2 L128 B2 L126 B2 L127 B2 L125 B2 L123 B2 L115 B2 L124 B2 L119 B2 L98 B2 L97 B2 L18 B2 L67 B2 L69 B2 L70 B2 L71 B2 L68 B2 L72 B2 L73 B2 L74 B2 L75 B2 L76 B2 L77 B2 L78 B2 L79 B2 L80 B2 L81 B2 L82 B2 L83 B2 L84 B2 L85 B2 L86 B2 L87 B2 L88 B2 L89 B2 L90 B2 L91 B2 L92 B2 L93 B2 L94 B2 L95 B2 L96 B2 L99 B2 L100 B2 L101 B2 L102 B2 L103 B2 L104 B2 L105 B2 L106 B2 L107 B2 L108 B2 L60 B2 L10 B2 L109 S.18 S.13 S.7 S.12 S.18 S.7 SW SECTION CORNER SECTION 7 T.4N.,R.1W.,B.M. 5 20 5 EP N00°31'36"E 173.97' N06°47'42"E 100.75' N00°31'36"E 395.00' N68°49'45"W 226.89' N81°09'59"W 443.62' N18°12'01"E 43.79' N09°47'56"E 332.16' N00°31'36"E 29.40' 16.77' 735.88' 604.94' 473.07' S00°35'06"W 686.85' S71°35'52"E 298.29' C1 S88°26'34"E 1830.65' Horizontal Scale: 0 100' 200' 1" = 100' Preliminary Plat-Proposed Zoning Plan N. Deerhaven Way W. Sample Farm Dr. N. Highbrook Way State Highway 44 (ITD) N. Can Ada Road N. Quincannon Way File Location: g:\2019\119104\cad\prelim plat\119104 pp site zonning plan.dwg Last Plotted By:gary schumacher Date Plotted: Friday, May 1 2020 at 11:53 AM Pre Plat 05.01.2020 NORTERRA MIXED USE TG Development, LLC NE CORNER CAN ADA RD & SH 44 Star, Id 119104 Preliminary Plat PP-01A Proposed Zoning Plan Revisions 1. Date of Issuance: Project No.: Project Milestone: Street A Dr. (Public) Street A Court (Public) N. Quincannon Lane PROPOSED ZONING R-7 PROPOSED ZONING R-7 PROPOSED ZONING R-7 PROPOSED ZONING CBD PROPOSED ZONING CBD W. Gambrell St. Alley B Alley C Alley D Alley A 05/01/2020 ---PAGE BREAK--- G G G G G G G G G G T EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP SADDLEBROOK SUBDIVISION PHASE 3 SADDLEBROOK SUBDIVISION PHASE 4 SADDLEBROOK SUBDIVISION PHASE 5 R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W GV G R/W R/W R/W R/W R/W ENDSELY COURT SUBDIVISION EG EG EG EG EG EG EG EG EG X EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EG EG EG EG EG EG EG EG EG X R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W B2 L51 B2 L38 B2 L25 B2 L63 B2 L14 B2 L112 B2 L110 B2 L111 B2 L9 B2 L59 B2 L61 B2 L62 B2 L66 B2 L65 B2 L64 B2 L45 B2 L46 B2 L47 B2 L48 B2 L49 B2 L50 B2 L55 B2 L52 B2 L53 B2 L54 B2 L57 B2 L56 B2 L58 B2 L11 B2 L12 B2 L13 B2 L16 B2 L15 B2 L17 B2 L30 B2 L29 B2 L28 B2 L27 B2 L26 B2 L21 B2 L24 B2 L23 B2 L22 B2 L19 B2 L20 B2 L31 B2 L32 B2 L33 B2 L34 B2 L35 B2 L36 B2 L37 B2 L42 B2 L39 B2 L40 B2 L41 B2 L44 B2 L43 B1 L7 B1 L1 B1 L2 B1 L3 B1 L4 B1 L5 B1 L6 B1 L11 B1 L8 B1 L9 B1 L10 B1 L13 B1 L12 B2 L1 B2 L2 B2 L3 B2 L4 B2 L5 B2 L6 B2 L7 B2 L8 B2 L122 B2 L129 B2 L130 B2 L131 B2 L132 B2 L133 B2 L118 B2 L134 B2 L117 B2 L120 B2 L121 B2 L116 B2 L114 B2 L113 B2 L128 B2 L126 B2 L127 B2 L125 B2 L123 B2 L115 B2 L124 B2 L119 B2 L98 B2 L97 B2 L18 B2 L67 B2 L69 B2 L70 B2 L71 B2 L68 B2 L72 B2 L73 B2 L74 B2 L75 B2 L76 B2 L77 B2 L78 B2 L79 B2 L80 B2 L81 B2 L82 B2 L83 B2 L84 B2 L85 B2 L86 B2 L87 B2 L88 B2 L89 B2 L90 B2 L91 B2 L92 B2 L93 B2 L94 B2 L95 B2 L96 B2 L99 B2 L100 B2 L101 B2 L102 B2 L103 B2 L104 B2 L105 B2 L106 B2 L107 B2 L108 B2 L60 B2 L10 B2 L109 S.18 S.13 S.7 S.12 S.18 S.7 SW SECTION CORNER SECTION 7 T.4N.,R.1W.,B.M. 5 20 5 EP SD SD N00°31'36"E 173.97' N06°47'42"E 100.75' N00°31'36"E 395.00' N68°49'45"W 226.89' N81°09'59"W 443.62' N18°12'01"E 43.79' N09°47'56"E 332.16' N00°31'36"E 29.40' 16.77' 735.88' 604.94' 473.07' S00°35'06"W 686.85' S71°35'52"E 298.29' C1 S88°26'34"E 1830.65' Horizontal Scale: 0 100' 200' 1" = 100' Preliminary Plat-Phasing Plan N. Deerhaven Way W. Sample Farm Dr. N. Highbrook Way State Highway 44 (ITD) N. Can Ada Road N. Quincannon Way File Location: g:\2019\119104\cad\prelim plat\119104 pp site phasing plan.dwg Last Plotted By:gary schumacher Date Plotted: Friday, May 1 2020 at 11:54 AM Pre Plat 05.01.2020 NORTERRA MIXED USE TG Development, LLC NE CORNER CAN ADA RD & SH 44 Star, Id 119104 Preliminary Plat PP-01B Phasing Plan Revisions 1. Date of Issuance: Project No.: Project Milestone: Street A Dr. (Public) Street A Court (Public) N. Quincannon Lane PHASE 1 PHASE 1 PHASE 1 PHASE 2 PHASE 2 PHASE 3 PHASE 3 W. 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HIGHBROOK WAY 10''W EP EP EP EP EP EP EP EP GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SD SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN SAN GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR GIRR R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W B2 L51 B2 L38 B2 L25 B2 L63 B2 L14 B2 L112 B2 L110 B2 L111 B2 L9 B2 L59 B2 L61 B2 L62 B2 L66 B2 L65 B2 L64 B2 L45 B2 L46 B2 L47 B2 L48 B2 L49 B2 L50 B2 L55 B2 L52 B2 L53 B2 L54 B2 L57 B2 L56 B2 L58 B2 L11 B2 L12 B2 L13 B2 L16 B2 L15 B2 L17 B2 L30 B2 L29 B2 L28 B2 L27 B2 L26 B2 L21 B2 L24 B2 L23 B2 L22 B2 L19 B2 L20 B2 L31 B2 L32 B2 L33 B2 L34 B2 L35 B2 L36 B2 L37 B2 L42 B2 L39 B2 L40 B2 L41 B2 L44 B2 L43 B1 L7 B1 L1 B1 L2 B1 L3 B1 L4 B1 L5 B1 L6 B1 L11 B1 L8 B1 L9 B1 L10 B1 L13 B1 L12 B2 L1 B2 L2 B2 L3 B2 L4 B2 L5 B2 L6 B2 L7 B2 L8 B2 L122 B2 L129 B2 L130 B2 L131 B2 L132 B2 L133 B2 L118 B2 L134 B2 L117 B2 L120 B2 L121 B2 L116 B2 L114 B2 L113 B2 L128 B2 L126 B2 L127 B2 L125 B2 L123 B2 L115 B2 L124 B2 L69 3,161-SF B2 L70 3,161-SF B2 L71 3,161-SF B2 L68 3,189-SF B2 L72 3,161-SF B2 L73 3,161-SF B2 L74 3,161-SF B2 L75 3,161-SF B2 L76 3,161-SF B2 L77 3,161-SF B2 L78 3,161-SF B2 L79 3,161-SF B2 L80 3,161-SF B2 L81 3,161-SF B2 L82 3,161-SF B2 L83 3,161-SF B2 L84 3,161-SF B2 L85 3,161-SF B2 L86 3,161-SF B2 L87 3,161-SF B2 L88 3,161-SF B2 L89 3,161-SF B2 L90 3,161-SF B2 L91 3,161-SF B2 L92 3,161-SF B2 L93 3,161-SF B2 L94 3,161-SF B2 L95 3,161-SF B2 L96 3,161-SF B2 L99 3,161-SF B2 L100 3,161-SF B2 L101 3,161-SF B2 L102 3,161-SF B2 L103 3,161-SF B2 L104 3,161-SF B2 L105 3,161-SF B2 L106 3,161-SF B2 L107 3,161-SF B2 L60 16,635-SF B2 L98 4,588-SF B2 L97 4,237-SF B2 L18 62,842-SF B2 L67 3,587-SF B2 L98 B2 L97 B2 L18 B2 L67 B2 L69 B2 L70 B2 L71 B2 L68 B2 L72 B2 L73 B2 L74 B2 L75 B2 L76 B2 L77 B2 L78 B2 L79 B2 L80 B2 L81 B2 L82 B2 L83 B2 L84 B2 L85 B2 L86 B2 L87 B2 L88 B2 L89 B2 L90 B2 L91 B2 L92 B2 L93 B2 L94 B2 L95 B2 L96 B2 L99 B2 L100 B2 L101 B2 L102 B2 L103 B2 L104 B2 L105 B2 L106 B2 L107 B2 L108 B2 L60 B2 L10 B2 L109 SAN SAN SAN SAN SAN SAN SAN SAN R/W R/W R/W R/W 10''W 10''W 10''W 10''W 10''W EP EP E MTR W MTR MTR GIRR EP EP EP EP EP EP EP EP EP EP E EP EP EP EP EP EP EP EP STATE HIGHWAY 44 N. HIGHBROOK WAY N. HIGHBROOK WAY SD SD SD 10''W 10''W EG EG EG EG EG EG EG EG EG EG 40' X 40' CLEAR VISION TRIANGLE 40' X 40' CLEAR VISION TRIANGLE 35', TYP. SPACING 35', TYP. SPACING UNTILED CANAL - RETAIN AND PROTECT UNTILED CANAL - RETAIN AND PROTECT UNTILED CANAL - RETAIN AND PROTECT 35', TYP. SPACING 35', TYP. SPACING Commercial Car Wash Commercial Retail / Rest. Commercial Retail / Rest. Commercial or Senior Living Center Commercial / Hotel Commercial Retail / Rest. Townhomes Single Family Lots Townhomes Townhomes Townhomes 8,200 s.f. 6,000 s.f. 33,000 s.f. 5,000 s.f. (4-STORY 49,600 sf) Townhomes Townhomes Single Family Lots Single Family Lots Commercial Retail / Rest. 5,000 s.f. Common Area Common Area Common Area Common Area Common Area Townhomes Picnic Structure Commercial Office Park Commercial Office Park Commercial Office Park Commercial Retail / Rest. 45,000 s.f. Commercial Retail / Rest. Commercial Retail / Rest. Commercial Retail / Rest. 32,000 s.f. 38,000 s.f. 120,000 s.f. Commercial or Senior Living Center 16,000 s.f. Commercial or Senior Living Center 26,000 s.f. Landscape Material Legend: TURF SOD PROPOSED DECIDUOUS TREE, SEE PLANT SCHEDULE (TREES SECTION) FOR TYPICAL TREES. PROPOSED CONIFEROUS TREE, SEE PLANT SCHEDULE (EVERGREEN TREES SECTION) FOR TYPICAL TREES Landscape Requirements: AS IDENTIFIED IN THE STAR, IDAHO CITY ORDINANCE: LANDSCAPE BUFFERS ALONG STREETS (8-4B-7) ONE TREE PER THIRTY-FIVE (35) LINEAR FEET WITH SHRUBS, LAWN, OR OTHER VEGETATIVE GROUND COVER. STREET TREES REQUIRED TREES PROVIDED STATE HIGHWAY 44 EAST (2350 L.F.) 68 TREES (2350/35) 66 TREES* HIGHBROOK WAY NORTH (570 L.F.) 16 TREES (570/35) 6 TREES** CAN ADA ROAD WEST (604 L.F.) 17 TREES (604/35) 8 TREES*** *TWO FEWER TREES PROVIDED DUE TO SITE LIMITATIONS (CANAL EASEMENT). **TEN (10) FEWER TREES PROVIDED DUE TO SITE LIMITATIONS. (GRAVITY IRRIGATION EASEMENT) ***NINE FEWER TREES PROVIDED DUE TO SITE LIMITATIONS (CANAL EASEMENT). PARKING LOT LANDSCAPE REQUIREMENTS (8-4B-8) INTERNAL LANDSCAPING: EACH INTERIOR PLANTER THAT SERVES A SINGLE ROW OF PARKING SPACES SHALL BE LANDSCAPED WITH ONE TREE AND SHRUBS, LAWN, OR OTHER VEGETATIVE GROUND COVER. TREES REQUIRED: TREES PROVIDED: SEE PLAN SEE PLAN LANDSCAPE BUFFER: ONE TREE PER THIRTY-FIVE (35) LINEAR FEET AND SHRUBS, LAWN OR OTHER VEGETATIVE GROUND COVER. TREES REQUIRED: TREES PROVIDED: SEE PLAN SEE PLAN QUALIFIED OPEN SPACE (8-4F-3) TOTAL LAND AREA OF ALL COMMON OPEN SPACE SHALL EQUAL OR EXCEED FIVE PERCENT OF THE GROSS LAND AREA OF DEVELOPMENT. COMMON OPEN SPACE AREAS SHALL INCLUDE (AT A MINIMUM) ONE DECIDUOUS SHADE TREE PER EIGHT THOUSAND (8,000) SQUARE FEET AND LAWN, EITHER SEED OR SOD. (8-4F-3E) REQUIRED S.F. PROVIDED S.F. 105921.52 S.F. x 2,109,559 S.F.) 229,486 S.F. 10.88% REQUIRED TREES PROVIDED TREES 29 TREES (229,486 / 8000) MIN. 144 TREES OPEN SPACE CALCULATION INCLUDES TOWNHOME AREA, GREENSPACE BETWEEN TOWNHOMES AND COMMERCIAL USES, AND 20' BUFFER ALONG HWY 44 AND HIGHBROOK. ADDITIONAL OPEN SPACE/LANDSCAPE AREA WILL BE PROVIDED AT COMMERCIAL AREAS AS REQUIRED. PROPOSED SHRUB BED AREA, SEE PLANT SCHEDULE (SHRUBS SECTION) FOR TYPICAL SHRUBS. FESCUE SOD TREES BOTANICAL / COMMON NAME SIZE CONTAINER AS AMELANCHIER ALNIFOLIA / SERVICEBERRY 2" CAL. B&B BN BETULA NIGRA / RIVER BIRCH MULTI-TRUNK 2" CAL. B&B CC CORNUS FLORIDA `CHEROKEE CHIEF` / CHEROKEE CHIEF DOGWOOD 2" CAL. B&B FG FRAXINUS EXCELSIOR `GOLDEN DESERT` / GOLDEN DESERT ASH 2" CAL. B&B FP FRAXINUS `PATMORE` / `PATMORE` GREEN ASH 2" CAL. B&B FPC FRAXINUS `CIMMZAM` TM / CIMMARON ASH 2" CAL. B&B GS GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUST 2" CAL. B&B LE LIRIODENDRON TULIPIFERA `EMERALD CITY` TM / EMERALD CITY TULIP TREE 2" CAL. B&B LS LIQUIDAMBAR STYRACIFLUA / AMERICAN SWEET GUM 2" CAL. B&B PN PRUNUS CERASIFERA `NEWPORT` / NEWPORT FLOWERING PLUM 2" CAL. B&B QR QUERCUS RUBRA / RED OAK 2" CAL. B&B TG TILIA CORDATA `GREENSPIRE` / GREENSPIRE LITTLELEAF LINDEN 2" CAL. B&B EVERGREEN TREES BOTANICAL / COMMON NAME SIZE CONTAINER PC PICEA PUNGENS / COLORADO SPRUCE 8` HT. B&B PD PICEA GLAUCA `DENSATA` / BLACK HILLS SPRUCE 6` HT. B&B PF PINUS STROBUS `FASTIGIATA` / PYRAMIDAL WHITE PINE 6` HT. B&B PFV PINUS FLEXILIS `VANDERWOLF`S PYRAMID` / VANDERWOLF`S PYRAMID PINE 6` HT. B&B PP2 PICEA GLAUCA PENDULA / WEEPING WHITE SPRUCE 8` HT. B&B SHRUBS BOTANICAL / COMMON NAME SIZE CONTAINER AR ASTILBE X ARENDSII `RED SENTINEL` / FALSE SPIRAEA 1 GAL. BI BUXUS SINICA INSULARIS `WINTER GEM` / WINTER GEM BOXWOOD 1 GAL. BI2 BUDDLEJA DAVIDII NANHOENSIS `PETITE INDIGO` TM / PETITE INDIGO BUTTERFLY BUSH 5 GAL. CB CAREX BUCHANANII / LEATHER LEAF SEDGE 2 GAL. CF CORNUS SERICEA `FLAVIRAMEA` / YELLOW TWIG DOGWOOD 5 GAL. CH CORNUS ALBA `BAILHALO` TM / IVORY HALO DOGWOOD 5 GAL. CK CORNUS SERICEA `KELSEYI` / KELSEYI DOGWOOD 5 GAL. CR CORNUS SERICEA / RED TWIG DOGWOOD 5 GAL. CV COREOPSIS VERTICILLATA `MOONBEAM` / THREADLEAF COREOPSIS 2 GAL. CX CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL. EM EUONYMUS FORTUNEI `MOONSHADOW` TM / MOONSHADOW EUONYMUS 5 GAL. HP HEUCHERA MICRANTHA `PALACE PURPLE` / PALACE PURPLE CORAL BELLS 1 GAL. HS HEMEROCALLIS X `STELLA DE ORO` / STELLA DE ORO DAYLILY 1 GAL. HSB HELICTOTRICHON SEMPERVIRENS `BLUE OATS` / BLUE OAT GRASS 1 GAL. JS JUNIPERUS SCOPULORUM `SKYROCKET` / SKYROCKET JUNIPER 5 GAL. LM LAVANDULA ANGUSTIFOLIA `MUNSTEAD` / MUNSTEAD ENGLISH LAVENDER 1 GAL. PE PINUS STROBUS `NANA` / DWARF EASTERN WHITE PINE 5 GAL. PH PINUS SYLVESTRIS `HILLSIDE CREEPER` / HILLSIDE CREEPER SCOTCH PINE 5 GAL. PH2 PANICUM VIRGATUM `HEAVY METAL` / BLUE SWITCH GRASS 2 GAL. PR POTENTILLA FRUTICOSA `RED ACE` TM / RED ACE POTENTILLA 3 GAL. PS2 PINUS MUGO `SLOWMOUND` / MUGO PINE 5 GAL. PVC PANICUM VIRGATUM `CLOUD NINE` / TALL SWITCH GRASS 2 GAL. RCP ROSA X `FLOWER CARPET PINK` / ROSE 2 GAL. RF ROSA X `FLOWER CARPET RED` / ROSE 2 GAL. RG RHUS AROMATICA `GRO-LOW` / GRO-LOW FRAGRANT SUMAC 3 GAL. RSG RUDBECKIA FULGIDA SULLIVANTII `GOLDSTURM` / BLACK-EYED SUSAN 1 GAL. SBL SPIRAEA X BUMALDA `LIMEMOUND` TM / LIMEMOUND SPIREA 2 GAL. SC SALVIA NEMOROSA `CARADONNA` / CARDONNA PERENNIAL SALVIA 1 GAL. PLANT SCHEDULE Landscape Notes: 1. LANDSCAPE SHOWN WITHIN DRAINAGE DISTRICT NO. 2 EASEMENTS ARE PRELIMINARY AND ARE SUBJECT TO CHANGE PENDING LICENSE AGREEMENT REQUIREMENTS. Horizontal Scale: 0 50' 100' 1" = 50' Preliminary Plat Landscape Plan File Location:g:\2019\119104\cad\prelim plat\119104 pp landscape plan.dwg Last Plotted By: gary schumacher Date Plotted: Friday, May 1 2020 at 10:47 AM Pre Plat 05.01.2020 NORTERRA MIXED USE TG Development, LLC NE CORNER CAN ADA RD & SH 44 Star, Id 119104 Preliminary Plat PP-40 Landscape Plan Revisions 1. Date of Issuance: Project No.: Project Milestone: Highbrook Way State Street (Hwy 44) Endsley St. Deerhaven Way Sample Farm Dr. New Street New Street N Can Ada Road Gambrell St. Endsley Ct. Saddlebrook Way 5 / 01 / 2020 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Townhouse Concept Elevations ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, City Planner MEETING DATE: July 28, 2020 – PUBLIC HEARING (tabled from July 21, 2020) FILE(S) RZ-20-04 Rezone PUD-20-05 Planned Unit Development Whitener 10206 W. State Street OWNER/APPLICANT/REPRESENTATIVE Property Owner: Philip D. Whitener 198 Rooster Drive Eagle, Idaho 83616 Applicant/Representative: Jay Gibbons, South, Beck & Baird 2002 S. Vista Avenue Boise, Idaho 83705 REQUEST Request: The Applicant is seeking approval of a Rezone from Mixed Use (MU-DA) to Central Business District (CBD) and a Planned Unit Development for a commercial and single-family residential development consisting of 28 townhomes and approximately 22,164 square feet of commercial/retail space. The property is located at 10206 W. State Street in Star, Idaho, and consists of 4.76 acres with a proposed residential density of 5.88 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is generally located on the north side of W. State Street, east of N. Taurus Way in Star, Idaho. Ada County Parcel No. S0408438600. Existing Site Characteristics: The property is currently in agricultural production and contains a single-family dwelling and associated agricultural and accessory structures. ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 2 Irrigation/Drainage District(s): Middleton Mill Ditch Co. Flood Zone: This property is outside of the flood zone. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – Yes  Riparian Vegetation – No known areas.  Steep Slopes – Slight elevation changes to the north.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held November 14, 2019 Neighborhood Meeting Held November 25, 2019 Application Submitted & Fees Paid January 14, 2020 Residents within 300’ Notified February 03, 2020/June 16, 2020 Agencies Notified February 03, 2020 Legal Notice Published February 07, 2020/June 11, 2020 Property Posted February 21, 2020/July 8, 2020 HISTORY The property received annexation and zoning approval (AZ-07-08) on October 16, 2007 for a Mixed Use (MU-DA) designation and conceptual approval of a supermarket and retail space. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing Mixed Use with Development Agreement (MU-DA) Central Business District Agricultural Single Family Dwelling Proposed CBD-PUD No Change Mixed Use Commercial & Residential North of site Residential (R-4) Central Business District Single Family Residential ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 3 South of site Limited Office Transitional (RUT) Central Business District Single Family Dwelling Undeveloped East of site County Rural Transitional (RUT) Central Business District Agricultural Single Family Dwelling West of site Commercial (C-2) Central Business District Commercial – Undeveloped Ag ZONING ORDINANCE / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: (OLD CODE IN EFFECT AT THE TIME OF SUBMITTAL) Definitions (Section 8-2 B-1): Dwelling or Dwelling Unit: Any structure, or portion thereof, providing independent living facilities for one “family” as herein defined, including provisions for living, sleeping, eating, cooking, and sanitation. USE CBD C-1 C-2 L-O Dwelling: Multi-family1 C N N N Secondary1 N N N N Single-family attached C N N N Single-family detached1 N N N N Townhouse N N N N Two-family duplex N N N N 8-7-1: PURPOSE PLANNED UNIT DEVELOPMENTS: A. The purpose of the planned unit development (PUD) requirements is to provide an opportunity for exemplary site development that meets the following objectives: 1. Preserves natural, scenic and historic features of major importance; 2. Allows for innovative design that creates visually pleasing and cohesive patterns of development; and ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 4 3. Creates functionally integrated development that allows for a more efficient and cost-effective provision of public services. B. It is not the intent that the PUD process be used solely for the purposes of deviation from the dimensional standards in the district. (Ord. 215, 11-2-2011) 8-7-4: STANDARDS: The council may approve planned unit developments, in accord with the following standards: A. General Use Standards: 1. Deviations From Underlying District Requirements: Deviations from the development standards and/or area requirements of the district in accord with chapter 3, "District Regulations", of this title may be approved. The exception is that along the periphery of the planned development, the applicable setbacks as established by the district shall not be reduced. 2. Allowed Uses: Applicant may request that specific conditional use(s) be allowed in the district as principal permitted use(s). 3. Private Streets And Service Drives: The uses within the planned unit development are interconnected through a system of roadways and/or pathways as appropriate. Private streets and service drives may be permitted, if designed and constructed to the transportation authority standards and in accord with chapter 4, article E, "Private Street Requirements", of this title. 4. Buildings Clustered: Buildings shall be clustered to preserve scenic or environmentally sensitive areas in the natural state, or to consolidate small open spaces into larger, more usable areas for common use and enjoyment. B. Private Open Space: In addition to the common open space and site amenity requirements as set forth in chapter 4, "Regulations Applicable To All Districts", of this title, a minimum of eighty (80) square feet of private, usable open space shall be provided for each residential unit. This requirement can be satisfied through porches, patios, decks, and enclosed yards. Landscaping, and other accessways do not count toward this requirement. C. Residential Use Standards: 1. Multi-Family: Notwithstanding the provisions of chapter 3, "District Regulations", of this title, multi-family dwellings may be an allowed use when approved through a planned unit development. 2. Housing Types: A variety of housing types shall be included within a single planned development, including attached units (townhouses, duplexes), detached units (patio homes), ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 5 single-family and multi-family units, regardless of the district classification of the site, provided that the overall density limit of the district is maintained. 8-4F-3: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space And Site Amenity Requirement: 1. Open Space: Open space shall be designated as a total of 15% per application with 10% being useable space. (amd. Ord. 290, 2019) 2. One additional site amenity shall be required for each additional twenty (20) acres of development area. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Community garden; c. Ponds or water features; or d. Plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector streets may be included in required common open space for residential subdivisions. 4. A street buffer with a minimum of ten feet (10') in width and street trees planted in accord with section 8-4B-7, "Landscape Buffers Along Streets", of this chapter may count up to fifty percent (50%) of the requirement. 5. Parkways along local residential streets that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk. b. The parkway is planted with street trees in accord with section 8-4B-7, "Landscape Buffers Along Streets", of this chapter. ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 6 c. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. 6. Parkways along collector and arterials that are a minimum of ten feet (10') in width from street curb to sidewalk can be counted toward the open space requirement. 7. Stormwater detention facilities when designed in accord with section 8-4B-11, "Stormwater Integration", of this chapter. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Quality of life amenities; 2. Clubhouse; 3. Fitness facilities; 4. Enclosed bike storage; 5. Public art; 6. Picnic area; or 7. Additional five percent open space; 8. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 7 9. Provision of transit stops, park and ride facilities or other multimodal facilities to encourage alternative automobile transportation. D. Location: 1. The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. 2. Common open space shall be grouped contiguously with open space from adjacent developments whenever feasible. E. Required Improvements And Landscaping: 1. Common open space shall be suitably improved for its intended use, except that natural features such as wetlands, rock outcroppings, ponds, creeks, etc., may be left unimproved. 2. Common open space areas shall include (at a minimum) one deciduous shade tree per eight thousand (8,000) square feet and lawn, either seed or sod. F. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon; or 2. Land designated as common open space may be conveyed to the city, where the city council agrees to accept conveyance. (Ord. 215, 11-2-2011) Table 8-3C-2(a) Schedule of Uses In The Central Business District (CBD): (Principal Permitted Conditional or Prohibited uses) Use CBD Accessory structure C4 Adult business/adult entertainment1 N Agriculture, forestry, fishing N Airport N Alley P Animal care facility1 C Artist studio1 P ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 8 Arts, entertainment, recreation facility1 C Asphalt plant1 N Auction facility N Automated teller machine1,2 P Automotive hobby1 N Automotive mechanical/electrical repair and maintenance C Bakery P Bar/tavern/lounge/drinking establishment1 P Barbershop/styling salon P Bed and breakfast P Beverage bottling plant N Boarding house N Brewery N Brewpub C Building material, garden equipment and supplies1 N Campground/RV park1 C Cement or clay products manufacturing N Cemetery1 N Chemical manufacturing plant N Church or place of religious worship1 N Civic, social or fraternal organizations1 P Concrete batch plant N Condominium C Conference/convention center P Contractor's yard1 N Convenience store P Dairy farm N ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 9 Daycare center1 (more than 12) P Daycare, family1 (6 or fewer) P Daycare, group1 (7 - 12) P Drive-through establishment/drive-up service window1 P Drugstore P Dwelling: Multi-family1 C Secondary1 N Single-family attached C Single-family detached1 N Townhouse N Two-family duplex N Educational institution, private1 C Educational institution, public1 C Equipment rental, sales, and services1 C Fabrication shop N Farm N Farmers' or Saturday market P Feedlot N Financial institution1 P Fireworks stand3 C Flammable substance storage N Food products processing1 N Food stand3 P Gasoline station1,2 P Gasoline station with convenience store1,2 P Golf course1 N ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 10 Government office P Greenhouse N Greenhouse, commercial1 P Guesthouse/granny flat1 N Healthcare and social services P Heliport N Home occupation1 P Hospital1 C Hotel/motel1 P Ice manufacturing plant N Industry, information1 P Institution C Junkyard1 N Kennel N Laboratory C Laboratory, medical C Lagoon N Laundromat1,2 P Laundry and dry clean P Library P Manufactured home1 N Manufactured home park1 N Manufacturing plant N Meatpacking plant N Medical clinic P Mining (except accessory pit1) N Mortuary N ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 11 Museum P Nursery, garden center and farm supply1 C Nursing or residential care facility1 N Office security facility P Parking lot/parking garage2 P Parks, public and private2 P Pawnshop P Personal and professional services P Photographic studio P Portable classroom/modular building C Power plant N Processing plant N Professional offices P Public infrastructure C Public or quasi-public use P Public utility, major1 N Public utility, minor1 P Public utility yard1 N Recreational vehicle dump station1 P Recycling center1 N Research activities C Restaurant P Retail store/retail services P Retirement home C Salvage yard N Sand and gravel yard N Service building P ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 12 Shooting range2 N Shopping center P Solid waste transfer station N Stable N Storage facility, outdoor1 C Storage facility, self-service1,2 N Swimming pool, commercial/public P Swimming pool, private N Television station C Temporary living quarters1 N Temporary use3 P Terminal, freight or truck1 N Tower N Truck stop N Turf farm N Vehicle emission testing3 P Vehicle impound yard1 N Vehicle repair, major1 N Vehicle repair, minor1 C Vehicle sales or rental1 C Vehicle washing facility1,2 C Vehicle wrecking yard1 N Veterinarian office P Vineyard N Warehouse and storage1 N Wholesale sales N Winery1 N ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 13 Wireless communication facility1 C Yard sale P Notes: 1. Indicates uses that are subject to chapter 5, "Specific Use Standards", of this title. 2. Indicates uses that are subject to section 8-4A-23, "Self-Service Uses", of this title. 3. Indicates uses that are subject to chapter 4, article D, "Temporary Use Requirements", of this title. 4. See subsection 8-4A-3J of this title. (Ord. 215, 11-2-2011; amd. Ord. 223, 2-21-2012; Ord. 236, 7-15-2014; Ord. 252, 11-2-2015; Ord. 255, 4-19-2016) COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Central Business District The Central Business District is planned to be a vibrant downtown center for the community. Uses encouraged are commercial, retail, civic, private offices, and entertainment. High density housing is encouraged on the upper floors of mixed-use buildings and at the fringes of the land use designation. Developments in this district are to place an emphasis on pedestrian and bicycle access and compatibility. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Implement the Land Use Map and associated policies as the official guide for development. • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.5 Policies Related Mostly to the Central Business District Planning Areas: ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 14 A. The CBD zoning district should allow for a mix of commercial, office, institutional, and civic type uses with specific provisions for residential use in appropriate locations with compatible densities. B. High density residential is suitable within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. 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--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 15 • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. PROJECT OVERVIEW REZONE: The rezone request from Mixed Use (MU-DA) to Central Business District (CBD) on the applicant’s property, together with the accompanying planned unit development, will allow for the development and future subdivision of the subject property with a mixture of commercial and residential uses that will be consistent with the recently adopted Comprehensive Plan. Commercial development will include uses allowed within the CBD zone. The overall density of the proposed residential portion of the development, as submitted, is 5.88 dwelling units per acre. The current Comprehensive Plan Land Use Map designates this property as Central Business District. The requested land uses of commercial and residential within the zoning and planned unit development applications meet the intent of the current zoning designation and the intent of the Comprehensive Plan. PLANNED UNIT DEVELOPMENT: The application has been submitted as a Planned Unit Development (PUD) in order to include the residential component of the project. And although the CBD zone discourages most non- commercial uses, “Deviations from the development standards and/or area requirements of the district” may be requested as part of the PUD process. The exception in this instance is the residential use in the northern portion of the project that would be in the CBD base zone. In reviewing the development as a whole, the application meets the intent of a PUD in that the purpose of the planned unit development (PUD) requirements is to provide an opportunity for exemplary site development that meets the PUD objectives, including the preservation of natural and scenic features, an innovative design that creates visually pleasing and cohesive pattern of development and the creation of a functionally integrated development that allows for a more efficient and cost-effective provision of public services. Finally, the proposed PUD is not being submitted solely for the purpose of deviation from the dimensional standards in the zoning district. The site layout consists of 22,164 square feet of retail/commercial space along W. State Street and extending northward into the site. The commercial element includes up to four building pads with accompanying parking and landscaping. Table 8-3C-2(a) Schedule of Uses In The Central Business District (CBD) lists the uses allowed within the commercial portion of the development (New Zoning Ordinance). A new, east-west, public street, meeting the intent of the previous, as well as newly adopted Economic Corridor Access Management Plan (ECAMP), splits and transitions the development into the residential component of the design. The northern half includes 28 townhomes with a public street and shared, private drives. Eight of the units, located immediately north of “First Street” are intended to be a live/work concept, ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 16 which would increase the total overall commercial area in the development. The shared drives would need to be approved for use by the Star Fire District, or a redesign for access may be required. All streets are proposed to be public, ACHD maintained roadways, with final access onto W. State Street being approved by ITD. Of the total residential portion of the project (2.43 acres), the site plan indicates that the development will contain a total of 1.03 acres (42.36%) total open space, including a third of an acre (16,193 s.f.) landscape buffer/open space along the northern boundary between the development and the existing residential neighborhood (Rockbridge Subdivision). The applicant has not indicated what type of amenities will be provided to the residential portion of the development other than the open area. Staff recommends one additional amenity be provided within the proposed open areas in the northern common area. Parking indicated on the concept plan meets the off-street parking requirements of the old and new Zoning Code. All parking will be reevaluated as specific uses are requested. As proposed by the applicant, the residential portion of the development would include the following dimensional standards: Proposed Setbacks: • Minimum Residential Lot Frontage: 30 feet • Front Setbacks (Measured from the back of sidewalk or property line): 20 feet; 10’ Living Area • Rear Setbacks: 10 feet • Interior Setbacks: 0’ feet (for zero-lot lines) – 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 Local: 10 feet • Maximum Building Height: 35 feet ADDITIONAL DEVELOPMENT FEATURES: The applicant has been working with ITD and ACHD regarding traffic impact studies, access points and street standards, in addition to working with the City on the adopted Economic Corridor Access Management Plan (ECAMP) with a collector roadway running east-west through the property, and a potential major access onto W. State Street. As negotiations with ITD and ACHD continue, the applicant will be required to work with the City and the transportation agencies on the final layout of the street system. ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 17 Locations and styles for decorative streetlights are not reflected on the concept plan at this time. Locations shall be addressed along with design and description of said lights during the Certificate of Zoning Compliance/Preliminary Platting process. Dark sky lighting shall apply. No sign locations have been designated for this development. A sign permit application shall be submitted prior to any sign installation. All internal public roads shall be 36’ from back of curb to back of curb. The collector roadway running east-west, and south to W. State Street may need to be redesigned in the future with a 54’ of right-of-way and a 40’ road width if determined in the future by ITD and ACHD depending on the future configuration of the road system between N. Seneca Springs Way and N. Taurus Way. The applicant has not indicated where mailbox clusters will be located for the development. The applicant shall work with the Star Postmaster on locations for mail service. Specific landscaping has not been proposed within the concept plan. If approved, staff will include a condition of approval requiring a landscape plan meeting the standards of the Unified Development Code, including the required street tree placement. The applicant shall provide one additional amenity within the proposed development, to be located within the open space area at the northern end of the development. AGENCY RESPONSES Central District Health February 12, 2020 Dept of Army Corp of Engineers February 14, 2020 Keller and Associates February 20, 2020 Star Fire District December 26, 2020 ITD March 3, 2020 ACHD March 16, 2020 PUBLIC RESPONSES No Public Responses Have Been Received to Date. STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of this application as submitted and designed within the conceptual plan proposed by the applicant. The applicant has taken into consideration an adequate transition from the commercial uses along W. State Street, the future collector roadway in the middle of the development, and the limited residential uses as they transition to the existing single-family subdivision to the north, including additional open space buffering. With the inclusion of the ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 18 live/work type units near the center of the development, the commercial to residential parcel coverage ratio for the development is 70:30 in favor of commercial. Further, attached single- family residential is an allowed use in the current CBD Zoning District. Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed rezone and planned unit development meets the requirements, standards and intent for development as they relate to the Zoning Ordinance and Comprehensive Plan and should be considered for approval. 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 prepare final conditions of approval and findings of fact and conclusions of law for the Council to consider at a future date. Staff would also request that a new development agreement be entered between the City and the owner to replace the existing agreement for the property. UPDATED APPLICATION INFORMATION 7-28-20 This application was originally heard by City Council on March 3, 2020. It was subsequently tabled to April 7, 2020 to allow the applicant time to revise the development per the Council’s recommendations for the amount of residential and commercial uses proposed. The application was scheduled for a workshop with Council on May 19, 2020. Upon completion of the workshop, staff rescheduled the application, sent out new letters to neighbors and published a new legal notice for the July 21st Council date. The applicant reposted a public hearing sign for the new meeting. The applicant has submitted a revised site plan with revisions from what was discussed at the Council workshop. FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve these applications, the Unified Development Code requires that Council must find the following: REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 19 ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The central business district purpose statement indicates small scale retail, public, quasi-public and adaptive reuse of residential structures within its uses. However, through the PUD process, deviations in uses may be allowed. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation is reasonably necessary for the orderly development of the City. 8-7-5: PLANNED UNIT DEVELOPMENT FINDINGS: Upon recommendation from the administrator, the council shall make a full investigation and shall, at the public hearing, review the application. In order to grant a planned development request, the council shall make the following findings: A. The planned unit development demonstrates exceptional high quality in site design through the provision of cohesive, continuous, visually related and functionally linked patterns of development, street and pathway layout, and building design. ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 20 B. The planned unit development preserves the significant natural, scenic and/or historic features. C. The arrangement of uses and/or structures in the development does not cause damage, hazard, or nuisance to persons or property in the vicinity. D. The internal street, bike and pedestrian circulation system is designed or the efficient and safe flow of vehicles, bicyclists and pedestrians without having a disruptive influence upon the activities and functions contained within the development, nor place an undue burden upon existing transportation and other public services in the surrounding area. E. Community facilities, such as a park, recreational, and dedicated open space areas are functionally related and accessible to all dwelling units via pedestrian and/or bicycle pathways. F. The proposal complies with the density and use standards requirements in accord with chapter 3, "District Regulations", of this title. G. The amenities provided are appropriate in number and scale to the proposed development. H. The planned unit development is in conformance with the comprehensive plan. (Ord. 215, 11- 2-2011) 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. PROPOSED CONDITIONS OF APPROVAL 1. The development shall follow the specific details of the approved PUD site/development plan approved through this application. The approved PUD site/development plan shall further comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by residential phase prior to final plat signature, and as commercial uses are reviewed and approved by the City. 3. Prior to development of the first phase, a revised site/development plan and landscape plan shall be submitted to the administrator including the ACHD/ITD approved street sections and access points, landscaping and amenities, street trees, mailboxes, streetlights that meet ---PAGE BREAK--- WHITENER 10206 W STATE STREEET – FILE # RZ-20-04/PUD- 20-05 21 the standards of the current Unified Development Code. The plan shall indicate one additional amenity for the residential portion of the development. 4. The property with the approved development plan 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 private streets shall have a minimum street width of 30’ and shall be constructed to ACHD standards. Common drives shall meet the requirements of the Star Fire District. 6. Street trees shall be installed per Chapter 8, Section 8-8C-2-M(2) Street Trees. 7. The approved development plan shall comply with the City of Star Unified Development Code regarding landscaping, both internal buffers and frontages, including street trees. 8. Applicant/Owner/Developer shall submit a streetlight and parking lot lighting plan/design prior to Certificate of Zoning Compliance. All lighting shall comply with the Star City Code and the Dark Sky standards adopted by the City. 9. All new structures shall comply with the effective building and zoning requirements at time of building permit issuance, unless otherwise amended in the PUD or Development Agreement. 10. Any requirements from the Star Sewer & Water District shall be the responsibility of the applicant. 11. All State, Federal and Local rules and regulations regarding development in the Special Hazard Areas (Floodplain/Floodway) shall be adhered to, if applicable. 12. The applicant shall meet all requirements of the Star Fire District regarding emergency access to the property and fire flow. 13. All new structures and tenant improvements shall require a building permit. 14. A separate sign permit shall be approved for any signage for the proposed uses. 15. Prior to issuance of a Certificate of Zoning Compliance, a stormwater narrative, drainage calculations, and drainage section details shall be submitted and approved by the City Engineer. The development shall further meet all specific requirements of the City Engineer. 16. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of any construction. 17. A sign application is required for any subdivision signs. 18. Any additional site-specific conditions and considerations as required by Staff or Council. COUNCIL DECISION The Star City Council File #RZ-20-04/PUD-20-05 for Whitener 10206 W State Street on 2020. ---PAGE BREAK--- 329.55' 324.73' 325.75' 261.94' 297.73' 10 10 6 6 8 8 12 12 8 8 266.2' NORTH SCALE 1" 500' 0" WHITENER - VICINTY MAP ---PAGE BREAK--- 26.6' 329.55' 324.73' 325.75' 261.94' 297.73' 50.0' 36.0' 10.0' 10.0' LS STATE HIGHWAY 44 62.5' LS 10.0' 10.0' N. ASPEN LAKES WAY FIRST STREET 36.0' 50.0' 20.0' 20.0' RETAIL BUILDING 3,466.0 SF. RETAIL BUILDING 3,466.0 SF. RETAIL BUILDING 7,616.0 SF. RETAIL BUILDING 7,616.0 SF. 94.0' 72.0' 72.0' 106.0' 106.0' 67.5' 50.0' 67.5' 50.0' OPEN SPACE (12,700 SF.) 20.0' 8 8 12 12 8 8 20.0' 10.0' LS LS LS LS LS LS LS LS 160.5' 26.6' 25.0' 101.7' ROCKBRIDGE SUBDIVISION OWNER: J. BRUNEEL OWNER: M. WEST 266.2' RETAIL BUILDING 3,500.0 SF. RETAIL BUILDING 3,500.0 SF. PRIVATE STREET PRIVATE STREET ALLEY 6 8 8 6 70.0' 50.0' 70.0' 50.0' LS LS LS LS LS LS LS LS 25.0' 25.0' SINGLE FAMILY ATTACHED 2-CAR GARAGES 20 LOTS MEW FRONT DOOR ACCESS W/ AMENITIES NORTH SCALE: 1" = 30'-0" CONCEPTUAL SITE PLAN 0 30 60 90 30 South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave [EMAIL REDACTED] Boise, ID. 83705 www.slaboise.com [PHONE REDACTED] Office Preliminary Development Statistics: Address: 10206 W STATE ST STAR , ID 83669 Subdivision: 4N 1W 08 Township/Range/Section: 4N1W08 Parcel: S0408438600 Existing Zoning: MU Proposed Zoning: CBD Total Acres: 4.76 Property Description: E19.51 RODS OF W39.02 RODS OF S41 RODS OF S2SE4 SEC 8 4N 1W #433500-R #99034445 #97064731 AREAS: RIGHT OF WAY ACHD 28,556.10 SF. (.66 AC) ITD 8,609.04 SF. (.20 AC) RETAIL: TOTAL AREA: 102,795.18 SF. (2.36 AC) 60.36% BUILDING AREA: BUILDING #1 7,500 SF. BUILDING #2 3,466 SF. BUILDING #3 7,500 SF BUILDING #4 3,466 SF. BUILDING #5 3,500 SF. BUILDING #6 3,500 SF. TOTAL 28,932 SF. (21.47%) PARKING REQUIRED: 116 SPACES AT 1 PER 250SF. PARKING PROPOSED: 84 SPACES 4 ADA SPACES 88 TOTAL TOWNHOMES TOTAL AREA: 67,353.89 SF. (1.55 AC) 39.64% TOTAL UNITS: 20 TOTAL DENSITY 12.58 DU/A OPEN SPACE: 19,206.63 SF. (28.52%) Owner: Philip Whitener 198 Rooster Dr, Eagle, ID 83616 Planner: Jay Gibbons, PLA, ASLA South Beck & Baird 2002 S, Vista Ave. Boise, ID 83705 (208) 342-2999 UPDATED CONCEPT PLAN ---PAGE BREAK--- 10.0' OPEN SPACE (9,467 SF.) 116.7' 26.6' 329.55' 324.73' 325.75' 261.94' 297.73' 50.0' 36.0' 10.0' 10.0' LS STATE HIGHWAY 44 62.5' LS LS 10.0' 10.0' N. ASPEN LAKES WAY FIRST STREET 36.0' 50.0' 20.0' 20.0' RETAIL BUILDING 3,466.0 SF. RETAIL BUILDING 3,466.0 SF. RETAIL BUILDING 7,616.0 SF. RETAIL BUILDING 7,616.0 SF. 94.0' 72.0' 72.0' 106.0' 106.0' 67.5' 50.0' 67.5' 50.0' 36.0' 50.0' 103.1' 23.7' 103.1' 24.0' 110.0' 110.0' 10.0' 10.0' 20.0' 118.9' 20.0' SHARED DRIVE SHARED DRIVE SHARED DRIVE 20.0' 20.0' 20.0' 20.0' 20.0' 20.0' 20.0' SHARED DRIVE R45.0' N. ASPEN LAKES WAY 20.0' 24.0' 103.1' 10.0' 20.0' 75.8' 10.0' 20.0' 20.0' 20.0' 10.0' 10.0' 32.9' OPEN SPACE (6,726 SF.) 20.0' 10 10 6 6 8 8 12 12 8 8 20.0' 10.0' LS LS LS LS LS LS LS LS LS LS LS LS LS LS LS LS LS 160.5' LS LS 26.6' 25.0' POTENTIAL LIVE/WORK UNITS TOWNHOME UNITS TOWNHOME UNITS TOWNHOME UNITS TOWNHOME UNITS TOWNHOME UNITS POTENTIAL LIVE/WORK UNITS 25.3' 101.7' ROCKBRIDGE SUBDIVISION OWNER: J. BRUNEEL OWNER: M. WEST 266.2' NORTH SCALE: 1" = 30'-0" CONCEPTUAL SITE PLAN 0 30 60 90 30 South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave [EMAIL REDACTED] Boise, ID. 83705 www.slaboise.com [PHONE REDACTED] Office Preliminary Development Statistics: Address: 10206 W STATE ST STAR , ID 83669 Subdivision: 4N 1W 08 Township/Range/Section: 4N1W08 Parcel: S0408438600 Existing Zoning: MU Proposed Zoning: CBD Total Acres: 4.76 Property Description: E19.51 RODS OF W39.02 RODS OF S41 RODS OF S2SE4 SEC 8 4N 1W #433500-R #99034445 #97064731 AREAS: RIGHT OF WAY ACHD 48,188.03 SF. (1.11 AC) ITD 8,609.04 SF. (.20 AC) RETAIL: TOTAL AREA: 103,224.13 SF. (2.37 AC) BUILDING AREA: BUILDING #1 7,616.0 SF. BUILDING #2 3,466 SF. BUILDING #3 7,616 SF BUILDING #4 3,466 SF. TOTAL 22,164.0 SF. (21.47%) PARKING REQUIRED: 88 SPACES AT 1 PER 250SF. PARKING PROPOSED: 84 SPACES 4 ADA SPACES 88 TOTAL OPEN SPACE: 14,598.3 SF. (14.14%) TOWNHOMES TOTAL AREA: 106,247.09 SF. (2.43 AC) TOTAL UNITS: 28 TOTAL DENSITY 11.52 DU/A OPEN SPACE: 45,001.2 SF. (42.36%) Owner: Philip Whitener 198 Rooster Dr, Eagle, ID 83616 Planner: Jay Gibbons, PLA, ASLA South Beck & Baird 2002 S, Vista Ave. Boise, ID 83705 (208) 342-2999 ORIGINAL CONCEPT PLAN ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Mary May, President Kent Goldthorpe, Vice-President Rebecca W. Arnold, Commissioner Sara M. Baker, Commissioner Jim D. Hansen, Commissioner Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org DATE, 2020 To: South, Beck & Baird Jay Gibbons 2002 S Vista Avenue Boise, ID 83705 Subject: Whitener/ STAR20-0001/ RZ-20-04/ PUD20-05 10206 W State Street This is a Rezone to CBD and a Planned Unit Development application consisting of 28 townhomes and approximately 22,164 square feet of commercial/retail space on 4.76-acres. In response to your request for comment, the Ada County Highway District has reviewed the submitted application and site plan for the item referenced above. It has been determined that ACHD has site specific conditions of approval for this application. A. Findings of Fact 1. State Highway 44/ State Street SH-44 is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Star, and ITD should work together to determine if additional right-of-way or improvements are necessary on SH-44. 2. Internal Streets a. Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of- curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org 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 45-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 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. Stub Street Policy: District policy 7207.2.4 (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 7207.2.5.4 (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 ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4 (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. b. Applicant’s Proposal: The applicant is proposing to construct the internal streets as 36- foot street sections with curb, gutter, and 5-foot wide sidewalk within 50-feet of right-of- way. The applicant is proposing to construct a cul-de-sac at the terminus of Aspen Lakes Way with a 45-degree turning radius. The applicant is proposing two stub streets as follows (measured centerline to property line): • First Street, 150-feet in length to the east property line. • First Street, 150-feet in length to the west property line. The applicant is proposing to construct parking stalls to be utilized for the two northern retail buildings to be partially located within the proposed right-of-way of both First Street and Aspen Lakes Way. ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org c. Staff Comments/Recommendations: The applicant’s proposal to construct the internal local streets as 36-foot street sections with curb, gutter, and sidewalk within 50-feet of right-of-way; to construct a cul-de-sac at the terminus of Aspen Lakes Way with a 45- degree turning radius; and to construct a stub street, First Street, 150-feet to the east property line; construct a stub street, First Street, 150-feet to the west property line meets District policy. However, the proposed on-street parking within the right-of-way does not meet District policy and is not approved, as proposed. The applicant is proposing 32 on-street parking stalls that are located partially within the right-of-way to accommodate the parking necessitated for the two northern retail buildings located at the First Street/ Aspen Lakes Way intersection. ACHD does not allow this type of parking within the right-of-way and has concerns regarding pedestrian safety in parking areas. The City of Star should verify that there is adequate guest and tenant parking on- site to accommodate the proposed land uses. On-street parking should not be counted toward the required on-site parking requirements as on-street parking may be removed in the future at the discretion of the District. The parking needs generated by this development should be provided on-site and not within the public right-of-way; and the applicant should be required to redesign the site to provide the required on-site parking for this development. Or, if the this type of on-street parking is desired by the City of Star then the roadways within the development should be constructed as private streets. The type of retail business to be located within the proposed buildings has not been determined as yet. Based on the Institute of Transportation Engineers Parking Manual, 4th Edition the following are estimates for the required parking stalls for potential uses. Use Parking Stalls per 1,000 Square Feet High-Turnover Restaurant 14.3 to 17.3 Free Standing Discount Store 5.0 Medical/Dental Office Building 4.0 General Office Building 2.84 Further, staff is not in support of the applicant’s proposal to construct public streets internal to the site. Public streets in this location do not appear to be in the public’s best interest, as commercial development is planned in this area and ACHD would be maintaining public streets acting as drive aisels and due to the fact that future connectivity to public streets to the east and west is prohibited by landscape “spite” strips owned by other property owners or homeowner associations, thus preventing the connectivity to other public streets. Therefore, staff recommends that the internal streets be constructed as private streets with cross access easements to the properties east and west of the site. ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org IF the City of Star approves this application with public streets, the applicant should be required to: • Construct the internal local streets as 36-foot street sections with curb, gutter, and sidewalk within 50-feet of right-of-way • Construct a cul-de-sac at the terminus of Aspen Lakes Way with a 45-degree turning radius • Construct a stub street, First Street, 150-feet to the east property line • Construct a stub street, First Street, 150-feet to the west property line • Provide signage at the terminus of the two stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” • Redesign the site to provide the necessary on-site parking for the development. • On-street parking is prohibited within 75-feet of the intersection. 3. Private Roads a. Policy Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. b. Staff Comments/Recommendations: If the City of Star approves use of private roads, the applicant should be required to pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. Landscape “Spite” Strips ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. B. Site Specific Conditions of Approval for Public Streets 1. Construct the internal local streets as 36-foot street sections with curb, gutter, and sidewalk within 50-feet of right-of-way. 2. Construct a cul-de-sac at the terminus of Aspen Lakes Way with a 45-degree turning radius. 3. Construct a stub street, First Street, 150-feet to the east property line. 4. Construct a stub street, First Street, 150-feet to the west property line. 5. Install signage at the terminus of the two stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 6. Redesign the site to provide the necessary on-site parking for the development. The on-street parking shown on page 3 is not approved. 7. On-street parking is prohibited within 75-feet of the intersection. 8. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building permit. Please contact the ACHD Planner (see below) for information regarding impact fees. 9. Plans shall be submitted to the ACHD Development Services Department for plans acceptance, and impact fee assessment (if an assessment is applicable). 10. Comply with the Standard Conditions of Approval as noted below. C. Site Specific Conditions of Approval for Private Road 1. Pave the private roadway a minimum of 20 to 24-feet wide and at least 30-feet into the site beyond the edge of pavement of State Street. 2. Install a street sign and a stop sign for the private road. 3. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building permit. Please contact the ACHD Planner (see below) for information regarding impact fees. 4. Plans shall be submitted to the ACHD Development Services Department for plans acceptance, and impact fee assessment (if an assessment is applicable). 5. Comply with the Standard Conditions of Approval as noted below. ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org D. Traffic Information Trip Generation This development is estimated to generate 1,603 additional vehicle trips per day (9 existing); and 167 additional vehicle trips per hour in the PM peak hour (1 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. Condition of Area Roadways: Traffic Count is based on Vehicles per hour (VPH) Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **State Highway 44/ State Street 322-feet Principal Arterial 1,128 N/A ACHD does not set level of service thresholds for State Highways. Average Daily Traffic Count (VDT): Average daily traffic counts are based on ACHD’s most current traffic counts • The average daily traffic count for SH-44/ State Street west of SH-16 was 19,485 on 07/24/2019. E. Attachments 1. Vicinity Map 2. Site Plan 3. Standard Conditions of Approval 4. Appeal Guidelines If you have any questions, please feel free to contact me at (208) 387-6171. Sincerely, Stacey Yarrington Planner III Development Services cc: Project File City of Star Philip D Whitener (via email) ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org VICINITY MAP ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org SITE PLAN ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org 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, 7203.6, the applicant may be required to update any existing non-compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-[PHONE REDACTED]) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. ---PAGE BREAK--- Ada County Highway District • 3775 Adams Street • Garden City, ID • 83714 • PH [PHONE REDACTED] • FX 345-7650 • www.achdidaho.org Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov March 3, 2020 Shawn Nickel City Clerk P.O. Box 130 Star, Idaho 83669 VIA EMAIL Development Application RZ-20-04, PUD-20-05 Project Name WHITENER PROPERTY Project Location 10206 West State Street, north of SH-44 milepost 11.14 Project Description Rezone from Mixed Use (MU-DA) to Central Business District (CBD) and a planned unit development for a commercial and single family residential development consisting of 28 townhomes and approximately 22,164 square feet of commercial/ retail space. Applicant Jay Gibbons The Idaho Transportation Department (ITD) reviewed the referenced rezone and planned unit development applications and has the following comments: 1. This project abuts the State Highway system. 2. Applicant has contacted ITD to discuss the proposed access to the State Highway system. SH-44 is classified as a statewide route under the Idaho Administrative Procedure Act. The proposed access does not meet the 500 foot spacing requirement between approaches or the 2,640 feet required between local roads. ITD is willing to consider the proposed approach as a private commercial access with the submittal of a Traffic Impact Study (TIS). The TIS will determine appropriate mitigation and level of access based on trip generation numbers and analysis. If the TIS is received, reviewed, and accepted, the applicant will need to submit an ITD Right-of- Way Encroachment Application and Permit – Approaches or Public Streets in order to have it properly documented. This application can be found on the ITD website at www.itd.idaho.gov by selecting “click for more topics” in the purple Business box, then selecting “Form Finder” from ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov the drop down menu, and finally scrolling down to form number 2109 and clicking on the blue number. For assistance please contact Ken Couch at (208) 332-7190 or [EMAIL REDACTED]. Connection to or modification of an existing access to the State Highway system will require a permit from ITD. Once permitted, should the use of the parcel change causing any increase in trip generation, or the parcel be split, property owner will need to re-apply for access at that time. 3. A corridor study for SH-44 is currently underway A future right-of-way width of 70 feet each side of center line is being considered. ITD requests the City’s assistance in keeping structures out of the potential future right-of-way to help reduce the expense of improving the highway. 4. ITD recommends the applicant collaborate with ITD while designing the site plan for their buildings as the environmental study for SH-44 is currently ongoing and future right-of-way needs have not been officially determined. 5. Idaho Code 40-1910 does not allow advertising within the right-of-way of any State Highway. 6. The Idaho Administrative Procedures Act (IDAPA) 39.03.60 governs advertising along the State Highway system. The applicant may contact Justin Pond, Right-of-Way Section Program Manager, at (208) 334-8832 for more information. 7. ITD does not object to the rezone of the parcel, but objects to the planned unit development application due to traffic and access concerns as noted in item 2. 8. Once a Traffic Impact Study has been received, reviewed, and accepted and the appropriate ITD permit has been obtained, ITD will withdraw any objection to the proposed application. If you have any questions, you may contact me at (208) 334-8338 or Erika Bowen (208) 265-4312 ext 7. Sincerely, Sarah Arjona Development Services Coordinator [EMAIL REDACTED] ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, City Planner MEETING DATE: July 28, 2020 – PUBLIC HEARING (tabled from July 21, 2020) FILE(S) RZ-20-06-DA Rezone DA-20-09 Development Agreement PP-20-09 Preliminary Plat for Ridley’s Heron River Commercial Subdivision CUP-20-03 Les Schwab Tire Center OWNER/APPLICANT/REPRESENTATIVE Property Owner: CJM Limited Liability Limited Partnership 621 Washington St South Twin Falls, ID 83301 Applicant: Applicant: Mark Ridley Michael White 621 Washington St South 303 East 17th Ave Suite 105 Twin Falls, ID 83301 Denver, CO 80203 REQUEST Request: The Applicants seek approval of a Rezone (to Central Business District-CBD) with a Development Agreement, a Preliminary Plat for a proposed commercial subdivision consisting of 6 lots, and a Conditional Use Permit for a Tire Center. The property is located at 145 S. Plummer Way, 9651, 9687, 9759, 9803, 9781, 9839 & 9911 W. State Street, and consists of 11.39 acres. PROPERTY INFORMATION Property Location: The subject property is generally located on the south side of W. State Street, between S. Plummer Road and S Seneca Springs Way in Star, Idaho. Ada Co. Parcel R6925810080, R6925810070, R6925810060, ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 2 R6925810050, R6925810040, R6925810030, R6925810020 & R6925810010. Existing Site Characteristics: The majority of the property is currently vacant, with the Ridley’s Market under construction as part of Certificate of Zoning Compliance approval (ZC-20-08). Irrigation/Drainage District(s): - Pioneer Ditch Company Flood Zone: The development is located outside a special flood hazard zone per FEMA FIRM panel #16001C0130H. Zone X. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – No.  Riparian Vegetation – No known areas.  Steep Slopes – No.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held January 21, 2020 Neighborhood Meeting Held June 18, 2020 Application Submitted & Fees Paid June 22, 2020 Application Accepted June 22, 2020 Residents within 300’ Notified June 22, 2020 Agencies Notified June 22, 2020 Legal Notice Published July 1, 2020 Property Posted July 17, 2020 HISTORY This entire property was approved for commercial uses under the original Heron River (Parkstone Sub) Planned Unit Development and Development Agreement. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing Residential (R-2-DA) Central Business District Vacant ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 3 Proposed CBD-DA No Change Commercial North of site Mixed Use (MU) Commercial (C-1) Central Business District Commercial South of site Residential R-2-DA Neighborhood Residential Heron River Subdivision East of site Residential (R-2-DA) Neighborhood Residential Heron River Subdivision West of site Residential (R-2-DA) Neighborhood Residential Heron River Subdivision ZONING ORDINANCE STANDARDS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: CBD CENTRAL BUSINESS DISTRICT: To provide for commercial, retail, civic, office, and entertainment uses. High density housing is encouraged on the upper floors of mixed-use buildings and may also be allowed at the fringes of the land use designation shown on the comprehensive plan. Live/work designed development is also encouraged in this district. Developments in this district are to place an emphasis on pedestrian and bicycle access and compatibility. Special emphasis shall be placed on development in the central downtown area to encourage and create a vibrant, walkable downtown community that incorporates the Boise River as an active amenity. 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-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Zoning District Maximum Height Note Conditions Minimum Yard Setbacks Note Conditions Front Rear Interior Side Street Side CBD 35' 0’ 0’ 0' 0' 8-3C-2: ADDITIONAL CENTRAL BUSINESS DISTRICT STANDARDS: A. Comply with Section 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED. ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 4 B. High density residential may be permitted within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. C. New development on Main Street and Star Road, generally south of State Street, shall include transition consisting of a compatible mix of lower intensity commercial, retail and office type uses mixed with live/work type residential. Existing Single- Family uses are encouraged to convert to or redevelop as non-residential uses. D. Big Box commercial, generally a single-story single use building over 50,000 square feet, shall not be permitted and any single-story single use building which is large in scale, such as approaching the 50,000 square foot size, shall be located to front on Highway 44 or Star Road. E. The Council may place requirements on a mixed-use development, including a ratio of uses and/or timing of phases, to ensure that the overall development maintains its commercial intent. 8-6B-2: IMPROVEMENT STANDARDS: B. Streets: 1. Dedication: Within a proposed subdivision, arterial and collector streets as shown on the comprehensive plan shall be dedicated to the public in all cases; in general, all other streets shall also be dedicated to public use. 2. Street Specifications: The design, location, and widths of all street and street intersections shall comply with the requirements of the transportation authority and Fire District, unless alternative standards are adopted by the city of Star. Public street widths shall be a minimum of thirty-six feet (36’) unless specifically approved by Council. 3. Street Names: The naming of streets shall conform to the requirements of the county street naming committee, with the following exceptions: a. The street name shall generally comply with this subsection. b. Street names shall not duplicate any existing street name within the county, except where a new street is a continuation of an existing street. c. Street names that may be spelled differently but sound the same as existing streets shall not be used. d. All new streets shall be named as follows: streets having predominantly north-south direction shall be named "Avenue" or "Road"; streets having a predominantly east-west direction shall be named "Street" or "Way"; meandering streets shall be named "Drive", "Terrace", "Path", or "Trail"; and cul-de-sacs shall be named "Circle", "Court", and "Place". Private streets shall be named “Lane”. ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 5 e. For streets that provide primary access to a subdivision or neighborhood and that align with an existing or planned street across an intersection that is not part of the same subdivision or neighborhood, the street name shall not duplicate the name of the subdivision or neighborhood. f. Proposed streets which are a continuation of an existing street shall be given the same name as the existing street. g. Street name signs shall be installed in the appropriate locations at each street intersection. 4. Cul-De-Sacs: No street that ends in a cul-de-sac or a dead end shall be longer than seven hundred fifty feet (750'). 5. Alleys: All alleys shall be approved by the Fire District and shall have a minimum of twenty- foot (20') right of way and shall be paved, unless otherwise required. 6. Coving: Coving, or meandering design of roadways shall be encouraged, where reasonable, to provide a unique feel to a neighborhood versus a standard grid roadway system. The grid system may also be utilized where appropriate to provide for a variety of street designs within the overall project. D. Common Driveways: 1. Maximum Dwelling Units Served: Common driveways shall serve a maximum of two dwelling units and shall be approved by the Fire District. 2. For commercial or other non-residential uses, common driveways serving multiple structures and/or properties shall meet the requirements of the Fire District. 3. Width Standards: Common driveways shall be a minimum of twenty-eight feet (28') in width. 4. Maximum Length: Common driveways shall be a maximum of one hundred fifty feet (150') in length or less, unless otherwise approved by the fire district. 5. Improvement Standards: Common driveways shall be paved with a surface capable of supporting emergency services vehicles and equipment. 6. Abutting Properties: Unless limited by significant geographical features, all properties that abut a common driveway shall take access from the driveway. 7. Turning Radius: Common driveways shall be straight or provide a twenty-eight foot (28') inside and fifty foot (50') outside turning radius. 8. Depictions: For any plats using a common driveway, the setbacks, building envelope, and orientation of the lots and structures shall be shown on the preliminary and/or final plat. 9. Easement: A perpetual ingress/egress easement shall be filed with the county recorder, which ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 6 shall include a requirement for maintenance of a paved surface capable of supporting fire vehicles and equipment. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Central Business District The Central Business District is planned to be a vibrant downtown center for the community. Uses encouraged are commercial, retail, civic, private offices, and entertainment. High density housing is encouraged on the upper floors of mixed-use buildings and at the fringes of the land use designation. Developments in this district are to place an emphasis on pedestrian and bicycle access and compatibility. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Implement the Land Use Map and associated policies as the official guide for development. • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.5 Policies Related Mostly to the Central Business District Planning Areas: A. The CBD zoning district should allow for a mix of commercial, office, institutional, and civic type uses with specific provisions for residential use in appropriate locations with compatible densities. B. High density residential is suitable within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. 8.5.9 Additional Land Use Component Policies: ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 7 • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW REZONE: The rezone request from Residential (R-2) to Central Business District (CBD-DA), together with a development agreement, will allow for the development and accompanying subdivision of the subject property into commercial uses consistent with the current Comprehensive Plan. The Comprehensive Plan Land Use Map designates this property as Central Business District. PRELIMINARY PLAT: The Preliminary Plat submitted contains 6 commercial lots. The proposed Lot 1 will contain the Ridley’s Market, currently under construction, while proposed Lot 6 will be the location of the Les Schwab Tire Center that is including in the accompanying Conditional Use Permit application. CONDITIONAL USE PERMIT (Les Schwab Tire Center): The Conditional Use Permit included in this application is for a tire center that is listed as a Minor Vehicle Repair use in the Central Business District. The use will be located on the newly created Lot 6 within the Ridley’s Heron River Commercial Subdivision. The lot is 1.48 acres in size and is located on the southeast corner of S. Seneca Springs Way and W. State Street. The ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 8 proposed building is 8,643 square feet in size and will include six service bays and a showroom for tire and brake repair. The development will include 31 parking spaces, a trash enclosure, and associated landscaping. An infiltration pond will be designed into the landscaping area to the south of the project. An exterior “Bullpen” area is proposed on the southwest corner of the development for outdoor tire and equipment storage. Fencing of the Bullpen area has not been depicted in the submitted plans. ADDITIONAL DEVELOPMENT FEATURES: • Parking Parking required for this use is 1 space per 400 square feet of gross floor area plus 1 space per 500 square fee of outdoor storage area. The proposed 31 spaces exceed the requirement. • Sidewalks Sidewalks are existing along Seneca Springs Way and proposed along W. State Street. The applicant shall coordinate with ITD and ACHD when designing and constructing the sidewalks. Sidewalk along State Street shall be a minimum of eight feet as required by the UDC. • Lighting Streetlights and parking lot lighting shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire portions of the residential and commercial developments. A lighting plan shall be submitted to the City for review and approval prior to issuance of a building permit. • Fencing The applicant shall submit a fencing plan that indicates the type of fencing proposed around the tire storage area (Bullpen). AGENCY RESPONSES Star Fire District June 23, 2020 Keller and Associates July 17, 2020 Central District Health Dept July 6, 2020 DEQ July 6, 2020 ITD July 20, 2020 ACHD July 9, 2020 ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 9 PUBLIC RESPONSES None STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of the design and layout of the commercial components of this development application, with the proposed conditions of approval. Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed rezone, development agreement, preliminary plat and conditional use permit 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: REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 10 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the central business district is to provide for commercial, retail, civic, office, and entertainment uses. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that the annexation and/or zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation and/or zoning is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 11 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. Commercial uses are allowed in this zoning district. 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 Ridley’s Heron River Commercial Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star prior to final plat signature, and as commercial uses are reviewed and approved by the City. 3. All common drives shall meet the requirements of the Star Fire District. 4. The property with the approved Preliminary Plat shall be satisfactorily weed abated at all times, preventing a public nuisance, per Star City Code. 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. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 8. 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. 9. 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. ---PAGE BREAK--- RIDLEY’S HERON RIVER COMMERCIAL SUBDIVISION/LES SCHWAB TIRE CENTER – FILE # RZ-20-06/DA-20-09/PP-20- 09/CUP-20-03 12 10. A plat note shall state that development standards for commercial 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. 11. All streetlights and parking lot lighting shall comply with the Star City Code and shall be of the same design throughout the entire subdivision. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. 12. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of any construction. 13. A sign application is required for any subdivision or commercial use signs. 14. Each lot within the subdivision shall be required to record a cross access agreement at the time that each use is approved. The Les Schwab Tire Center shall provide cross access to the east of the development. 15. The Les Schwab Tire Center shall comply with the approved site plan. All parking, lighting, trash enclosures, access and landscaping shall meet the requirements of the UDC at all times. 16. Applicant shall apply for any required building and vendor permits. 17. The Conditional Use Permit may be revoked or modified by the City Council for any violation of any Condition of Approval. 18. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #RZ-20-06/DA-20-09/PP-20-09 for Ridley’s Heron River Commercial Subdivision and CUP-20-03 for Les Schwab Tire Center on 2020. ---PAGE BREAK--- Rezone-Ridley's Heron River Commercial Subdivision Preliminary Plat Vicinity Map ---PAGE BREAK--- W STATE STREET CENTRAL VALLEY EXPRESSWAY N PLUMMER RD PROJECT LOCATION W MILLCREEK LN DENVER, CO p [PHONE REDACTED] f [PHONE REDACTED] REVISION TAG SHEET NAME REF SHEET CHECKED BY 6/17/2020 9:26 AM I Maps.dwg I ALL RIGHTS RESERVED © ® LES SCHWAB TIRE CENTER STAR, IDAHO 83669 9911 WEST STATE STREET LSID_20STAR VM02 C100 04.09.2020 DESPER 2020 1 VM02 VICINITY MAP 0 500 1000 2000 SCALE: 1" = 1000' NORTH Les Schwab - Conditional Use Permit ---PAGE BREAK--- ∆ P R O F E S S I O N A L L A N D S U R V E Y O R B R U C E D . P I M P E R 16975 S T A T E O F I D A H O L I C E N S E D 5 May, 2020 ---PAGE BREAK--- ---PAGE BREAK--- bp bp X X X X X X oh oh oh oh oh oh oh oh oh oh oh oh oh oh oh tele tele tele tele C C C C S S S C LES SCHWAB TIRE CENTER 9911 W STATE ST STAR IDAHO 83669 8,643 SF FFE: 2484.00 EXISTING SIDEWALK BEGIN FUTURE SIDEWALK BY OTHERS FUTURE SIDEWALK BY OTHERS EDGE OF ASPHALT FOR FUTURE DEVELOPMENT ADJACENT TO PROPERTY 30.00' APPROXIMATE CROSS BOUNDARY EASEMENT LIMITS S SENECA SPRINGS WAY MATCH NEW ASPHALT BY OTHERS EXTERIOR BULLPEN 19.71 16.43 25.00 5.50 10.00 9.00 20.00 10 10 11 R2.00 R2.00 R2.00 R2.00 103.00 250.91 40.00 R20.00 R35.00 10.07 R20.00 47.00 4.73 50.00 40.00 11.95 16.00 21.00 28.33 40.00 35.00 40.00 6.00 5.00 12.00 8.00 BENCH 5 C400 KEY DROP 1 C400 TRASH CAN 6 C400 ADA STRIPING 3 C400 ADA SIGNAGE (TYP.) 2 C400 PROPOSED STOP BAR PROPOSED STOP BAR 152.56 CMU WALL SEE ARCHITECTURAL FOR DETAIL TRASH ENCLOSURE SEE ARCHITECTURAL FOR DETAIL 20.00 14.00 9.00 9.00 62.33 36.06 22.29 18.00 R2.00 5.00 R2.00 16.47 R5.00 21.54 R2.00 18.00 R2.00 1.44 N6° 58' 00.00"E 225.670' N0° 47' 10.00"E 66.380' N45° 51' 25.00"E 35.310' S89° 04' 20.00"E 170.615' S0° 55' 40.00"W 322.094' S86° 20' 48.00"W 63.704' N66° 54' 51.00"W 34.530' N89° 49' 51.00"W 123.660' 40.00 BOLLARD (TYP) 4 C400 W. STATE ST. (HWY 44) FUTURE AUTO PARTS STORE ASPHALT PAVEMENT VALLEY GUTTER CURB CUT AND RUNDOWN STOP SIGN INFILTRATION POND LIMITS PROPOSED STOP SIGN EXISTING ASPHALT SANITARY SEWER CLEANOUT FIRE HYDRANT / CONTROL POINT UTILITY POLE GUYWIRE WATER VALVE LIGHT POLE - ONE LIGHT AND DIRECTION H Y D C SINGLE POLE SIGN PROPOSED CONCRETE PROPOSED ASPHALT - LIGHT DUTY PROPOSED CATCH CURB PROPOSED SPILL CURB PROPERTY BOUNDARY EASEMENT PROPOSED STRIPING FENCE PROPOSED REINFORCED CONCRETE X EXISTING CONCRETE PROPOSED RIP RAP PROPOSED LANDSCAPING SANITARY SEWER MANHOLE S DRAWN BY I REVISIONS © I ALL RIGHTS RESERVED CHECKED BY I ® LES SCHWAB TIRE CENTER STAR, IDAHO 83669 9911 WEST STATE STREET SITE DEVELOPMENT PLAN 06.19.2020 NOT FOR CONSTRUCTION - PRELIMINARY DESIGN 2020 6/18/2020 11:56 AM I Submittal\LSID_20STAR_C100.dwg C100 SITE PLAN WALKER - DESPER 1 C100 SITE PLAN 0 10 20 40 SCALE: 1" = 20' NORTH SITE PLAN LEGEND CONSTRUCTION NOTES 1. THE CONTRACTOR SHALL REFER TO BUILDING PLANS FOR LOCATION AND DIMENSIONS OF SLOPED PAVING, EXIT PORCHES, TRUCK DOCKS, BUILDING DIMENSIONS, BUILDING ENTRANCE LOCATIONS, TOTAL NUMBER, LOCATIONS AND SIZES OF ROOF DOWNSPOUTS. 2. ALL TRAFFIC CONTROL SIGNS SHALL BE FABRICATED AS SHOWN IN THE NATIONAL MANUAL ON UNIFORM CONTROL DEVICES FOR STREETS AND HIGHWAYS EXCEPT AS NOTED ON THE PLANS. 3. ALL CURB RADII SHOWN ARE TO FACE OF CURB. 4. ALL PAVING DIMENSIONS ARE TO FACE OF CURB, WHERE APPLICABLE, UNLESS OTHERWISE NOTED. 5. ALL COORDINATES SHOWN ARE TO FACE OF CURB OR OUTSIDE OF WALL. 6. THE CONTRACTOR SHALL MATCH EXISTING PAVEMENT IN GRADE AND ALIGNMENT. 7. THE CONTRACTOR SHALL MATCH EXISTING CURB AND GUTTER IN GRADE, SIZE, TYPE AND ALIGNMENT AT ADJACENT ROADWAYS, UNLESS OTHERWISE NOTED. 8. THE CONTRACTOR IS RESPONSIBLE FOR REPAIRS OF DAMAGE TO ANY EXISTING IMPROVEMENTS DURING CONSTRUCTION, SUCH AS, BUT NOT LIMITED TO, DRAINAGE, UTILITIES, PAVEMENT, STRIPING, CURB, ETC. REPAIRS SHALL BE EQUAL TO OR BETTER THAN EXISTING CONDITIONS. 9. ALL WORK ON THIS PLAN SHALL BE DONE IN STRICT ACCORDANCE WITH THE PROJECT SPECIFICATIONS. 10.SEE ARCHITECTURAL PLANS FOR DETAILS ON BUILDING, TRASH ENCLOSURE AND BULLPEN. PAVING NOTES 1. PAVEMENT SHALL BE PLACED IN ACCORDANCE WITH THE PROJECT SPECIFICATIONS AND GEOTECHNICAL REPORT. 2. PAVEMENT SECTION RECOMMENDATIONS WERE TAKEN FROM THE GEOTECHNICAL INVESTIGATION DATED FEBRUARY 27, 2020 BY TERRACON CONSULTING, INC. 25.00 ---PAGE BREAK--- C C C SS SS SS SS SS SS SS SS SS SS SS SS SS C F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F F WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS WS NG NG NG NG NG NG NG NG NG NG NG NG NG BT BT BT BT BT BT BT BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP BP ng ng ng ng st st st st st st bp bp bp bp bp bp ng oh oh oh oh oh oh oh oh oh oh oh oh oh oh oh oh oh oh oh oh oh oh tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tele tele tele tele tele tele tele tele wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm wm ss ss ss ss ss ss ss ss ss ss ss ss ss ss ss ng ng ng ng ng ng fo wm st st st st st st st st st st st st st st tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv tv FAG PU2 CED BLU SR AA AA PI PI SYP SCH LAS AME PR6 ABI CON NER JUP JUP NER MAR ECH LEM CAJEF (10) HER NER BOG (13) RUH AZA SDZ BOG (13) RAM ECH LEM DEU PI3 SCH SCO (13) RAM SCH SCO (12) MAR ECH LEM (29) SPT DEU PI3 GRASS SEED GRASS SEED EXISTING LANDSCAPE BUFFER EXISTING SIDEWALK PROPERTY LINE 11 10 PROPERTY LINE LES SCHWAB TIRE CENTER TIRE STORAGE 42.00 LANDSCAPE BUFFER EXISTING SWEET GUM TO REMAIN PROPERTY LINE FIRE LINE WATERLINE 10.00 10 6.00 17.50 NATURAL GAS BURIED POWER TELEPHONE 315.12 195.52 62.91 EXISTING MAPLE TREES TO REMAIN (TYP, OF 3) EXISTING OAK TREE TO REMAIN EXISTING SWEET GUM TO REMAIN 20' 20' 20' 20' 10' 20' 10' 20' SIGHT DISTANCE TRIANGLES (TYP. OF 4) STANDARD TURF SEE SPECIFICATION 329200 'TURF AND GRASS DECIDUOUS TREES STEEL EDGING SEE SPECIFICATION 329300 'PLANTS' PLANTING LEGEND WOOD MULCH SEE SPECIFICATION 329300 'PLANTS' SHRUBS AND PERENNIALS BIKE RACK QUANTITY: 2 SEE SPECIFICATION 323300 SITE FURNISHINGS TRASH RECEPTACLE QUANTITY: 1 SEE SPECIFICATION 323300 SITE FURNISHINGS BENCH QUANTITY: 1 SEE SPECIFICATION 323300 SITE FURNISHINGS SITE FURNISHINGS SCHEDULE KEY DROP QUANTITY: 1 SEE FF&E SCHEDULE ON SHEET A151 BOLLARD; RE: CIVIL QUANTITY: 11 8-4B-7 LANDSCAPE BUFFERS ALONG STREETS: 3.0 STREET TREES: A. ALL REQUIRED LANDSCAPE BUFFERS ALONG STREETS SHALL BE PLANTED IWTH TREES AND SHRUBS, LAWN OR OTHER VEGETATIVE GROUND COVER. B. THE MINIMUM DENSITY OF ONE TREE PER THIRTY -FIVE (35) LINEAR FEET IS REQUIRED. IF THIS CALCULATION RESULTS IN A FRACTION FIVE(5) OR GREATER, THE NUMBER OF REQUIRED TREES SHALL BE ROUNDED UP. IF THIS CALCULATION RESULTS IN A FRACTION LESS THAN FIVE THE NUMBER OF REQUIRED TREES SHALL BE ROUNDED DOWN. CITY OF STAR LANDSCAPE CODE VEHICLE STALLS PROVIDED BIKE STALLS REQUIRED BIKE STALLS PROVIDED 31 1.24 2 EXISTING ZONE: R-2 DA LOW DENSITY RESIDENTIAL DISTRICT PROPOSED ZONE: CENTRAL BUSINESS DISTRICT (CBD) 14.046 BICYCLE PARKING FACILITIES -1 PER 25 VEHICULAR STALLS (ORD. 215, 11-2-2011) FRONTAGE LENGTH TREES REQUIRED TREES EXISTING TREES PROPOSED SOUTH SENECA WAY 321.44 9 TREES 6 TREES 3 TREES WEST STATE STREET195.52 FEET 6 TREES 6 TREES 8-4B-8: PARKING LOT LANDSCAPING: A. PURPOSE: THE PURPOSE OF PERIMETER AND INTERNAL PARKING LOT LANDSCAPING IS TO SOFTEN AND MITIGATE THE VISUAL EFFECT OF A LARGE EXPANSE OF ASPHALT IN PARKING LOTS. LANDSCAPING CAN ALSO REDUCE SUMMER HEAT GAIN IN PARKING AREAS AND DEFINE PEDESTRIANWAYS. C. STANDARDS a. MINIMUM LANDSCAPE BUFFER: PROVIDE A FIVE FOOT MINIMUM PERIMETER LANDSCAPE BUFFER ALONG ALL INTERIOR LOT LINES THAT ARE ADJACENT TO PARKING, LOADING, OR OTHER PAVED VEHICULAR USE AREAS, INCLUDING DRIVEWAYS, VEHICLE SALES AREAS, TRUCK PARKING AREAS, BUS PARKING AREAS, AND VEHICLE STORAGE AREAS. TLANDSCAPING: THE PERIMETER LANDSCAPE BUFFER SHALL BE PLANTED WITH ONE TREE PER THIRTY FIVE (35) LINEAR FEET AND SHRUBS, LAWN, OR OTHER VEGETATIVE GROUND COVER. 1. INTERNAL LANDSCAPING: INTERIOR PARKING LOT LANDSCAPING SHALL BE REQUIRED ON ANY PARKING LOT. THE ADMINISTRATOR SHALL DETERMINE HOW THIS SECTION IS TO BE INTERPRETED AND APPLIED ON A CASE BY CASE BASIS MAKING ABILITY FOR FINAL DETERMINATION OF REQUIREMENTS IN SPECIAL CIRCUMSTANCES. THE FOLLOWING STANDARDS APPLY TO INTERNAL LANDSCAPING: a. PLANTER SIZE: LANDSCAPE PLANTERS SHALL CONTAIN A MINIMUM OF FIFTY (50) SQUARE FEET, AND THE PLANTING AREA SHALL NOT BE LESS THAN FIVE FEET IN ANY DIMENSION, MEASURED INSIDE CURBS. THE ONLY EXCEPTION TO THE FIVE FOOT MINIMUM DIMENSION IS AT THE TIP OF TRIANGULAR PLANTERS LOCATED AT THE END OF ROWS OF ANGLED PARKING. b. PARKING SPACES: NO LINEAR GROUPING OF PARKING SPACES SHALL EXCEED TWELVE (12) IN A ROW, WITHOUT AN INTERNAL PLANTER ISLAND. THE PLANTER ISLAND SHALL RUN THE LENGTH OF THE PARKING SPACE AND MAY BE REDUCED BY TWO FEET TO ALLOW FOR IMPROVED VEHICULAR MANEUVERING. D. PARKING LOT LAYOUT: INTERIOR LANDSCAPING SHALL, INSOFAR AS POSSIBLE, BE USED TO DELINEATE AND GUIDE MAJOR TRAFFIC MOVEMENT PARKING AREA TOTAL BUILDING SQ. FT. TOTAL PARKING REQUIRED TOTAL # OF PARKING STALLS PROVIDED REQUIRED LANDSCAPING LANDSCAPE PROVIDED 1 STALL PER 250 SF. OF BUILDING 8650 S. F. 34.6 (35) STALLS 31 50 SF. + 1 TREE PER 12 VEHICLE STALLS OF PARKING 6 TREES + 1761.42 SF OF LANDSCAPE PLANTING NOTES: 1. LANDSCAPE / IRRIGATION CONTRACTOR SHALL COORDINATE INSTALLATION OF ALL LANDSCAPE AND IRRIGATION MATERIALS WITH GENERAL CONTRACTOR. 2. CONTRACTOR TO EVALUATE EXISTING SITE CONDITIONS AND REMEDY AS REQUIRED TO PROVIDE FOR HEALTHY PLANT GROWTH AND MITIGATE CONDITIONS. 3. CONTRACTOR TO COORDINATE ALL CONSTRUCTION ACTIVITIES WITH OTHER TRADES. 4. PLANT, PLACE TOPSOIL AND RE-GRADE ALL PROPOSED LAWN /DRYLAND GRASS AREAS DISTURBED BY CONTRACTOR'S OPERATIONS AS PER PLANS AND AS SPECIFIED. DISTURBED AREAS SHALL BE WHERE CONSTRUCTION ACTIVITIES INCLUDING TRENCHING, DEMOLITION, EARTHWORK, MATERIAL STORAGE, STAGING, PARKING OR ANY OTHER FORM OF EXCAVATION, COMPACTION, OR TRAFFIC RESULTS IN THE REMOVAL OR DISPLACEMENT OF EXISTING GROUND COVER OR GRADE. PROVIDE SMOOTH CLEAN TRANSITION FROM EXISTING TO DISTURBED AREA. 5. SEE ALL PROJECTS, ALL DEMO SHEETS FOR LANDSCAPE TO BE REMOVED AND TO REMAIN. 6. ANY DEVIATIONS IN UTILITIES FROM THIS PLAN MUST BE SUPPLIED TO THE PROJECT MANAGER & OWNER IN AS-BUILT DRAWINGS. 7. CONTRACTOR SHALL VERIFY ALL PLANT QUANTITIES. THE ILLUSTRATED LOCATIONS SHALL DICTATE FINAL COUNT. 8. PRIOR TO PLANTING, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND PLANTING AREAS SHALL BE THOROUGHLY SOAKED. 10. ALL LANDSCAPE AREAS TO HAVE PERMANENT IRRIGATION. REFER TO IRRIGATION PLAN. 11. IN THE EVENT OF ANY DISCREPANCIES, NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY. 12. PLANT MATERIAL SHALL NOT BE ROOT BOUND. ALL PLANTS SHALL EXHIBIT HEALTHY GROWTH AND BE FREE OF DISEASES AND PESTS. 13. DURING INSTALLATION OF ALL LANDSCAPE AND IRRIGATION WORK, CONTRACTOR SHALL KEEP ALL PLANTING AND HARDSCAPE AREAS, INCLUDING ALL WORK AREAS AND WALKING AND DRIVEWAY SURFACES, CLEAN OF DEBRIS. PROTECT ALL PLANT MATERIALS FROM DAMAGE DUE TO CONSTRUCTION ACTIVITIES BY ALL TRADES. MAINTAIN PROTECTION THROUGHOUT DURATION OF MAINTENANCE PERIOD. TREAT, REPAIR, OR REPLACE ANY DAMAGED OR UNHEALTHY PLANT MATERIALS, AS WELL AS ALL OTHER LANDSCAPE WORK IMMEDIATELY. TREE, SHRUB, AND PERENNIAL NOTES: 1. ALL PLANT MATERIAL SHALL BE INSTALLED AS DETAILED AND SPECIFIED AND CONFORM TO THE CURRENT AMERICAN NURSERY AND LANDSCAPE ASSOCIATION STANDARD FOR NURSERY STOCK. 3. NO PLANT SUBSTITUTIONS WILL BE ALLOWED WITHOUT WRITTEN CONSENT FROM THE LANDSCAPE ARCHITECT. 4. ALL PLANTERS ARE TO BE MULCHED AS SPECIFIED. MODIFY FINISH GRADE ADJACENT TO WALKING SURFACES TO PREVENT MULCH FROM MIGRATING OR WASHING ONTO SUCH SURFACES DURING RAIN EVENTS. 5. TOP SOIL TO BE INSTALLED AS DESCRIBED IN SPECIFICATION 329115 "SOIL PREPARATION - PERFORMANCE SPECIFICATION." 6. IF SUBSOIL CONDITIONS SHOW EVIDENCE OF UNEXPECTED WATER SEEPAGE OR RETENTION NOTIFY LANDSCAPE ARCHITECT IMMEDIATELY AND MITIGATE AS REQUIRED. MULCH NOTES: 1. ORGANIC MULCH: PLANTING AREAS TO RECEIVE ORGANIC MULCH AS NOTED ON PLANS AND AS DESCRIBED IN SPECIFICATION 329300 PLANTS. 2. MINERAL MULCH: PLANTING AREAS TO RECEIVE ORGANIC MULCH AS NOTED ON PLANS AND AS DESCRIBED IN SPECIFICATION 329300 PLANTS. 3. EDGING LOCATION AS NOTED ON DRAWINGS AND DETAILS. EDGING IS NOT REQUIRED BETWEEN ORGANIC AND STONE MULCH. 4. MINERAL MULCH IS TO BE PLACED ON WEED BARRIER FABRIC, ORGANIC MULCH TO OMIT WEED BARRIER FABRIC. 5. SUBMIT SAMPLE OF MULCH PRODUCT INTENDED FOR USE ON PROJECT TO LANDSCAPE ARCHITECT FOR REVIEW PRIOR TO INSTALLATION AS SPECIFIED. CONIFEROUS TREES CONIFEROUS TREES QTY BOTANICAL NAME COMMON NAME INSTALL SIZE PKG. MATURE SIZE REMARKS ABI CON 2 Abies concolor White Fir 8` Ht. B&B 35`-40`H X 15-20`W CED BLU 5 Cedrus atlantica `Glauca` Blue Atlas Cedar 8` Ht. B&B 40-55`H x 30-40`W PI 2 Picea glauca `Pendula` Weeping White Spruce 8` Ht. B&B 15-30`H x 5-10`W Deer Res. DECIDUOUS TREES QTY BOTANICAL NAME COMMON NAME INSTALL SIZE PKG. MATURE SIZE REMARKS AA 5 Acer freemanii `Autumn Blaze` Autumn Blaze Maple 2" Cal. B&B 40-55`H x 30-40`W Deer Res. AME PR6 1 Amelanchier laevis `Prince Charles` Prince Charles Allegheny Serviceberry 1.5" Cal. B&B 15-20`H x 15-20`W FAG PU2 1 Fagus sylvatica `Purpurea Tricolor` European Beech 2" Cal. B&B 20-30`H x 15-25`W ORNAMENTAL TREES QTY BOTANICAL NAME COMMON NAME INSTALL SIZE PKG. MATURE SIZE REMARKS SR 4 Syringa reticulata Japanese Tree Lilac 1.5" Cal. B&B 20-30`H x 15-25`W Deer Res. CONIFEROUS SHRUB QTY BOTANICAL NAME COMMON NAME INSTALL SIZE PKG. MATURE SIZE REMARKS JUP 4 Juniperus horizontalis `Prince of Wales` Prince Of Wales Juniper 5 gal. Pot 0.25-0.5`H x 3-6`W Deer Res. MAR 17 Mahonia repens Creeping Mahonia 5 gal. Pot 1-1.5`H x 2-3`W Deer Res. DECIDUOUS SHRUB QTY BOTANICAL NAME COMMON NAME INSTALL SIZE PKG. MATURE SIZE REMARKS CAJEF 7 Cornus alba `Jefreb` TM Little Rebel Tatarian Dogwood 2 gal. Pot 3-4`H x 3-4`W AZA SDZ 9 Rhododendron azalea `Fragrant Star` Fragrant Star Azalea 2 gal. Pot 3-5`H x 4-5`W SPT 29 Spiraea betulifolia `Tor` Birchleaf Spirea 5 gal. Pot 2-3`H x 2-3`W Deer Res. SYP 4 Syringa x `Penda` TM Bloomerang Purple Lilac 5 gal. Pot 3-4`H x 3-4`W GRASSES QTY BOTANICAL NAME COMMON NAME INSTALL SIZE PKG. MATURE SIZE REMARKS BOG 189 Bouteloua gracilis Blue Grama Grass 1 gal. Pot 0.75-2.5`H x 0.75-1.5`W SCH LAS 3 Schizachyrium scoparium `Las Vegas Blues` Little Bluestem Grass 1 gal. Pot 4-6`H x 4-6`W SCH SCO 11 Schizachyrium scoparium `The Blues` The Blues Little Bluestem Grass 1 gal. Pot 4-6`H x 4-6`W PERENNIALS QTY BOTANICAL NAME COMMON NAME INSTALL SIZE PKG. MATURE SIZE REMARKS DEU PI3 11 Deutzia gracilis `Pink Minor` Slender Deutzia ECH LEM 16 Echinacea x `Balsomemyim` TM Sombrero Lemon Yellow Improved Coneflower 1 gal. Pot 1-1.5`H x 2-3`W HER 10 Heuchera sanguinea `Splendens` Red Coral Bells 1 gal. Pot 1-1.5`H x 1-1.5`W NER 11 Nepeta racemosa `Walker`s Low` Catmint 1 gal. Pot 2-2.5`H x 2.5-3`W Deer Res. RAM 26 Ratibida columnifera `Mexican Hat` Praire Coneflower 1 gal. Pot RUH 13 Rudbeckia hirta Black-eyed Susan 1 gal. Pot 2-3`H x 1-2`W Deer Res. PLANT SCHEDULE THREE VARIETIES OF CONIFERS FOR A TOTAL NUMBER OF 9 TREES THREE VARIETIES OF DECIDUOUS TREES FOR A TOTAL NUMBER OF 7 TREES DRAWN BY I REVISIONS © I ALL RIGHTS RESERVED CHECKED BY I ® LES SCHWAB TIRE CENTER STAR, IDAHO 83669 9911 WEST STATE STREET SITE DEVELOPMENT PLAN 06.16.2020 NOT FOR CONSTRUCTION - PRELIMINARY DESIGN 2020 1 L301 PLANTING PLAN SCALE 1" = 20'-0" 06.03.20 06:44 PM I L301 PLANTING PLAN HANSEN - ROSA ---PAGE BREAK--- T T T T T T T GB GB GB F F F F GB GB GB 101 LOUNGE 103 SHOWROOM 102 SALES 104 VENDING HALLWAY 107 JANITOR 106 RESTROOM 105 RESTROOM 112 EMPLOYEE RR 113 EMPLOYEE LOUNGE 109 MANAGER'S OFFICE 111 SERVER 110 TRAINING 114 SERVICE BAYS 115 WAREHOUSE 3'-9 1/2" 4'-3" 149'-7" 58'-8" 3'-4" 55'-4" 5'-4" 12'-0" 3'-4" 12'-0" 3'-4" 12'-0" 3'-4" 12'-0" 3'-4" 12'-0" 3'-4" 12'-0" 8'-0 1/2" 47'-3 1/2" 102'-8" 46'-11" RACKING PLATFORM 200 MEZZANINE 201 OPEN TO BELOW OPEN TO BELOW NOT FOR CONSTRUCTION - PRELIMINARY DESIGN REVISIONS 6/11/2020 11:38:59 AM FLOOR PLAN A1.1 06.16.2020 © 2020 I ALL RIGHTS RESERVED SITE DEVELOPMENT PLAN DRAWN BY I JONES LES SCHWAB TIRE CENTER STAR, IDAHO 83669 I Project# LSUT_20W JO I JO\BIMCAD\Revit 9911 WEST STATE STREET 1/8" = 1'-0" A1.1 1 FLOOR PLAN - MAIN LEVEL 1/8" = 1'-0" A1.1 2 FLOOR PLAN - MEZZANINE RACKING PLATFORM NORTH REF NORTH REF ---PAGE BREAK--- NOT FOR CONSTRUCTION - PRELIMINARY DESIGN REVISIONS 6/11/2020 11:38:59 AM EXTERIOR VIEWS A2.0 06.16.2020 © 2020 I ALL RIGHTS RESERVED SITE DEVELOPMENT PLAN DRAWN BY I JONES LES SCHWAB TIRE CENTER STAR, IDAHO 83669 I Project# LSUT_20W JO I JO\BIMCAD\Revit 9911 WEST STATE STREET FRONT PERSPECTIVE N.T.S. 1 A2.0 FRONT PERSPECTIVE @ SERVICE BAYS N.T.S. 2 A2.0 REAR PERSPECTIVE N.T.S. 3 A2.0 ---PAGE BREAK--- MATERIAL LEGEND: BLK-1 BLK-2 BLK-3 BLK-4 SP-1 SF-1 EP-2 ANGELUS CMU SPLIT FACE, (ONYX) ANGELUS CMU SPLIT BURNISHED, (MISSION WHITE) ANGELUS CMU PRECISION, (GREYSTONE) ANGELUS CMU SPLIT FACE, (LANERA RED) SOFFIT PANEL 6" V-GROOVE PLANKS (WHITE OAK NATURAL) SITE FURNISHINGS IN DARK BRONZE, TRASH RECEPTICLE AND BENCH EXTERIOR PAINT TYPE-2 (TO MATCH VALSPAR 397B792 FLUROPON EXTRA DARK BRONZE) (PPC-EP2) ELEVATION GENERAL NOTES: A. ANY SIGNAGE DEPICTED ON ELEVATIONS IS TO BE PERMITTED SEPARATELY, BY OWNER. B. ALL VERTICAL DIMENSIONS SHOWN ARE FROM FINISH FLOOR. C. REF CIVIL AND STRUCTURAL DRAWINGS FOR GRADE CHANGES AND RETAINING WALL DIMENSIONS AND LOCATIONS. D. CONNECT ALL ROOF DRAINS AND DOWNSPOUTS TO SUBGRADE DRAINAGE SYSTEM. REF CIVIL DRAWINGS E. COORDINATE WITH SIGNAGE PLANS REQUIRED STRUCTURAL BACKING IN CMU AND REQUIRED ELECTRICAL ROUGH-IN LOCATIONS F. VERIFY LOCAL FIRE DEPARTMENT REQUIREMENTS FOR ADDRESS NUMBER LOCATION GROUND FLOOR 100'-0" MEZZANINE 112'-0" ROOF 122'-5" RACKING PLATFORM 109'-5 1/2" MAX HEIGHT 130'-1" TOP OF WALL 126'-5" GROUND FLOOR 100'-0" MEZZANINE 112'-0" ROOF 122'-5" RACKING PLATFORM 109'-5 1/2" MAX HEIGHT 130'-1" TOP OF WALL 126'-5" GROUND FLOOR 100'-0" MEZZANINE 112'-0" ROOF 122'-5" RACKING PLATFORM 109'-5 1/2" MAX HEIGHT 130'-1" TOP OF WALL 126'-5" GROUND FLOOR 100'-0" MEZZANINE 112'-0" ROOF 122'-5" RACKING PLATFORM 109'-5 1/2" MAX HEIGHT 130'-1" TOP OF WALL 126'-5" NOT FOR CONSTRUCTION - PRELIMINARY DESIGN REVISIONS 6/11/2020 11:39:02 AM EXTERIOR ELEVATIONS A2.1 06.16.2020 © 2020 I ALL RIGHTS RESERVED SITE DEVELOPMENT PLAN DRAWN BY I JONES LES SCHWAB TIRE CENTER STAR, IDAHO 83669 I Project# LSUT_20W JO I JO\BIMCAD\Revit 9911 WEST STATE STREET 1/8" = 1'-0" A2.1 1 FRONT ELEVATION. 1/8" = 1'-0" A2.1 2 LOADING ELEVATION. 1/8" = 1'-0" A2.1 3 REAR ELEVATION. 1/8" = 1'-0" A2.1 4 SHOWROOM ELEVATION. BLK-1 BLK-2 BLK-3 SP-1 BLK-4 SF-1 BLK-1 BLK-2 BLK-4 GS-1 GS-1 GS-1 BLK-3 BLK-1 BLK-2 BLK-3 EP-2 EP-2 BLK-1 BLK-2 BLK-4 EP-2 EP-2 EP-2 ---PAGE BREAK--- To Whom it May Concern, CJM Limited Liability Limited Partnership owns Lots 65 through 72 within the Parkstone Subdivision No. 5. All lots are zoned R2DA. The development agreement allows for the construction of a grocery store on Lot 72; however, each remaining lot is zoned only for residential use. It is the desire of the ownership to submit a new plat which would create commercial lots and to rezone the property such that each lot within the subdivision is zoned for commercial use rather than residential. The new plat is titled “Ridley’s Heron River Commercial Subdivision” and would create 6 lots. The new lots are labeled 1 through 6; with the grocery store being on Lot 1. This will be a single phase project and will require each lot to gain separate site plan approval as tenants become available. Sincerely, Mark Ridley CJM Limited Liability Limited Partnership ---PAGE BREAK--- cushingterrell.com June 18, 2020 City of Star Planning and Zoning 10769 W. State Street Star, Idaho 83669 To whom it may concern, This letter serves as the narrative for the Les Schwab Tire Center Conditional Use Application proposed at 9911 W State St. The proposed zoning for the site is CBD (Central Business District) and the proposed use is Tire Sales and Service. Project Summary: This project consists of a proposed Les Schwab Tire Store located at 911 W State St. The property is 1.48 acres and the proposed building footprint is 8,643 square feet. The property is a single lot that is part of a larger development anchored by Ridley’s Grocery. Conditional Use: The property is located in the City of Star and is currently zoned R-2-DA but will be modified to a CBD zone by the zone change for the larger Ridley’s Grocery development. Per the Unified Development Code (UDC) Tire Sales and Service are a Conditional Use for the CBD zone. The tire store use is appropriate for the site as it falls in line with the larger development which is currently slated to include grocery, fuel center, dining, retail, and auto parts uses. In addition, the location along State Highway 44 makes the location well suited for automotive focused retail. Existing Conditions The existing ground cover consists of bare earth with some sparse native vegetation. The site contains a partially developed access on the south that is being extended as part of the Ridley’s development. In addition, an irrigation ditch is located beyond the north property line that will not be impacted as part of this development. Site Improvements Proposed site improvements include the construction of the proposed Les Schwab Tire Center, utility connections, stormwater treatment & storage, new landscaping, and associated site access and parking. The site includes both asphalt and concrete parking in addition to a concrete loading area for deliveries. The proposed landscaping is designed for conformance with the City of Star standards and aesthetic appeal. A sewer service from the building will connect to the sewer extension being constructed as part of the Ridley’s development. Water services providing domestic and fire flows to the proposed building will connect to the city line located near the southern site access. ---PAGE BREAK--- 2 cushingterrell.com A bike rack is located adjacent to the main building entrance in addition to a bench and trashcan. An infiltration pond for this site is proposed to capture and infiltrate the additional runoff created by the development. The infiltration pond runs along the west and south ends of the Les Schwab Development. Site Access Access to the site is from two locations, the first is on the development access road located at the south of the site. The second is from the neighboring lot located to the east which will have a connected parking lot. Coordination of the cross-boundary connection is currently underway with Ridley’s development team. Operations The Star, ID Les Schwab store is a linear design with six service bays and showroom. The service bays will be used for tire and brake repair. The showroom is used for customer service and the sale of tires and associated products. Conclusion We look forward the approval of the Conditional Use Application and our continued work with the City of Star. Please feel free to reach out with any questions or if you would like any additional information to help you in your review. Sincerely, Michael White, PE. Denver Civil Department Manager ---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--- 10040 W STATE STREET ANNEXATION – FILE # AZ-20-10/DA- 20-08 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, City Planner MEETING DATE: July 28, 2020 – PUBLIC HEARING (tabled from July 21, 2020) FILE(S) AZ-20-10 Annexation and Zoning DA-20-08 Development Agreement OWNER/APPLICANT/REPRESENTATIVE Property Owner: Northwest Development Company LLC 1980 S. Meridian Road #140 Meridian, Idaho 83642 Applicant: Representative: Travis Stroud Brad Marczuk Northwest Development Company LLC Larson Architects 1980 S. Meridian Road 210 Murray Street Meridian, Idaho 83642 Boise, Idaho, 83714 REQUEST Request: The Applicant is seeking approval of an Annexation and Zoning (to Central Business District – CBD-DA) and a Development Agreement. The property is located at 10040 W. State Street and consists of .93 acres. PROPERTY INFORMATION Property Location: The subject property is generally located on the northwest corner of W. State Street and N. Seneca Springs Way in Star, Idaho. Ada County Parcel No. S0408438955. ---PAGE BREAK--- 10040 W STATE STREET ANNEXATION – FILE # AZ-20-10/DA- 20-08 2 Surrounding Land Use/Designations: Zoning Designation Comp Plan Designation Land Use Existing County (RUT) Residential/SFD Proposed CBD Central Business District Mixed Use Development North of site Mixed Use (MU) Central Business District Vacant South of site Residential (R-2-DA) Neighborhood Residential Single Family Residential Heron River Subdivision East of site Commercial (C-1) Central Business District Office/Commercial/Retail West of site Commercial (C-2) Central Business District Vacant 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Zoning District Maximum Height Note Conditions Minimum Yard Setbacks Note Conditions Front Rear Interior Side Street Side CBD 35' 0’ 0’ 0' 0' Existing Site Characteristics: The property currently contains a single-family residential dwelling with several out-buildings. Irrigation/Drainage District(s): Middleton Mill Ditch Co. Flood Zone: This property is outside of the flood zone. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – Yes  Riparian Vegetation – No known areas.  Steep Slopes – None.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. ---PAGE BREAK--- 10040 W STATE STREET ANNEXATION – FILE # AZ-20-10/DA- 20-08 3 APPLICATION REQUIREMENTS Pre-Application Meeting Held June 4, 2020 Neighborhood Meeting Held June 16, 2020 Application Submitted & Fees Paid June 25, 2020 – Fees Waived Per Council Application Accepted June 25, 2020 Residents within 300’ Notified June 30, 2020 Agencies Notified June 30, 2020 Legal Notice Published July 2, 2020 Property Posted July 8, 2020 HISTORY This property was part of an annexation/zoning and conditional use permit (AZ-20-02/DA-20- 01/CU-20-02) application that was denied by City Council in early 2020. CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: CBD CENTRAL BUSINESS DISTRICT: To provide for commercial, retail, civic, office, and entertainment uses. High density housing is encouraged on the upper floors of mixed-use buildings and may also be allowed at the fringes of the land use designation shown on the comprehensive plan. Live/work designed development is also encouraged in this district. Developments in this district are to place an emphasis on pedestrian and bicycle access and compatibility. Special emphasis shall be placed on development in the central downtown area to encourage and create a vibrant, walkable downtown community that incorporates the Boise River as an active amenity. 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. 8-3C-2: ADDITIONAL CENTRAL BUSINESS DISTRICT STANDARDS: A. Comply with Section 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED. B. High density residential may be permitted within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. C. New development on Main Street and Star Road, generally south of State Street, shall include transition consisting of a compatible mix of lower intensity commercial, retail and office type uses mixed with live/work type residential. Existing Single- Family uses are encouraged to convert to or redevelop as non-residential uses. ---PAGE BREAK--- 10040 W STATE STREET ANNEXATION – FILE # AZ-20-10/DA- 20-08 4 D. Big Box commercial, generally a single-story single use building over 50,000 square feet, shall not be permitted and any single-story single use building which is large in scale, such as approaching the 50,000 square foot size, shall be located to front on Highway 44 or Star Road. E. The Council may place requirements on a mixed-use development, including a ratio of uses and/or timing of phases, to ensure that the overall development maintains its commercial intent. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Central Business District The Central Business District is planned to be a vibrant downtown center for the community. Uses encouraged are commercial, retail, civic, private offices, and entertainment. High density housing is encouraged on the upper floors of mixed-use buildings and at the fringes of the land use designation. Developments in this district are to place an emphasis on pedestrian and bicycle access and compatibility. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Implement the Land Use Map and associated policies as the official guide for development. • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.5 Policies Related Mostly to the Central Business District Planning Areas: A. The CBD zoning district should allow for a mix of commercial, office, institutional, and civic type uses with specific provisions for residential use in appropriate locations with compatible densities. ---PAGE BREAK--- 10040 W STATE STREET ANNEXATION – FILE # AZ-20-10/DA- 20-08 5 B. High density residential is suitable within the CBD in mixed use buildings with commercial or office type uses on the first floor and high density residential on upper floors. 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW The applicant is requesting annexation and zoning approval for the corner parcel at 10040 W. State Street with a zoning designation of CBD-DA with a Development Agreement. Upon annexation, the applicant will submit a development application for the property with uses allowed for in the CBD zone. LAND USE: The submitted conceptual site plan shows a single user on the property with an 8,400 square foot building with access directly onto W. State Street. Staff will include a conditional within the Development Agreement requiring a cross-access agreement/easement to accommodate future access points to the adjacent properties. All future commercial/office/retail uses will be subject to Table 8-3A-3 Schedule of Uses In The Central Business District (CBD), or any updated City codes in effect at the time of submittal of Certificate of Zoning Compliance and building permits. These future uses may be subject to additional land use applications and public hearings depending on the use as it is recognized in the Table. ---PAGE BREAK--- 10040 W STATE STREET ANNEXATION – FILE # AZ-20-10/DA- 20-08 6 ANNEXATION/REZONE: The annexation and zoning to Central Business District (CBD-DA) on the applicant’s property will allow for the property zoning to be consistent with the current Comprehensive Plan. The current Comprehensive Plan Land Use Map designates this property as Central Business District. DEVELOPMENT AGREEMENT Through the Development Agreement process, the applicant is proposing to work with the City to provide further insurances that the development will be built as presented and/or modified by the Council through the review process. Items that can be considered by the applicant and Council include the following: • Cross access to adjacent properties; • ITD Proportionate Share Fees AGENCY RESPONSES Star Fire District June 30, 2020 ITD July 14, 2020 Ada County Development Services July 1, 2020 PUBLIC RESPONSES No public responses received. STAFF RECOMMENDATION Based upon the information provided to staff in the applications and agency comments received to date, the proposed annexation and zoning request meets the requirements, standards and intent for development as they relate to the Comprehensive Plan and Unified Development Code. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added or revised conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. ---PAGE BREAK--- 10040 W STATE STREET ANNEXATION – FILE # AZ-20-10/DA- 20-08 7 FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve these applications, the Unified Development Code requires that Council must find the following: ANNEXATION/REZONE FINDINGS: (Applies only to the two southern parcels) 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the central business district is to provide for commercial, retail, civic, office, and entertainment uses. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, ---PAGE BREAK--- 10040 W STATE STREET ANNEXATION – FILE # AZ-20-10/DA- 20-08 8 which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation is reasonably necessary for the orderly development of the City. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. COUNCIL DECISION The Star City Council File #AZ-20-010/DA-20-08 10040 W. State Street Annexation on 2020. ---PAGE BREAK--- STATE STREET N. Seneca Springs Way ---PAGE BREAK--- ---PAGE BREAK--- 8'-0" 60'-0" N. SENECA SPRINGS WAY NORTH W. STATE STREET 208.70' SIDEWALK 8,400 sf COMMERCAIL BUILDING 11 85'-0" 99'-0" 20'-0" 20'-0" 7 8 26'-2" LANDSCAPE 28'-0" 26'-8" 26'-0" LANDSCAPE LANDSCAPE 30'-0" 6 8 246'-8 1/2" 7'-0" 10'-0" FUTURE CROSS ACCESS 7 5'-0" 10'-0" FUTURE CROSS ACCESS FUTURE CROSS ACCESS 208.70' 208.70' 208.70' 56.00' 20'-0" 20'-0" LANDSCAPE STRIP PRIVATE OWNERSHIP 30'-0" 8'-0" LANDSCAPE STRIP PRIVATE OWNERSHIP 60'-0" N. SENECA SPRINGS WAY 208.70' 208.70' 208.70' 208.80' 208.70' 208.80' 56.00' 30'-0" 8'-0" 208.70' SIDEWALK 8,400 sf COMMERCAIL BUILDING LANDSCAPE LANDSCAPE LANDSCAPE ANNEXATION & REZONE STAR, IDAHO 83669 10040 W. STATE STREET 6-23-2020 SP-1.0 SITE PLAN 1" = 20' SITE PLAN & OVERLAY NO SCALE ANNEXATION & REZONE ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---   1 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 Development Services Department Project/File: State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 This is an annexation, rezone, development agreement and conditional use permit for a mixed-use development on 7 acres. The site is located at the northwest corner of State Street and Seneca Springs Way. Lead Agency: City of Star Site address: 10040 & 10122 W State Street Staff Approval: December 13, 2019 Applicant: Brad Marczuk Larson Architects 210 Murray Street Boise, ID 83642 Owner: Northwest Development Company 1980 Meridian Road, Ste 140 Meridian, ID 83642 Staff Contact: Dawn Battles Phone: 387-6218 E-mail: [EMAIL REDACTED] A. Findings of Fact 1. Description of Application: The applicant is requesting approval for annexation, rezone from MU (Mixed-Use), C-2 (General Business) and RUT (Rural-Urban Transition) to CBD (Central Business District), a development agreement and a conditional use permit to allow for a mixed-use development that will provide 13,595 square feet of commercial/office and 96 apartment units. The applicant’s proposal to rezone to CBD is consistent with the City of Star’s comprehensive plan. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium Low Density Residential R-4 South Low Density Residential R-2-DA East Mixed Use & Neighborhood Business MU & C-1 West Rural-Urban Transition (Ada County) RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Archway, a 19-lot residential subdivision located south of the site was approved by ACHD in August 2018. ---PAGE BREAK--- 2 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Star Road is listed in the CIP to be widened to 5-lanes from Chinden Boulevard (SH-20/26) to State Street (SH-44) between 2031 and 2035. • The intersection of State Street (SH-44) and Star Road is listed in the CIP to be widened to 4-lanes on the north leg, 5-lanes on the south, 5-lanes east, and 5-lanes on the west leg, and signalized between 2031 and 2035. B. Traffic Findings for Consideration 1. Trip Generation: Below is a list of land uses and estimated trip generation rates for the uses that may be included within the site, based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. Use Avg. Daily Trips Avg. PM Peak Hour Multi-family Housing (Mid-rise) (per unit) 5.44 0.44 General Office (per 1,000 sf) 9.74 1.15 Medical/Dental Office Building (per 1,000 sf) 34.80 3.46 Automobile Parts Sales (per 1,000 sf) 55.34 4.91 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) ACHD does not set level of service thresholds for State Highways. 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for State Street (SH-44) west of SH-16 was 19,485 on July 24, 2019. • The average daily traffic count for Seneca Springs Way north of State Street (SH-44) was 2,339 on March 5, 2019. Roadway Frontage Functional Classification PM Peak Hour Traffic Count **State Highway 44 State Street 472-feet Principal Arterial 1,128 Seneca Springs Way 0-feet Local 133 ---PAGE BREAK--- 3 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 C. Findings for Consideration 1. State Highway SH-44 /State Street SH-44/State Street is under the jurisdiction of the Idaho Transportation Department (ITD). The applicant, City of Star, and ITD should work together to determine if additional right-of-way or improvements are necessary on SH-44/State Street. 2. Seneca Springs Way a. Existing Conditions: Seneca Springs Way is improved with 2-travel lanes, vertical curb, gutter, 5-foot wide concrete sidewalk and a landscape spite strip abutting the site. There is 68-feet of right-of-way for Seneca Springs Way (35-feet from centerline). b. Staff Comments/Recommendations: There is a landscape strip abutting the site’s east property line adjacent to Seneca Springs Way owned by the Rockbridge Subdivision Homeowner’s Association. Therefore, the site does not have frontage on Seneca Springs Way and the applicant is not required to make any frontage improvements. Typically, access should come from a lesser classified street abutting the site. In this case the site has frontage on Seneca Springs Way, a local street. However, direct access to Seneca Springs Way is not feasible due to a common lot owned by the Rockbridge Homeowner’s Association between the site and Seneca Springs Way that was platted in 2002 as part of the Rockbridge Subdivision Phase 1; and is not owned by the developer. Therefore, a waiver is not required as part of this application. ACHD would encourage the developer to work with the Rockbridge Subdivision Homeowner’s Association to obtain access through the common lot, thereby providing additional ingress/egress to the site for residents and emergency services. 3. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 4. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. D. Site Specific Conditions of Approval 1. Payment of impact fees is due prior to issuance of a building permit. 2. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). ---PAGE BREAK--- 4 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 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 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 ---PAGE BREAK--- 5 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines ---PAGE BREAK--- 6 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 VICINITY MAP ---PAGE BREAK--- 7 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 SITE PLAN ---PAGE BREAK--- 8 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. ---PAGE BREAK--- 9 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. ---PAGE BREAK--- 10 State Street & Seneca Springs/ STAR19-0012/ AZ-20-12/ DA-20-01/ CU-20-02 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. ---PAGE BREAK--- Sub Area Plan RFP Page 1 of 5 REQUEST FOR PROPOSAL (RFP) For Professional Services South of the River Sub-Area Plan The City of Star requests proposals to provide professional planning services from consultants for management and administrative services for the development of a Sub-Area Plan which is intended to be adopted as a subsection of our current Comprehensive Plan. Proposals will be accepted until 5:00 p.m., August 14, 2020. Proposals received after that date and time will not be considered. The proposals will be reviewed by a City evaluation team. Firms selected as finalists may expect to be interviewed during business hours the week of August 24th. All proposals should be sealed and identified on the outside as: “SUB-AREA PLAN RFP RESPONSE” All proposals will be scored and ranked with the highest rated firm being awarded a contract. Two copies of the proposal and the required supplemental information should be provided. PURPOSE The purpose of this Request for Proposal is to seek proposals from qualified planning consultants to prepare a Sub-Area Plan for the Comprehensive Plan for the City of Star. SCOPE OF SERVICES/DELIVERABLES/PRODUCT Please refer to the South of the River Sub-Area Plan Scope Of Work. Hereafter referred to as the “Scope”. PROPOSALS The following information should be included under the title “Professional Services Administrative Consultant RFP”: 1. Name of Proposer 2. Proposer address ---PAGE BREAK--- Sub Area Plan RFP Page 2 of 5 3. Proposer telephone number 4. Proposer federal tax identification number 5. Name, title address, telephone number, fax number, and email address of contact person authorized to contractually obligate the Proposer on behalf of the Proposer. Contents of Proposal Proposers should letter and number responses exactly as the questions are presented herein. Interested Proposers are invited to submit proposals that contain the following information: 1. Introduction (transmittal letter) 2. Background and Experience 3. Personnel/Professional Qualifications 4. Approach 5. Project Schedule 6. Proposed Compensation/Budget 1. Introduction (transmittal letter) By signing the letter and/or offer, the Proposer certifies that the signatory is authorized to bind the Proposer. The proposal should include: a. A brief statement of the Proposer’s understanding of the scope of the work to be performed. b. A confirmation that the Proposer meets the appropriate state licensing requirements to practice in the State of Idaho, if applicable. c. A confirmation that, if awarded the contract, the Proposer acknowledges its complete responsibility for the entire contract, including payment of any and all charges resulting from the contract. d. Any other information that the Proposer feels appropriate. e. The signature of an individual who is authorized to make offers of this nature in the name of the proper submitting the proposal. 2. Background and Experience Proposers should: a. Describe Proposer’s firm by providing its full legal name, date of establishment, type of entity and business expertise, short history, current ownership structure and any recent or materially significant proposed change in ownership. ---PAGE BREAK--- Sub Area Plan RFP Page 3 of 5 b. Describe any prior engagements in which Proposer’s firm assisted a governmental entity with any other projects relating to planning. Proposer should include all examples of work on similar projects as described in the scope of services. Proposer should provide the names, phone numbers, and emails of contact persons in the organizations for whom any projects referenced in this section were conducted. Proposer should include written references (letters or forms are acceptable) from previous clients attesting to the quality of work Proposer cites in this section. c. Describe any issue the characteristics of which would be uniquely relevant in evaluating the experience of Proposer’s firm to handle the proposed project. d. Provide current information on professional errors and omissions coverage carried by Proposer’s firm, including amount of coverage. e. Describe any relevant specialized knowledge in planning. 3. Personnel/Professional Qualifications Proposers should: a. Identify staff members who would be assigned to act for Proposer’s firm in key management and field positions providing the services described in Scope of Services, and the functions to be performed by each. b. Include resumes or curriculum vitae of each such staff member designed above, including name, position, telephone number, fax number, email address, education, and years and type of experience. Describe, for each such person, the relevant planning projects on which they have worked. Provide “relevant planning” names, telephone numbers, and email addresses of contact persons with the firms or organizations with whom these staff members worked on similar or related type planning projects. 4. Approach Proposers should: a. Clearly describe the unique approach, methodologies, knowledge and capability to be employed in the performance of the Scope. b. Present innovative concepts, approaches, and methodologies, if any, not discussed in the Scope for consideration. 5. Project Schedule The City is interested in moving forward as quickly as possible with the Sub-Area Plan and expects the consultant to be able to meet within the month of the ---PAGE BREAK--- Sub Area Plan RFP Page 4 of 5 contract award to set an aggressive time frame for completion. The City estimates that this project will take approximately 7 months to complete once the final consultant is approved. 6. Proposed Compensation The selected Consultant will be compensated on a not-to-exceed price basis for each deliverable of definable work product delivered. Any additional services/payments must first be approved by the City. a. Provide the firm’s general fee structure for providing identified services. Where applicable, provide unit prices for deliverable items described in the Scope of Services. Any final price per task will be subject to a cost reasonableness determination and final negotiation. b. For tasks that lack a definable work product, provide fully loaded hourly rates for responsible personnel. The estimate of costs and person hours per work item must be an exhibit in the consultant proposal and must be represented as a “cost not to exceed”. c. Provide other pricing information, if applicable. d. The City is not liable for any cost incurred by any Proposers prior to the execution of an agreement or contract created as a result of this RFP. The City shall not be liable for any costs incurred by the selected consultant that are not specified in the contract. SELECTION CRITERIA The City of Star reserves the right to accept or reject any or all proposals. All proposals become the property of the City. The City shall evaluate each potential contractor in terms of: 1. Professional qualifications necessary for satisfactory performance of required services. 2. Specialized experience and technical competence in the type of work required. 3. Capacity to accomplish the work in the required timeframe. 4. Past performance on contract with government agencies and private industry in terms of cost control, quality of work, and compliance with performance schedules. 5. Cost. Respondents will be evaluated on the basis of the written material submitted and according to the following factors: ---PAGE BREAK--- Sub Area Plan RFP Page 5 of 5 1. Cost. 30% 2. Reference from other clients attesting to firm’s: 25% a. Quality of work. b. Compliance with performance schedules. 3. Experience of the firm with this particular type of project. 25% 4. Experience of the firm with other type Comprehensive Plan projects. 10% 5. Current capacity to accomplish the work in the required time. 10% In the event of a tie, oral interviews will be held with those firms. As a result of the interviews, the City will determine which firm will be selected to enter into contract negotiations. Unsuccessful firms will be notified as soon as possible. CONTRACT DEVELOPMENT Contract discussion and negotiation will follow award selection. Respondents must be amenable to inclusion, in a contract, of any information provided whether herein, or in response to this RFP, or developed subsequently during the selection process. The agreement will be based on a not-to-exceed price basis, with payment terms to be negotiated with the selected respondent. The contract shall not be considered executed unless signed by the authorizing representative of the City and the successful respondent. The contract may be extended beyond the original term by agreement of both parties. COMPLIANCE WITH LAWS The selected firm agrees to be bound by all applicable Federal, State and Local laws, regulations and directives as they pertain to the performance of the contract. QUESTIONS Questions concerning this proposal should be addressed to City Planner Shawn Nickel at [PHONE REDACTED] or [EMAIL REDACTED]. Proposals can be hand-delivered to City Hall at 10769 W. State Street Star, Idaho 83669 during business hours of 9 a.m. to 5:00 p.m. (DO NOT MAIL TO THIS ADDRESS). Proposals may be mailed to Shawn Nickel at Star City Hall P.O. Box 130 Star, ID 83669. ---PAGE BREAK--- “Heart of the City“ Sub Area Plan Scope of Work Page 1 of 6 City of Star, Idaho “Heart of the City“ Sub Area Plan Scope of Work July 2020 INTRODUCTION The Comprehensive Plan describes the long-term vision for Star, looking ahead to set direction for the city’s growth in the coming decades. It contains common goals that guide development within the city, including in the areas of land use, environment, transportation, public health, economic development and more. The City of Star most recently updated its Comprehensive Plan in May of 2019. One Implementation Policy calls for the development and adoption of a “Heart of the City” Sub Area Plan for the area planned to be the future downtown of Star and its future supporting periphery. This area includes the CBD (Central Business District) shown on the Land Use Map and the area between the Boise River and the Chinden Bench spanning from Highway 16 to the Can-Ada Road section line. See Sub Area Plan boundary outlined in RED. ---PAGE BREAK--- “Heart of the City“ Sub Area Plan Scope of Work Page 2 of 6 This area is critical for master planning to provide Star a sense of place in its downtown, understanding that the current small central business district area has served well for many years, but as development occurs, and State Highway 44 is widened an expansion of the activity center of the city will be needed. Expanding south incorporates the beautiful Boise River with a significant amount of floodway area which can serve the new Heart of the City well with many acres of parkland and public access to the river, understanding that existing property owner property rights are not to be infringed. The CBD area of old town has many development constraints due to the small lots created in years past and the lack of a roadway grid system needed for commercial type uses. Compact development, as outlined by the CBD implementation polices within this plan, are critical for the vibrancy of the future downtown of Star. Highway 44 and Star Road south of Highway 44 are to be planned in this area as key commercial corridors. Collector roadways and land use goals, objectives and policies need to be adopted for the area south of the river to avoid urban sprawl, limit development in the flood plain, and to provide for compatible land uses supporting and enhancing the vitality of the historic central business district area. Until the Sub Area Plan is adopted by the city, development will be permitted in accordance with the other sections of this Plan, understanding that existing property owner property rights are not to be infringed. The Sub Area Plan will take precedence over the land uses shown within this Comprehensive Plan. Within the “Heart of the City” Sub Area Plan recommended, the Main Street area needs to be studied to provide for special care guiding future development, understanding that the rights consisting of the existing rural use of residential lots are not to be infringed. Furthermore, Main Street is to be studied for the provision of traffic calming measures and to provide for a connection for horseback riders to access an equestrian trail which should be planned along the Boise River. VISION The City envisions part of this area as the future downtown of Star, incorporating elements in the Sub Area Plan to create a unique area in the Treasure Valley reminiscent of the River Walk in San Antonio, Texas with an Idaho twist. The closest areas to the periphery of this core area should be uses compatible with a downtown area. The inclusion of Mixed-Use buildings with commercial on the ground level and housing above is to be encouraged. Most of the remainder of the housing in the Sub Area Plan area should be single family detached in a variety of sizes. The areas along US-20/26 should be a mix of commercial and residential, with multifamily residential having the most direct access to the highway. The roadway system for this area should be designed to ---PAGE BREAK--- “Heart of the City“ Sub Area Plan Scope of Work Page 3 of 6 take into account the adjacency to the highway system and include a focus on acceptance by the Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and the Idaho Transportation Department (ITD). APPROACH The City of Star wishes to take a targeted approach to developing and implementing the Sub Area Plan with the assumption that it will be included as an amendment to Comprehensive Plan. Focus on completing elements of the Sub Area Plan to ensure compliance with state law. Although it is expected that this work will result in some text amendments to the Comprehensive Plan, the primary feature should be a Detailed Concept Plan along with amendments to the Future Land Use Map and the Economic Corridors Access and Roadway Connection Management Plan (ECAMP). The 2019 Comprehensive Plan provides the basis for population and development estimates that will be used to inform the Sub Area Plan. The Sub Area Plan must also be guided by significant public input. In addition, the Sub Area Plan will be guided by the following principles:  Focus on completing the Sub Area Plan in compliance with state law  Capitalize on existing resources in the region such as The Community Planning Association of Southwest Idaho (COMPASS) and the Western Alliance for Economic Development rather than re-developing data and information  Create accountability for included goals and policies, by establishing performance measures to track the Sub Area Plan’s implementation  Consider the value of the Boise River ecosystem in both development and policy decisions  Consider and address impacts from the floodplain and floodway  Encourage creative public facilities and uses in the floodway  Communicate broadly; reach out to groups in all segments of the city  Provide information throughout the update that is engaging and readily understandable  Consider growth over a 20-year planning horizon, projecting out to 2040 WORK PROGRAM This section outlines the basic tasks included in the Sub Area Plan creation. The deliverables and timelines are based on estimates to complete required elements of the Sub Area Plan and are subject to change depending on the final work plan approved by the City. ---PAGE BREAK--- “Heart of the City“ Sub Area Plan Scope of Work Page 4 of 6 The Sub Area Plan will follow three general phases: Phase 1 Initial Outreach and Public Review, September 2020 – November 2020 Solicit input from the public, community groups, and interested parties on elements of the Sub Area Plan, and review planning documents and development regulations for compliance consistent with the tasks outlined in this Scope of Work. Develop a Draft Sub Area Plan. The Draft Sub Area Plan will be presented to the Public for comment at a duly noticed Open House. Phase 2 City Council Review, December 2020 – January 2021 The Draft Sub Area Plan will be reviewed and edited by the Star City Council at one or more duly noticed public workshops. (All City Council meetings are open to the public.) Phase 3 City Council Review and Adoption, February 2021 Final Sub Area Plan will be adopted as an amendment to the Comprehensive Plan by resolution of the Star City Council, following a duly noticed public hearing. TASKS 1. Project Management: This task includes oversight and direction of the entire planning process, including each of the below stated tasks. This task ensures consistent coordination and communication throughout the project and provides for the public interface for the update. This task will be on-going through adoption of the Sub Area Plan. 2. Public Outreach The City desires early and continuous public participation in the Sub Area Plan development. This task includes the development of a Public Participation Plan, and the implementation of that plan. The public input should include at least one Open House. Deliverables:  Public Participation Plan, September/October 2020  Public Participation Reports/Updates, Ongoing 3. Goal and Policy Review and Revision ---PAGE BREAK--- “Heart of the City“ Sub Area Plan Scope of Work Page 5 of 6 This task includes review of existing goals and policies to ensure that those included in the Sub Area Plan are based on the most current information and are relevant and meaningful. Deliverables:  Internal review of Goals and Policies for fitness, October 2020  Revised Goals and Policies for City review, Early November 2020  Final Goals and Policies for City Council review, Late November 2020 4. Concept Plan Development This task includes development of a detailed full color Concept Plan. Deliverables:  Preliminary Concept Plan for Public review and comment, November 2020  Preliminary Concept Plan for City review, December 2020  Final Concept Plan for City Council adoption, February 2021 5. Comprehensive Plan Review and Revisions This task includes review of the 2019 Comprehensive Plan. Deliverables:  Preliminary text revisions for Public review and comment, November 2020  Preliminary text revisions for City review, December 2020  Final text revisions for City Council adoption, February 2021 6. Code Review and Revision This task includes review of relevant development codes. Deliverables:  Revised codes for Public review, November 2020  Revised codes for City review, December 2020  Final codes for City Council adoption, February 2021 7. Map Revisions This task includes coordination with GIS staff to update both the Comprehensive Plan and Zoning maps to correspond with the Sub Area Plan. ---PAGE BREAK--- “Heart of the City“ Sub Area Plan Scope of Work Page 6 of 6 Deliverables:  Revised Future Land Use Map and ECAMP Map for Public review, November 2020  Revised Future Land Use Map and ECAMP Map for City review, December 2020  Revised Future Land Use Map and ECAMP Map for City Council adoption, February 2021 8. Capital Facilities Plan This task updates Star’s Capital Investment Plan (CIP) and its components. The CIP update will have several elements, including the inventory of existing public facilities within the Sub Area Plan boundaries, forecast of future needs for public facilities within the Sub Area Plan boundaries, proposed capital improvements with financing plan within the Sub Area Plan boundaries, and recommended goals and policies within the Sub Area Plan boundaries. Deliverables:  CIP updates, December 2020