Document Star_doc_888e1f3586

STAR CITY COUNCIL REGULAR MEETING AGENDA City Hall - 10769 W State Street, Star, Idaho Tuesday, April 20, 2021 7:00 PM Any person needing special accommodation to participate in the above noticed meeting should contact the City Clerk’s Office at [PHONE REDACTED], at least 24 hours in advance of the meeting date. 1. CALL TO ORDER – Welcome/Pledge of Allegiance 2. INVOCATION – Dustin Tessneer, Interfaith Group 3. ROLL CALL 4. PUBLIC INPUT – The Public is invited to speak to any item NOT already on the agenda. Items regarding Personnel or Elected Officials should be discussed with the Mayor. The Mayor or Presiding Officer may limit the amount of time. The public may be called upon to speak on any item on the agenda. 5. COMMITTEE REPORTS A. Transportation & Pathways Committee B. Parks, Art & Beautification Committee C. Activities Committee D. Mayor’s Youth Council 6. CONSENT AGENDA (ACTION ITEM) *All matters listed within the Consent Agenda have been distributed to each member of the Star City Council for reading and study, they are considered to be routine and will be enacted by one motion of the Consent Agenda or placed on the Regular Agenda by request. A. Approval of Claims Provided B. Final Plats : i. Trident Ridge Subdivision Phase 4 7. PUBLIC HEARING A. Loran Estates Subdivision Annexation, Development Agreement, Short Plat and Private Street (AZ-21-02/DA-21-03/SP-21-01/PR-21-03) – Table to May 4, 2021 i. Action of Loran Estates Subdivision – Table to May 4, 2021 B. River Park Subdivision Annexation, Development Agreement and Preliminary Plat (AZ-21- 01/DA-21-02/PP-21-04) i. Action/Decision of Annexation AZ-21-01 (ACTION ITEM) ii. Action/Decision of Development Agreement DA-21-01 (ACTION ITEM) iii. Action/Decision of Preliminary Plat PP-21-04 (ACTION ITEM) C. Paint Point Subdivision Short Plat and Private Street (SP-21-02/PR-20-06) i. Action/Decision of Short Plat SP-21-02 (ACTION ITEM) ii. Action/Decision of Private Street PR-21-06 (ACTION ITEM) 8. DISCUSSION / ACTION ITEMS: A. Approval of Ordinances & Development Agreements i. Ordinance No. 329 10040 W. State Street Annexation 9. REPORTS A. Elected Official Reports B. Staff Reports 10. ADJOURNMENT 11. FUTURE MEETING TOPICS A. Approval of Flood Plain Ordinance (336) B. Loran Estates Subdivision Annexation, Development Agreement, Short Plat & Private St Limited seating is available at the City Council Meeting at City Hall due to COVID-19. The meeting can be viewed via a link posted to the City of Star website at staridaho.org. Information on how to participate in a public hearing remotely will be posted to staridaho.org under the meeting information. The public is always welcomed to submit comments in writing. PUBLIC NOTICE: THIS MEETING IS RECORDED AND PLACED IN AN ONLINE FORMAT. PERSONS MAY EITHER VIEW OR LISTEN TO VIDEO / AUDIO OF THIS MEETING UNTIL SUCH TIME THE RECORDING IS DESTROYED UNDER THE CITY’S RECORD RETENTION POLICY. ---PAGE BREAK--- File # FP-21-05 Page 1 Trident Ridge Subdivision Final Plat – Phase 4 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field, Assistant City Planner MEETING DATE: April 20, 2021 FILE(S) FP-21-05, Final Plat, Trident Ridge Subdivision Phase 4 REQUEST Applicant is seeking approval of a Final Plat for Trident Ridge Subdivision Phases 4, consisting of 38 residential lots and 2 common lots on 10.56 acres. The phase is located west of Wing Road, north of Beacon Light Road in Star, Idaho. Ada County Parcels R4830410600, R4830410300, R4830410100 and R4830410200. APPLCIANT/REPRESENTATIVE: OWNER: Tim Mokwa Brookfield Holdings (Hayden II) LLC Hayden Homes Idaho LLC 250 Vesey St., 15th Floor 1406 N. Main St., Ste 109 New York, NY 10281 Meridian, Idaho 83642 PROPERTY INFORMATION Land Use Designation - Residential R-3-PUD Phase 4 Acres - 10.56 acres Residential Lots - 38 Common Lots - 2 HISTORY September 4, 2007 Council approved applications for Annexation and Zoning (R-1 & R-3) November 21, 2017 Public hearing for Preliminary Plat (PP-17-04) was tabled until December 19, 2017 so Council could do a site visit of property. November 22, 2017 Council visited the proposed development location. ---PAGE BREAK--- File # FP-21-05 Page 2 Trident Ridge Subdivision Final Plat – Phase 4 December 19, 2017 Council approved the Preliminary Plat (PP-17-04) for Trident Ridge Subdivision consisting of 143.6 acres, 324 residential lots and 23 common lots with a density of 2.26 du/ac. City accepted the donation of a parcel of land for a city park of 50 acres and agreed to pay up to $60k toward a bridge at the end of Wing Road for emergency vehicle access. January 2, 2018 Council formally clarified that a pedestrian foot bridge is to be built along with eight parking spaces and the use of park impact fees not to exceed $60k for construction of a emergency vehicle access bridge. June 4, 2019 Council approved Final Plats for phase 1 and 2 (FP-18-04 & FP-18-05). Phase 1 sits on 17.12 acres and has 45 residential lots and 8 common lots. Phase 2 is on 2 acres and consists of 20 residential lots and 0 common lots. October 6, 2020 Council approved the Final Plat for Phase 3 (FP-20-15) sitting on 11 acres and consisting of 46 residential lots and 1 common lot. GENERAL DISCUSSION The applicant is requesting approval of the Final Plat for phase 4 of Trident ridge Subdivision consisting of 38 residential lots and 2 common lots on 10.56 acres. The Final Plat layout for Phase 4 generally complies with the approved Preliminary Plat. Site Specific Condition #1 for the preliminary plat approval stated that a new permanent bridge at the north end of Wing Road should be required across the Farmers Union Ditch large enough to allow for an emergency vehicle to cross. The applicant has provided the following statement regarding this condition as part of approval of Phases 1 & 2: “Our intent, as is noted on the preliminary plat, was to install the vehicular bridge and pedestrian bridge in conjunction with the development of Trident Ridge Phase 4 (originally noted as Phase 3 on the PPLAT, but the originally labeled Phase 1 was split into two phases) . To be as clear as possible on timing, I request that the condition for the Phase 1 and 2 final plats state that the vehicular and pedestrian bridges over the Farmers Union Canal, and the dedication of the 50-acre natural park area shall be complete prior to the issuance of the first Trident Ridge Phase 4 building permit. For the eight parking stalls we request that the condition state: the eight-stall parking lot shall be constructed in conjunction with the site development of Trident Ridge Phase 9. The reason to do this construction later, is that the grading in this area will be better done in conjunction with the overall grading of this phase.” It appears from the updated phasing plan submitted, that construction of Phase 5 will be adjacent to the 50-acre park. Staff is supportive of waiting until Phase 5 for the dedication of the park and construction of the vehicular bridge and pedestrian bridge. Regarding the construction of the parking area, staff will review this again as part of Phase 5 and make a recommendation to Council on the timing of the parking area at that time. ---PAGE BREAK--- File # FP-21-05 Page 3 Trident Ridge Subdivision Final Plat – Phase 4 Original Preliminary Plat Review: Site Data: Total Acreage of Site – 143.6 acres Total Number of Lots – 347 lots Total Number of Residential Lots – 324 lots Total Number of Common Lots – 23 lots Total Number of Commercial Lots – None Type of Units – Single Family Units Dwelling Units Per Gross Acre – 2.26 Units per acre Total Acreage of Common Lots – 64.4 acres Percent of Site as Common Area – 45.6% General Site Design Features: Landscaping The landscape plan submitted was approved as far as the locations. However, the UDC, Chapter 4, Section B-7 C-3 Street Trees, states that a minimum density of one tree per thirty-five (35) linear feet is required. This can be accomplished with the requirement of having trees installed in the front yards of each lot. Open Space Open space for the subdivision comes in the form of passive green space, active play areas, exercise trails, picnic area, and a large natural park area with trails. Street Design: Public Streets All streets are required to meet Ada County Highway District regulations. Block not to exceed 500’ This Applicant requested and was granted a waiver of block exceeding 500’. Sidewalks The Applicant will be required to provide sidewalks throughout the development. Lighting Streetlights shall be of the same design throughout the entire development and shall be required to follow the “dark skies” regulations. ---PAGE BREAK--- File # FP-21-05 Page 4 Trident Ridge Subdivision Final Plat – Phase 4 Street Names Street names will be approved by the Ada County Street Naming Committee prior to submittal of a final plat application. Public Uses Proposed: The Applicant intends to develop only the Residential (R3) portion of the subdivision. The Applicant offered to give to the City the 50 plus acre property above the Farmers Union Canal; in exchange the City will provide up to $60,000 for construction of a new bridge at the end of Wing Road for emergency vehicle use only. Staff analysis of Final Plat Submittal: Lot Layout – The gross density of Phase 4 phase is 3.59 du/acre. The application states that lot sizes range in from 5,928 square feet to 14,685 square feet. Common/Open Space and Amenities – This phase will include .17 acres of common area. Open space for the overall development is provided in other phases of the subdivision. Landscaping as required by the Unified Development Code, Street Trees; the minimum density of one tree per thirty-five (35) linear feet is required. The landscaping plan does not meet this requirement as submitted. A condition will be placed requiring submittal of a revised landscape plan be submitted for review prior to final plat signature. (Please see “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code.) Setbacks – The applicant has not requested any special setbacks and the development will adhere to current requirements of the R-3 zone. Streetlights – Streetlight plan/design specifications was previously submitted with the final plat application for Phases 1 & 2. The streetlight design meets the dark sky standards consistent with the intent of the City. Streetlights shall be consistent throughout the remaining phases of the subdivision. Mailbox Clusters – The Star Postmaster, Mel Norton Will needs to approve location of the mailbox clusters for this development. A letter of approval indicating specific locations will need to be submitted to the City prior to recording the final plat. ---PAGE BREAK--- File # FP-21-05 Page 5 Trident Ridge Subdivision Final Plat – Phase 4 PUBLIC NOTIFICATIONS Notifications of this application were sent to agencies having jurisdiction on March 29, 2021. April 12, 2021 Keller Associates Recommend Approval w/Conditions FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve this Final Plat, the Unified Development Code requires that Council must find the following: A. The Plat is in conformance with the Comprehensive Plan. The Council finds that this subdivision upon Preliminary Plat approval was in conformance with the Comprehensive Plan; no changes have been made to change this status. B. Public services are available or can be made available and are adequate to accommodate the proposed development. Staff finds that all public services are available and able to accommodate this development. C. There is public financial capability of supporting services for the proposed development. Staff knows of no financial hardship that would prevent services from being provided. D. The development will not be detrimental to the public health, safety or general welfare; and, Staff finds no facts to support that this subdivision phase will be detrimental to the public health, safety or general welfare. E. The development preserves significant natural, scenic or historic features. Staff finds that existing conditions have not substantially changed from the approved Preliminary Plat of this subdivision. ---PAGE BREAK--- File # FP-21-05 Page 6 Trident Ridge Subdivision Final Plat – Phase 4 CONDITIONS OF APPROVAL 1. The approved Final Plat for Trident Ridge Subdivision phase 4 shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. The property associated with this approved Final Plat, in addition to the property of all future phases shall be satisfactorily weed abated at all times, preventing a public nuisance, per Star City Code Chapter 3, Section 3-1-1 through 3-1-7. 3. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 4. Pressurized irrigation systems shall comply with the Irrigation District(s) and the City of Star Codes. Plans for pressurized irrigation systems shall be submitted to, and approved by the City of Star Engineer, prior to installation. 5. The approved Preliminary Plat shall comply with the City of Star Unified Development Code regarding landscaping, both internal buffers and frontages. (See Section 8-4 B Landscaping Requirements) 6. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 7. The streetlight design and style should utilize the lights already in place from previous phases and be consistent through all phases of the development. 8. 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. 9. 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. 10. Requested surety shall be required at 150% of the total estimated installed cost, as approved by the City Engineer or Administrator. The term of approval shall not exceed 180 days. (See Section 8-1 C-1 of the Unified Development Code for a list of eligible items.) 11. 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. 12. 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. 13. A separate sign application is required for any subdivision sign. 14. As built plans for pressurized irrigation systems shall be submitted to the City of Star prior to signature of the final plat. 15. Applicant shall provide the City with two full size and two 11”x17” copy of the signed recorded final plat with all signatures, prior to any building permits being issued. 16. Development standards for single family residential units shall comply with effective building and zoning requirements at time of building permit issuance, or as approved through the Development Agreement or as stated herein. 17. The mylar/final plat shall be signed by the owner, Surveyor, Central District Health, ACHD and City Engineer, prior to being delivered to the City of Star for City Clerk’s signature. 18. A copy of signed irrigation agreements shall be submitted to the City prior to signature of the final plat. 19. All common areas shall be maintained by the Homeowners Association. ---PAGE BREAK--- File # FP-21-05 Page 7 Trident Ridge Subdivision Final Plat – Phase 4 20. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. 21. A copy of the recorded CC&R’s shall be submitted to the City of Star prior to any building permits being issued. 22. Prior to signature of the final plat, a signed Irrigation District Agreement with the Irrigation Districts shall be provided to the City of Star. This requirement shall be with each subsequent Final Plat application. 23. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File # FP-21-05 Trident Ridge Subdivision, Final Plat, Phase 4 on April 2021. ---PAGE BREAK--- City of Star P.O. Box 130 Star, Idaho 83669 P: [PHONE REDACTED] Final Plat Application Form #512 Rev 02-2021 Page 1 of 5 ***All information must be filled out to be processed. Applicant Information: PRIMARY CONTACT IS: Applicant Owner Representative Applicant Name: Applicant Address: Zip: Phone: Email: Owner Name: Owner Address: Zip: Phone: Email: Representative architect, engineer, developer): Contact: Firm Name: Address: Zip: Phone: Email: Property Information: Subdivision Name: Phase: Parcel Number(s): Approved Zoning: Units per acre: Total acreage of phase: Total number of lots: Residential: Commercial: Industrial: Common lots: Total acreage of common lots: Percentage: Percent of common space to be used for drainage: Acres: Special Flood Hazard Area: total acreage number of homes Changes from approved preliminary plat pertaining to this phase: Preliminary Plat Final Plat Number of Residential Lots: Number of Common Lots: Number of Commercial Lots: Roads: FINAL PLAT APPLICATION FILE NO.: Date Application Received: Fee Paid: Processed by: City: Trident Ridge Subdivision No. 4 + Tim Mokwa, Hayden Homes Idaho LLC 1406 N Main Street, Suite 109, Meridian, ID 83642 (208)869-9785 [EMAIL REDACTED] Brookfield Holdings (Hayden II) LLC 250 Vesey Street, 15th Floor, New York, NY 10281 (212)417-7480 [EMAIL REDACTED] Tim Mokwa Hayden Homes Idaho LLC 1406 N Main Street, Suite 109, Meridian, ID (208)869-9785 [EMAIL REDACTED] Trident Ridge 4 R4830410617 R-3 3 40 38 0 0 2 0.17 ac. 10.56 ac. 1.6% 0 0 38 2 0 38 2 0 all roads are in substantial conformance with approved preliminary plat ---PAGE BREAK--- Final Plat Application Form #512 Rev 02-2021 Page 2of 5 Amenities: Flood Zone Data: (This Info Must Be Filled Out Completely Prior to Acceptance): Application Requirements: (Applications are required to contain one copy of the following unless otherwise noted.) Applicant Description Staff Completed and signed copy of Final Plat Application Fee: Please contact the City for current fee. Fees may be paid in person with check or electronically with credit card. Please call City for electronic payment. Additional service fee will apply to all electronic payments. Electronic copy of letter of intent and statement of compliance (or substantial compliance) with the approved Preliminary Plat and Conditions of Approval. The letter of intent shall include the following: • Gross density of the phase of the Final Plat submitted • Lot range and average lot size of phase • Description of approved open space being provided in the submitted phase including percentage of overall open space, number and type of approved amenities • List any specific approved building setbacks previously approved by Council. Electronic copy of legal description of the property (word.doc and pdf version with engineer’s seal and closure sheet) Electronic copy of current recorded warranty deed for the subject property If the signature on this application is not the owner of the property, an original notarized statement (affidavit of legal interest) from the owner stating the applicant and/or representative is authorized to submit this application. Electronic copy of subdivision name approval from Ada County Surveyor’s office. Copy of the "final" street name evaluation/approval or proof of submittal request from Ada County Street Naming Electronic copy of vicinity map showing the location of the subject property One 24” X 36” paper copy of the Final Plat & Electronic Copy** One 11” X 17” paper copy of the Final Plat Electronic copy of the Final landscape plan** Subdivision Name: Phase: Special Flood Hazard Area: total acreage number of homes a. A note must be provided on the final plat documenting the current flood zone in which the property or properties are located. The boundary line must be drawn on the plat in situations where two or more flood zones intersect over the property or properties being surveyed. b. FEMA FIRM panel(s): etc.: FIRM effective date(s): mm/dd/year Flood Zone(s): Zone X, Zone A, Zone AE, Zone AH, etc.: Base Flood Elevation(s): ft., etc.: c. Flood Zones are subject to change by FEMA and all land within a floodplain is regulated by Chapter 10 of the Star City Code. N/A Trident Ridge 4 + + + + Amenities are in conformance with approved preliminary plat. Play set and volleyball court were installed in Phase 1 common area. Future amenities will installed in phases on east side of Wing Road + + + ---PAGE BREAK--- Final Plat Application Form #512 Rev 02-2021 Page 3of 5 One 11” X 17” copy of the Final landscape plan Electronic copy of site grading & drainage plans** Electronic copy of originally approved Preliminary Plat** Electronic copy of a Plat with all phases marked with changes, if applicable** Electronic copy of final engineering construction drawings, stamped and signed by a registered engineer** Storm drainage calculations must be submitted for private streets/drives and parking areas within subdivisions** Electronic copy of streetlight design and location information Special Flood Information – Must be included on Preliminary/Final Plat and Application form. Electronic copy of all easement agreements submitted to the irrigation companies Electronic copy of the proposed Covenants, Conditions, & Restrictions (CC&R's) One copy of Electronic versions of submitted applications, including signed Final Plat Application, legal description, recorded warranty deed, vicinity map, final plat, landscape plan, site grading & drainage plans, copy of original Preliminary Plat, plat with phases marked, engineering construction drawings, storm drainage calculations, streetlight design and location, and signed irrigation agreements, CC&R’s shall be submitted in original pdf format (no scans for preliminary plat, landscape plans or grading and drainage plans) on a thumb drive only (no discs) with the files named with project name and plan type. Upon Recording of Final Plat, the applicant shall submit the following to the Planning Department prior to building permit issuance: • One 11” X 17” and 18” X 24” recorded copy of Final Plat • Electronic copy of final, approved construction drawings • Electronic copy of as-built irrigation plans • Electronic copy of recorded CC&R’s • Proof of required Construction Sign installation at entrance to development (as conditioned in Preliminary Plat approval) – Picture of installed sign • Electronic copies shall be submitted in pdf format on a thumb drive with the files named with project name and plan type. **Original pdf’s are required for all plans – No Scanned PDF’s please. After construction, a letter from the Star Sewer & Water District stating that subdivision information has been submitted to the District in GIS format and the property has been annexed into the Star Sewer & Water District. GIS to include pressurized irrigation, streetlights, and storm drains in addition to Star Sewer & Water requirements. This shall be a condition prior to Final Plat signature. FEE REQUIREMENT: I have read and understand the above requirements. I further understand fees are due at the time of filing. I understand that there may be other fees associated with this application incurred by the City in obtaining reviews or referrals by architect, engineering, or other professionals necessary to enable the City to expedite this application. I understand that I, as the applicant, am responsible for all payments to the City of Star. Applicant/Representative Signature Date + + N/A + + + + + + + 3/8/21 + ---PAGE BREAK--- ---PAGE BREAK--- Final Plat Application Form #512 Rev 02-2021 Page 5of 5 City of Star GIS Statement The Star Sewer and Water District hereby verifies we have received development basemap files with as-built conditions including parcel lines, easements, sewer, water, storm, pressure irrigation, service lines, streetlights and other utilities in GIS format (shapefile) consistent with the Star Sewer & Water District’s GIS system from (Applicant / Engineer) pertaining to Subdivision. The Star Sewer and Water District hereby verifies the property has been annexed into the Star Sewer and Water District. Star Sewer & Water District Representative Date **NOTE: No building permits will be issued until property is annexed into the Star Sewer & Water District. ---PAGE BREAK--- March 8, 2021 City of Star Attn. Ryan Field, Assistant City Planner P.O. Box 130 Star, ID 83669 RE: Trident Ridge Subdivision No 4 Final Plat Application Letter of Intent Dear Mr. Field: Attached is the final plat application with the required checklist materials. I have not included the construction plans or the storm water report as these documents were submitted previously and reviewed by the City’s engineering consultant. The final plat is in substantial compliance with the approved Preliminary Plat and Conditions of Approval. Per the Application Checklist: • The Gross density of this phase is 3.6 units/acre. • The proposed lot sizes range from to 5,928 SF to 14,685 SF. • The open space proposed in this phase is 0.17 acres As a phased community, this phase will be part of the overall Trident Ridge HOA and will have use of the common area and amenities installed in other phases of the subdivision. • Setbacks will be those stated in the City Code for Zone R-3. No variations to the setbacks were requested or approved with the Trident Ridge Preliminary Plat. We would like to have this final plat added to a City Council Agenda as soon as possible. Should you have any questions or require additional information please feel free to contact me at (208) 869-9785 or [EMAIL REDACTED] Sincerely, Tim Mokwa, Hayden Homes ---PAGE BREAK--- Trident Ridge Phase 4 and 5 Vicinity Map 43°42'40.91" N 116°28'06.60" W Scale: 1 inch approx 1000 feet Mar 05, 2021 - landproDATA.com The materials available at this website are for informational purposes only and do not constitute a legal document. Powered by Trident Ridge Phase 4 Trident Ridge Phase 5 ---PAGE BREAK--- L I G N E N O I A 6 5 8 H A D I D G T A T S R F O R P 8 E E R E T S I G E S S E A C N H . F O R O J O E P R E E N T N E R ---PAGE BREAK--- R/W R/W R/W R/W R/W R/W R/W R/W 1 57' 52' 57' 52' 57' 52' 57' 52' 57' 52' 57' 65' 113' 134' 36' 67' 11 110 11 11 11 11 1 11 11 11 110 11 11 1062' 602' 746' R/W 11 59' 57' 11 R/W R/W R/W R/W 8 R/W R/W R/W R/W 7 6 5 2 1 3 4 R/W 9C 63' 55' 55' 55' 55' 55' 55' 55' 57' 66' 55' 56' 55' 11' 105' 105' 109' 118' 135' 134' 134' 128' 484' 92' R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W 2 3 4 5 6 7 8 9 10 11 12 R/W 1C 13 110' 55' 55' 55' 55' 111' 25' 15' 44' 55' 55' 55' 55' 35' 26' 109' 108' 107' 106' 105' 105' 105' 105' 105' 108' 95' 233' 118' R/W R/W R/W R/W R/W R/W 13 12 R/W R/W R/W R/W R/W 14C 15 16 10 9 11 17 18 19 20 8 7 21 22 6 23 5 R/W R/W R/W R/W 4 2 1 3 R/W 25 24 26C R/W R/W R/W R/W R/W R/W 28 29 27 31 30 33 34 32 35 R/W 38 37 36 R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W 40 50 42 51 43 54 44 60 45 46 47 48 49 52 53 55 56 57 58 59 63 61 62 64 100' 48' 55' 55' 55' 55' 44' 13' 26' 81' 52' 109' 101' 52' 52' 52' 52' 52' 52' 88' 103' 105' 113' 112' 110' 106' 105' 103' 104' 110' 110' 105' 105' 110' 105' 90' 56' 56' 56' 144' 24' 105' 107' 108' 107' 117' 74' 109' 78' 44' 52' 52' 52' 52' 52' 65' 105' 105' 65' 65' 55' 65' 55' 48' 105' 103' 105' 100' 100' 100' 90' 48' 105' 106' 105' 29' 77' 55' 55' 65' 65' 16' 65' 52' 52' 52' 52' 52' 52' 52' 65' 52' 52' 52' 52' 52' 52' 65' 115' 105' 115' 100' 100' 105' 100' 105' 101' 104' 105' 105' 105' 105' 105' 92' 100' 100' 105' 105' 105' 105' 105' 105' 105' 39 41C R/W R/W R/W 1C 4 7 5 2 3 8 R/W R/W R/W R/W R/W R/W 9 R/W R/W R/W R/W 18 19 20 21 22 24 23 25 26 105' 25' 75' 65' 65' 65' 25' 75' 65' 65' 65' 65' 65' 65' 102' 102' 178' 115' 219' 87' 105' 105' 119' 105' 105' 105' 127' 124' 28' 152' 35' 65' 65' 70' 65' 65' 75' 150' 150' 150' 150' 150' 150' 20' 58' 52' 71' 65' 105' 14' 65' 65' 65' 65' 65' 65' 98' 105' 105' 105' 105' 105' 105' 20' 30' 91' 61' 66' 87' 183' 29' 60' 120' 75' 75' 65' 75' 30' 46' 67' 77' 77' 61' 75' 103' 105' 107' 110' 112' 140' 126' 155' 137' 121' 108' 104' 101' 100' 115' 150' 150' 46' 80' 6 R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W 47 39 31 46 38C 30 45 37 29 44 36 28C 43 35 27 42 34 41 33 48 40 32 35' 80' 74' 65' 75' 75' 65' 75' 25' 75' 60' 65' 75' 75' 65' 65' 75' 24' 14' 11' 150' 155' 137' 103' 105' 115' 157' 100' 140' 66' 769' 101' 126' 95' 104' 112' 82' 108' 110' 121' 107' R/W R/W 50C 49C 126' 150' 17' 80' 46' 75' 65' 77' R/W 2 R/W R/W R/W R/W R/W 3C R/W 6 R/W R/W R/W R/W R/W 1 4 R/W R/W 7 R/W R/W R/W R/W R/W R/W 18 23 5C 19 20 21 22 25 24 27 26 51' 75' 105' 75' 75' 108' 50' 83' 151' 35' 135' 157' 174' 105' 36' 90' 65' 55' 55' 65' 55' 55' 55' 55' 55' 150' 150' 150' 105' 8' 25' 150' 150' 150' 150' 150' 150' 150' 20' 34' 73' 52' 55' 55' 65' 81' 75' 65' 75' 75' 75' 75' 71' 35' 105' 105' 105' 554' 105' 105' 105' 105' 105' 105' R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W 2 1 R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W 34 33 25 37C 36 35 31 32 30 28 29 27 20 23 24 26 22 21 19 111' 75' 65' 65' 75' 65' 65' 75' 65' 65' 75' 65' 65' 75' 17' 35' 155' 157' 150' 125' 125' 35' 80' 65' 9' 15' 75' 75' 65' 75' 75' 65' 75' 75' 65' 65' 75' 75' 65' 51' 14' 11' 105' 75' 105' 105' 105' 105' 105' 150' 150' 255' 105' 150' 105' 105' 105' 150' 150' 150' 150' 150' 105' 105' 105' 105' 105' 105' 105' 150' 150' 150' 150' 150' 105' 150' R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W 1C 172,898 SF 7,179 SF 7,147 SF 6,848 SF 6,562 SF 6,591 SF 5,813 SF 5,775 SF 5,775 SF 5,775 SF 5,775 SF 5,812 SF 21,205 SF 7,859 SF 7,215 SF 5,797 SF 6,500 SF 5,501 SF 6,588 SF 5,739 SF 5,782 SF 6,825 SF 9,057 SF 9,010 SF 5,200 SF 8,085 SF 5,200 SF 5,775 SF 5,332 SF 5,775 SF 5,460 SF 6,825 SF 6,825 SF 6,762 SF 8,013 SF 6,500 SF 5,200 SF 5,207 SF 5,454 SF 5,460 SF 6,825 SF 5,460 SF 5,460 SF 5,460 SF 5,460 SF 5,460 SF 6,825 SF 6,667 SF 5,775 SF 5,841 SF 6,221 SF 7,411 SF 7,400 SF 7,252 SF 6,762 SF 21,015 SF 6,928 SF 5,797 SF 9,049 SF 7,093 SF 5,402 SF 6,206 SF 6,106 SF 6,143 SF 5,545 SF 5,483 SF 5,401 SF 5,374 SF 6,050 SF 6,050 SF 5,451 SF 5,460 SF 6,050 SF 5,460 SF 7,027 SF 7,530 SF 5,890 SF 6,166 SF 5,868 SF 9,431 SF 6,854 SF 40,126 SF 5,775 SF 6,825 SF 6,669 SF 5,765 SF 6,825 SF 7,166 SF 6,825 SF 7,875 SF 6,825 SF 7,953 SF 6,826 SF 6,616 SF 10,399 SF 11,023 SF 7,875 SF 10,799 SF 12,513 SF 9,278 SF 7,875 SF 20,475 SF 7,875 SF 6,825 SF 7,875 SF 7,875 SF 8,465 SF 7,875 SF 8,400 SF 7,623 SF 12,899 SF 9,152 SF 6,825 SF 6,825 SF 6,825 SF 6,825 SF 9,916 SF 11,250 SF 6,825 SF 6,825 SF 6,987 SF 14,053 SF 9,586 SF 5,189 SF 12,802 SF 10,938 SF 6,768 SF 10,490 SF 7,184 SF 7,951 SF 11,112 SF 10,425 SF 7,463 SF 7,986 SF 14,718 SF 6,672 SF 7,746 SF 10,684 SF 7,977 SF 8,326 SF 8,465 SF 8,141 SF 12,000 SF 8,369 SF 6,906 SF 7,931 SF 6,816 SF 7,875 SF 8,400 SF 6,825 SF 7,875 SF 7,875 SF 6,825 SF 7,875 SF 7,875 SF 6,825 SF 6,825 SF 6,825 SF 6,825 SF 7,875 SF 7,875 SF 7,875 SF 10,233 SF 130' 45 ' 108 ' 42' 543' 233' 145 ' 92' 92' 262' 1 1 6 ' 3 4 ' 196' 49' 78' 25' 67' 6 5' 10 4' 127' 55' 20 ' 3 0 ' 3 0 ' 6 7' 19 ' 4 9 ' 83 ' 62' 7 4 ' 46' 58 ' 93 ' 59' 43 ' 66 ' 75' 8,925 SF 9 1' 54 ' 90' 3 6 ' 5' 3 4 ' 4 3 ' 1 2 3 ' 5 0 ' 52' 65' 55' 65' 52' 65' 345' 52' 52' 52' 52' 52' 52' 65' 53' 65' 65' 55' 55' 77' 98 ' 8 7' 55' 55' 55' 65' 65' 65' 55' 55' 3 9 ' 101' 3 2 ' 65' 55' 65' 78' 29 ' 3 6' 78' 39' 20' 6 6' 56' 141' 50' 84' 65' 52' 52' 52' 52' 52' 52' 3 4 ' 1 5 3 ' 2 0 ' 52' 89' 79' 56' 55 ' 55' 55' 55' 55' 55' 55' 55' 65' 4 0 ' 55 ' 25' 25' 4 3' 77' 55 ' 55' 68' 55 ' 56 ' 66' 55 ' 71' 57' 74' 50 ' 65 ' 436' 44 ' 48 ' 602' 25 8,568 SF 8,568 SF 139' 65' 65' 10' 67' 110' 769' 5 13 6 14 7 15 8 1C 9 2 10 3 11 4 12 11 0' 11 11 11 11 11 1 11 1 139' 1062' 11 11 69' 110 11 110 11 41,994 SF 5,720 SF 5,720 SF 6,270 SF 6,270 SF 5,720 SF 7,166 SF 6,270 SF 9,393 SF 41,994 SF 5,720 SF 6,552 SF 6,270 SF 6,270 SF 5,720 SF 6,270 SF 6,270 SF 8,568 SF 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 11,250 SF 13,261 SF 11,250 SF 9,750 SF 9,750 SF 11,250 SF 9,750 SF 9,750 SF 11,250 SF 9,750 SF 9,750 SF 11,250 SF 9,750 SF 9,750 SF 11,250 SF 11,353 SF 13,521 SF 80' 65' 62' 64' 75' 75' 110' 65' 75' 75' 65' 65' 75' 75' 65' 75' 75' 65' 56' 65' 17 16 15 14 13 12 11 10 9 8 11,893 SF 9,750 SF 8,250 SF 8,250 SF 9,750 SF 8,250 SF 8,250 SF 8,250 SF 8,250 SF 8,250 SF 3 4 ' 51' 65' 55' 65' 55' 55' 55' 55' 53' 69' 108' 75' 65' 75' 75' 75' 75' 19' 53' 80' 17 16 15 14 13 12 11 10 12,483 SF 9,750 SF 9,750 SF 10,500 SF 9,750 SF 9,750 SF 9,770 SF 9,501 SF 65' 65' 65' 65' 65' 65' 65' 119' 65' 65' 65' 65' 70' 65' 65' 109' 1 1 2 2 3 3 4 4 4 5 5 5 5 6 6 6 7 7 8 12 132' 104' 55' 55' 55' 55' 55' 55' 55' 55' 55' 56' 75' 8 3' 8 1 ' 53' 59' 55' 65' 52' 55' 55' 55' N. WING ROAD W. KOSMA ROAD W. ROAD W. SKYLAR ROAD N. ELEANOR WAY N. NOLAN AVENUE N. NOLAN AVENUE W. TRIDENT DRIVE W. CATMINT DRIVE N. JAYDEN WAY W. FOXGLOVE DRIVE N. CONEFLOWER WAY N. ELEANOR WAY 60' 68 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' 50' EX IRRIGATION EASEMENT EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EX ACCESS ROAD ℄ FARMER'S UNION CANAL COMMON LINE BETWEEN ZONES R-1 AND R-3 51C 2,204,099 SF 100' 100' 100' 100' 50' 50' 218.65' R= 30 0' L= 15 8.0 1' 990.15' R = 7 5 ' L = 1 1 1 .3 6 ' 21.79' R =2 00 ' L =1 09 .59 ' 70.14' 70.14' 457.23' 590.21' R= 30 0' L= 158 .01 ' 214.03' 305.00' 615.14' 404.99' 221.51' 224.20' 188.48' 446.52' 465.03' R= 20 0 ' L= 21 0.7 2' 373.17' 130.48' R=50 0 ' L=113. 22 ' 41.81' R=800' L=5 26.49' 232.52' R= 300 ' L=15 8 .01 ' 122.30' 33.44' 120.84' R = 1 0 0 ' L = 5 3 .1 2 ' 154.02' R=4 00' L=7 3.1 3' 159.80' R =40 0 ' L=7 1.31 ' R = 10 0 ' L = 5 2 .6 7 ' 298.59' R= 620 ' L=326 .55 ' 68.74' 229.97' 129.00' R =30 0' L= 20 .13' R = 5 0 ' L = 5 2 .6 8 ' 115.26' 101.43' 141.47' R = 1 0 0 ' L = 2 5 .8 3' 72.25 169.01' 68' N. WING ROAD W. KOSMA ROAD W. SKYLAR ROAD N. ELEANOR WAY N. NOLAN AVENUE N. NOLAN AVENUE W. TRIDENT DRIVE W. CATMINT DRIVE N. JAYDEN WAY W. FOXGLOVE DRIVE N. CONEFLOWER WAY N. ELEANOR WAY 1322' 1331' 1244' LOT DIMENSIONS (WEST SIDE) 2 C 2017 T-O ENGINEERS. THIS INSTRUMENT IS THE PROPERTY OF T-O ENGINEERS. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF T-O ENGINEERS IS STR DESIGNED DRAWN CHECKED APPROVED E-FILE NAME DATE REVISIONS PROJECT: DATE: SHEET OF NO. L:\160245\3_ACADDWG\SHEETS\PRELIMINARY PLAT\02-03 DIMENSION.DWG, 11/1/2017 CONSULTING ENGINEERS, SURVEYORS & PLANNERS 2471 S. TITANIUM PLACE MERIDIAN, IDAHO 83642-6703 OFFICES ALSO IN: PHONE: (208) 323-2288 FAX: (208) 323-2399 COEUR d' ALENE, IDAHO NAMPA, IDAHO SPOKANE, WA BOISE, IDAHO 1 0 1/2 ATTENTION: IF THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or 1/2" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE NOVEMBER 1, 2017 160245-C-BM K. KEITH K. KEITH J. CARPENTER J. CARPENTER 160245 11 PRELIMINARY PLAT FOR: TRIDENT RIDGE SUBDIVISION L I G N E N O I A 6 5 8 H A D I D G T A T S R F O R P 8 E E R E T S I G E S S E A C N H . F O R O J O E P R E E N T N E R 0 50 100 200 300 PRELIMINARY PLAT FOR TRIDENT RIDGE SUBDIVISION SEE SHEET 3 PHASE 8 PHASE 7 PHASE 2 PHASE 1 SLOPE CONSERVATION AREA S L O P E E A S E M E N T S L O P E E A S E M E N T CL 5' WALK 33' BACK TO BACK PROPERTY LINE 50' ROW ASPHALT PAVEMENT 3.5' 3.5' BASE SUB-BASE 5' WALK PROPERTY LINE 3" ROLLED CURB SCALE: NTS 1 2 50' RIGHT-OF-WAY REDUCED WIDTH LOCAL ROAD CL 6' PLANTER 5' WALK 35' BACK TO BACK 60' ROW ASPHALT PAVEMENT 1.5' BASE SUB-BASE 6" ROLLED CURB R/W R/W SCALE: NTS 2 2 60' RIGHT-OF-WAY ROAD SECTION WING RD) 1.5' 6' PLANTER 5' WALK 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 2 FUTURE ROSELANDS SUBDIVISION 3 3 1 1 KEY NOTES TRAFFIC CALMING PER ACHD SECTION 7207.3. CONTRACTOR TO COORDINATE STAMPED CONCRETE COLOR AND STYLE WITH OWNER 1 COMMON AREA 24" IRRIGATION LATERAL IRRIGATION EASEMENT IRRIGATION EASEMENT PRIVATE IRRIGATION EASEMENT IRRIGATION EASEMENT ---PAGE BREAK--- R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W 9' 112' 65' 50' 25' 70' 45' 110' 20' 78' 130' 110' 65' 75' 114' 104' 75' 88' 107' 110' 65' 110' 110' 134' 110' 128' 48' 110' 44' 75' 65' 75' 65' 82' 110' 55' 82' 110' 74' 65' 65' 65' 65' 65' 283' 37' 65' 65' 65' 65' 112' 88' 31' 85' 100' 100' 100' 100' 100' 100' 62' 42' 57' 52' 52' 52' 52' 50' 52' 52' 52' 57' 62' 184' 123' 176' 113' 71' 66' 17' 112' 111' 111' 110' 59' 65' 110' 110' 113' 55' 113' 110' 110' 110' 110' 110' 110' 114' 110' 132' 110' 115' 109' 110' 110' 110' 115' 52' 65' 154' 13' 111' 110' 106' 57' 52' 57' 52' 57' 52' 57' 52' 57' 52' 57' 65' 113' 134' 36' 67' 65' 129' 59' 65' 110' 110' 92' 114' 110' 110' 110' 110' 110' 110' 112' 110' 110' 110' 110' 111' 110' 1062' 132' 137' 128' 65' 77' 110' 110' 111' 123' 138' 49' 12' 13' 66' 60' 87' 18' 83' 100' 33' 93' 110' 92' 97' 110' 46' 110' 46' 38' 99' 65' 49' 110' 51' 110' 65' 65' 55' 55' 55' 131' 112' 55' 113' 131' 127' 111' 110' 110' 80' 99' 40' R/W 55' 65' 1282' 143' 69' 65' 69' 128' 40' 65' 58' 94' 30' 40' 61' 70' 55' 65' 71' 52' R/W R/W R/W R/W R/W 110' 59' 57' 110' 110' 71' 66' 110' 110' 57' 114' 110' 115' 52' 53' 121' 26' 62' 1282' R/W 55' 55' 55' 183' 80' R/W 48 35' 80' R/W R/W 50C 49C 126' 150' 17' 80' 77' R/W R/W R/W R/W 3C R/W 6 4 5C 27 50' 83' 151' 35' 174' 105' 36' 25' 65' 71' 35' 554' R/W R/W 1 R/W 37C 36 35' 125' 125' 35' 80' 75' 105' 255' 11,023 SF 20,475 SF 8 400 SF 11 250 SF 9 586 SF 5,189 SF 12 000 SF 1 1 6 ' 3 4 ' 75' 8,925 SF 4 ' 4 3 ' 1 2 25 23 24 8,568 SF 6,687 SF 8,033 SF 8,568 SF 6,687 SF 8,033 SF 139' 10 11 4 13 3 6 5 2 12 1 8 9 7C 9,073 SF 7,179 SF 8,571 SF 8,250 SF 8,510 SF 7,150 SF 7,847 SF 7,150 SF 7,699 SF 7,150 SF 9,073 SF 7,071 SF 7,208 SF 8,302 SF 52' 28' 61' 65' 65' 75' 65' 65' 65' 110' 4 3 ' 48' 5 4 ' 124' 94' 65' 65' 24' 4 4 ' 115' 12 0 ' 2 0 ' 3 1 4C 9,498 SF 7,365 SF 56,979 SF 26' 2 122' 6,232 SF 6 1 32 23 44 20 16C 3 7 19 4 29 37 8 22 28 39 12 9 21 40 38 10 5 41 11 18 2 26 42 14 13 17 15 43 8,347 SF 5,720 SF 8,347 SF 8,143 SF 13,302 SF 6,630 SF 6,604 SF 117,741 SF 5,720 SF 5,714 SF 5,779 SF 5,720 SF 6,084 SF 5,947 SF 5,727 SF 13,243 SF 6,025 SF 6,517 SF 6,270 SF 5,720 SF 12,078 SF 6,504 SF 6,304 SF 5,720 SF 5,720 SF 6,500 SF 5,720 SF 5,701 SF 6,270 SF 6,064 SF 6,500 SF 6,664 SF 6,306 SF 5,691 SF 6,271 SF 6,500 SF 57' 52' 52' 52' 52' 52' 52' 57' 52' 52' 48' 41' 42' 52' 52' 51' 52' 23' 80' 7 9 ' 59' 65' 55' 55' 45' 65' 65' 65' 65' 51' R/W R/W R/W R/W R/W 5 4 3 2 1C 7 6 R/W R/W 11 12 8 9 10 65' 41' 79' 32' 20' 75' 75' 68' 110' 65' 88' 110' 110' 128' 104' 107' 65' 132' 137' 128' 8,702 SF 8,181 SF 8,250 SF 8,250 SF 8,702 SF 2,373 SF 6,831 SF 6,971 SF 8,700 SF 10,223 SF 8,321 SF 8,172 SF 8,444 SF 75' 75' 75' 3 6 ' 65' 95' 65' 65' 22' 4 5 ' 1 6 5 4 3 2 10,580 SF 10,580 SF 7,150 SF 6,870 SF 7,566 SF 9,769 SF 10,715 SF 1 1 1 ' 1 8 ' 80' 75' 75' 65' 65' 62' 174' 8 12 7 10 14 13 15 4 5 6 9 1C 2 3C 8,361 SF 11,385 SF 6,175 SF 8,817 SF 7,150 SF 8,643 SF 9,041 SF 7,815 SF 6,984 SF 6,839 SF 11,692 SF 8,944 SF 6,629 SF 76' 60' 76' 65' 67' 144' 145' 2 6' 3 0 ' 5 4 ' 115' 1 3 0 ' 3 5 ' 3 2 ' 4 7 ' 97' 130' 100' 43 ' 11 6,661 SF R/W R/W R/W R/W R/W R/W R/W R/W R/W 5 13 6 14 7 15 8 16 1C 9 17 2 10 18 3 11 4 12 57' 57' 52' 57' 52' 57' 52' 57' 52' 57' 52' 57' 46' 110' 0' 110' 110' 110' 110' 110' 112' 110' 154' 139' 1062' 65' 111' 110' 69' 111' 110' 110' 110' 110' 19 20 52' 75' 106' 65' 75' 99' 22C 21 41,994 SF 5,720 SF 5,720 SF 6,270 SF 6,270 SF 5,720 SF 7,166 SF 6,270 SF 9,393 SF 41,994 SF 5,720 SF 8,580 SF 6,552 SF 6,270 SF 7,173 SF 6,270 SF 5,720 SF 6,270 SF 6,270 SF 7,049 SF 7,681 SF 13,719 SF 8,566 SF 8,568 SF 6,687 SF 8,033 SF 4 0 ' 2 1' 65' 90' 90' 90' 3 2 ' 142' R/W R/W R/W R/W R/W 1 2 3 4 R/W R/W 5 6 7 8 9 114' 79' 50' 80' 72' 78' 110' 57' 110' 110' 110' 110' 80' 70' 65' 65' 60' 20' 49' 110' 110' 110' 8,880 SF 8,800 SF 7,950 SF 8,136 SF 8,071 SF 7,150 SF 7,150 SF 6,600 SF 8,544 SF 3 1 ' 70' 72' 65' 77' 65' 80' 60' 45' R/W R/W R/W 10 11 9 8 R/W 7 R/W R/W R/W 6 5 4 3 2 R/W 1 12 65' 75' 110' 70' 65' 65' 81' 43' 19' 75' 111' 110' 110' 110' 110' 110' 65' 60' 60' 60' 110' 110' 110' 110' 112' 110' 110' 70' 60' 60' 60' 65' 65' 65' 8,019 SF 8,446 SF 7,150 SF 7,150 SF 7,700 SF 7,150 SF 6,600 SF 6,600 SF 6,600 SF 7,814 SF 7,979 SF 8,250 SF 34 35 36 77' 67' 67' 50' 113' 112' 42' 62' 33' 65' 65' 79' 85' 33 7,316 SF 6,530 SF 8,550 SF 8,409 SF 30 126' 55' 55' 55' 55' 92' 110' 109' 65' 65' 125' 125' 31 24 25 27 7,633 SF 9,237 SF 8,269 SF 4 3 ' 17' 6,044 SF 11 250 SF 5,720 SF 8,347 SF 8,143 SF 13,302 SF 6,630 SF 6,604 SF 117,741 SF 5,720 SF 5,714 SF 5,779 SF 5,720 SF 6,084 SF 5,947 SF 5,727 SF 13,243 SF 6,025 SF 6,517 SF 6,270 SF 5,720 SF 12,078 SF 6,504 SF 6,304 SF 5,720 SF 5,720 SF 6,500 SF 5,720 SF 5,701 SF 6,270 SF 6,064 SF 6,500 SF 6,664 SF 6,306 SF 5,691 SF 6,271 SF 6,500 SF 7,316 SF 6,530 SF 8,550 SF 8,409 SF 9,237 SF 8,269 SF 7,633 SF 6,083 SF 6,044 SF 80' 5,720 SF 8,347 SF 8,143 SF 13,302 SF 6,630 SF 6,604 SF 117,741 SF 5,720 SF 5,714 SF 5,779 SF 5,720 SF 6,084 SF 5,947 SF 5,727 SF 13,243 SF 6,025 SF 6,517 SF 6,270 SF 5,720 SF 12,078 SF 6,504 SF 6,304 SF 5,720 SF 5,720 SF 6,500 SF 5,720 SF 5,701 SF 6,270 SF 6,064 SF 6,500 SF 6,664 SF 6,306 SF 5,691 SF 6,271 SF 6,500 SF 7,316 SF 6,530 SF 8,550 SF 8,409 SF 9,237 SF 8,269 SF 7,633 SF 6,083 SF 6,044 SF 80' 1 5 7 8 8 9 9 10 10 11 11 12 12 13 13 13 13 14 14 15 15 16 16 16 R/W R/W R/W 113' 62' 19' 3' 132' 104' 7 7 ' 60' 70' 55' 65' 114' 65' 65' 64' 66' 63' 18' 65' 104' 105' 66' 74' 105' 100' 50' 130' 20 19 18 17 16 7,490 SF 9,653 SF 8,996 SF 8,250 SF 8,850 SF 4 8 ' 2 6 ' 50' 75' 75' 85' 56' 50' 50' 60' 50' 50' 50' 50' 50' 50' 50' 68' 50' 50' 50' 50' EG 8.65' 214.03' 305.00' 615.14' 0' R= 15 5 ' L =4 1 .0 8 ' R = 1 0 0 ' L = 2 5 .8 3' 72.25' 319.38' 333.02' 311.95' 149.51' R = 1 0 0 ' L = 2 5 .9 1' 40.45' 238.78' R = 5 0 ' L = 7 2 . 6 0 ' R = 1 0 0 ' L = 2 0 . 9 1' 155.40' R = 1 0 0 ' L = 2 5 .9 1 ' 113.76' 217.51' 293.85' R= 2 00' L= 14 4. 0 5' 115.40' R = 1 0 0 ' L = 8 5 .7 4' 95.82' 199.84' R = 20 0' L= 4 7.6 2' R =1 0 0 ' L = 5 6 .3 7 ' 169.01' R = 10 0 ' L= 5 6. 9 4 ' 258.80' 270.00' 218.46' R = 5 0 ' L = 6 2 .1 4 ' 306.70' 304.41' R = 10 0 ' L = 3 2 .7 9 ' 74.39' 119.06' R = 1 0 0 ' L = 3 2 .7 9 ' 349.08' 60' 60' 10' 10' N. ANSELMO WAY W. SCENIC VIEW ROAD N. WING ROAD NT DRIVE W. TRIDENT DRIVE W. SKYLAR DRIVE W. DRIVE N. LAYLA AVENUE N. LAYLA AVENUE N. SILVERMOUND AVENUE W. DRIVE N. HOSTA AVENUE N. ANSELMO WAY W. AMALIA STREET W. TANSY COURT LOT DIMENSIONS (EAST SIDE) 3 C 2017 T-O ENGINEERS. THIS INSTRUMENT IS THE PROPERTY OF T-O ENGINEERS. ANY REPRODUCTION, REUSE OR MODIFICATION OF THIS INSTRUMENT OR ITS CONTENTS WITHOUT SPECIFIC WRITTEN PERMISSION OF T-O ENGINEERS IS STR DESIGNED DRAWN CHECKED APPROVED E-FILE NAME DATE REVISIONS PROJECT: DATE: SHEET OF NO. L:\160245\3_ACADDWG\SHEETS\PRELIMINARY PLAT\02-03 DIMENSION.DWG, 11/1/2017 CONSULTING ENGINEERS, SURVEYORS & PLANNERS 2471 S. TITANIUM PLACE MERIDIAN, IDAHO 83642-6703 OFFICES ALSO IN: PHONE: (208) 323-2288 FAX: (208) 323-2399 COEUR d' ALENE, IDAHO NAMPA, IDAHO SPOKANE, WA BOISE, IDAHO 1 0 1/2 ATTENTION: IF THIS BAR DOES NOT MEASURE 1" ON 22x34 SHEET or 1/2" ON 11x17 SHEET, THEN DRAWING IS NOT TO SCALE NOVEMBER 1, 2017 160245-C-BM K. KEITH K. KEITH J. CARPENTER J. CARPENTER 160245 11 PRELIMINARY PLAT FOR: TRIDENT RIDGE SUBDIVISION L I G N E N O I A 6 5 8 H A D I D G T A T S R F O R P 8 E E R E T S I G E S S E A C N H . F O R O J O E P R E E N T N E R 0 50 100 200 300 PRELIMINARY PLAT FOR TRIDENT RIDGE SUBDIVISION SEE SHEET 2 PHASE 3 PHASE 4 PHASE 5 PHASE 6 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 1 2 2 3 3 CL 20' 22' 54' 68' RIGHT-OF-WAY 68' RIGHT-OF-WAY ROAD SECTION TRIDENT DR ENTRY) 3 3 SCALE: NTS ⅊ 5' SIDEWALK 12' LANDSCAPE ISLAND 1' ⅊ 20' 22' 56' 5' SIDEWALK 1' ASPHALT PAVEMENT BASE SUB-BASE 3" ROLLED CURB AND GUTTER 6" VERTICAL CURB IRRIGATION EASEMENT 60' EXISTING INGRESS, EGRESS AND UTILITIES EASEMENT INST. NO112093600. PROPOSED TO BE RELOCATED TO W. TRIDENT DRIVE AND W. AMALIA STREET L I G N E N O I A 6 5 8 H A D I D G T A T S R F O R P 8 E E R E T S I G E S S E A C N H . F O R O J O E P R E E N T N E R ---PAGE BREAK--- 20 23 69 30 19 24 84 37 29 18 25 83 36 28 18 26 35 27 19 34 23 20 80 33 22 21 29 79 32 21 22 30 78 31 KARMA CREST ESTATES w thimbleberry drive n cotton brook way 26 24 KARMA CREST ESTATES TRIDENT RIDGE NO. 3 UNPLATTED POINT OF beginning N WING RD BASIS OF BEARING N SLENDERLEAF WY 44 45 46 47 48 TRIDENT RIDGE NO. 3 CP&F INST. NO. 109114202 32 1/4 COR. 5 W. BEACON LIGHT RD 31 32 5 6 CP&F INST. NO. 2017-051886 CENTER 1/4 CP&F INST. NO. 2019-113631 SHEET NO. 1 OF 5 WWW.TO-ENGINEERS.COM 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 PHONE: (208) 442-6300 1 LEGEND 0' 50' 200' 300' 100' NOTES SEE SHEET 2 SEE SHEET 3 TRIDENT RIDGE SUBDIVISION NO. 4 A RE-SUBDIVISION OF A PORTION OF LOT 6, BLOCK 1, KARMA CREST ESTATES SUBDIVISION LOCATED IN THE E1/2 OF THE SW1/4 OF SECTION 32, TOWNSHIP 5 NORTH,RANGE 1 WEST, BOISE MERIDIAN, CITY OF STAR, ADA COUNTY, IDAHO 2021 2/26/21 ---PAGE BREAK--- 20 30 19 37 29 18 36 28 18 35 27 19 34 23 20 33 22 21 32 21 22 31 KARMA CREST ESTATES w thimbleberry drive 26 24 TRIDENT RIDGE NO. 3 UNPLATTED N SLENDERLEAF WY 46 SHEET NO. 2 OF 5 WWW.TO-ENGINEERS.COM 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 PHONE: (208) 442-6300 TRIDENT RIDGE SUBDIVISION NO. 4 0' 25' 100' 150' 50' SEE SHEET 3 1 LEGEND 2/26/21 ---PAGE BREAK--- 23 69 24 84 37 25 83 36 26 35 34 20 80 21 29 79 22 30 78 w thimbleberry drive n cotton brook way KARMA CREST ESTATES POINT OF beginning N WING RD BASIS OF BEARING 44 45 47 48 TRIDENT RIDGE NO. 3 SHEET NO. 3 OF 5 WWW.TO-ENGINEERS.COM 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 PHONE: (208) 442-6300 TRIDENT RIDGE SUBDIVISION NO. 4 0' 25' 100' 150' 50' SEE SHEET 2 1 LEGEND 2/26/21 ---PAGE BREAK--- SHEET NO. 4 OF 5 WWW.TO-ENGINEERS.COM 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 PHONE: (208) 442-6300 CERTIFICATE OF OWNERS CERTIFICATE OF SURVEYOR ACKNOWLEDGMENT CERTIFICATE OF OWNERS (CONT') TRIDENT RIDGE SUBDIVISION NO. 4 2/26/21 ---PAGE BREAK--- ADA COUNTY HIGHWAY DISTRICT COMMISSIONERS ACCEPTANCE HEALTH CERTIFICATE CERTIFICATE OF THE COUNTY TREASURER CERTIFICATE OF COUNTY SURVEYOR APPROVAL OF THE CITY COUNCIL APPROVAL OF THE CITY ENGINEER TRIDENT RIDGE SUBDIVISION NO. 4 CERTIFICATE OF COUNTY RECORDER SHEET NO. 5 OF 5 WWW.TO-ENGINEERS.COM 332 N. BROADMORE WAY NAMPA, IDAHO 83687-5123 PHONE: (208) 442-6300 2/26/21 ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 203010-367 September 22, 2020 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: Trident Ridge Subdivision Phase 4 – Final Plat Application Dear Mayor: Keller Associates, Inc. has reviewed the Final Plat and Construction Drawings for the Trident Ridge Subdivision Phase 4 dated August 26, 2020. We reviewed this package to check conformance with the City Subdivision Ordinance and coordinated our review with Cathy Ward. There are a few outstanding items that need to be addressed prior to the City Engineer signing the final plat as indicated on the attached Final Plat and Construction Drawing Review Checklist. We recommend that the construction drawings be APPROVED. The City Engineer’s signature on the final plat will be withheld until the requirements identified on the attached checklist are satisfactorily addressed. The attached checklist was reviewed with the applicant’s engineer and it was agreed that the additional items needed for approval would be addressed. By stamping and signing the Final Plat and Construction Drawings, the Registered Professional Land Surveyor and Professional Engineer, respectively, are responsible to ensure that said plat and construction drawings conform to all City standards, ordinances, and policies (and State laws and statutes). Any variances or waivers to these standards, ordinances, or policies must be specifically and previously approved in writing by the City. Acceptance of the above referenced Final Plat and Construction Drawings does not relieve the Registered Professional Land Surveyor or the Registered Professional Engineer of those responsibilities. If you have any questions, please do not hesitate to call Keller Associates at (208) 288-1992. Sincerely, KELLER ASSOCIATES, INC. Ryan V. Morgan, P.E. City Engineer Enclosure(s) cc: File DocuSign Envelope ID: 2088A153-FEAE-4EF7-ACBC-FE05DAEA34B1 ---PAGE BREAK--- Revised 5/29/08 4/1/2021 Page 1 of 3 CITY OF STAR FINAL PLAT REVIEW CHECKLIST Subdivision: Trident Ridge No. 4 Phase: 4 Date: 04/01/2021 Developable Lots: 40 Review No: 1 Developer: Hayden Homes, Eric Scheck Tel: [PHONE REDACTED] Fax: Email: Engineer: T-O Engineers, John Carpenter Tel: [PHONE REDACTED] Fax: Email: Property Address: N Wing Rd and W Beacon Light Rd. Reviewed By: Kelsie E.I., Keller Associates Review Check By: Ryan Morgan, P.E., Keller Associates ITEM OK NEED N/A FINAL PLAT APPLICATION REQUIREMENTS 1 X Submit two copies of final engineering construction drawings showing streets, sidewalk, water, sewer, pressure irrigation, street lighting, landscaping, and other public improvements. 2 X Submit one 8½ x 11 map showing property in relation to floodplain and/or floodway. Provide Floodplain Development Permit Application as required. 3 X Provide copy of the “Preliminary Plat Findings of Fact and Conclusions of Law”. 4 X Landscape plan provided. 5 X Verified written legal description. Curve 6 and Line 1 are not constant with the Legal Description. 6 X Letter of credit for outstanding pressure irrigation and landscaping improvements only when weather conditions precludes construction of improvements prior to signature of mylar. Is landscaping complete? ITEM OK NEED N/A FINAL PLAT REVIEW 7 X Public and private easements are shown on plat for open spaces, access drives, drainage facilities, floodway maintenance boundaries, offsite storage areas and connecting piping for detached flood water storage impoundments, existing irrigation ditches, new irrigation ditches or pipelines, bicycle / pedestrian pathways (connectivity to adjacent developments), and irrigation piping. 8 X Right to Farm Act Note on face of plat. ---PAGE BREAK--- Revised 5/29/08 4/1/2021 Page 2 of 3 9 X Note on face of plat: “This subdivision is located within zone AE as shown on the firm panel 125 of 875, Ada County, Idaho and Incorporated Areas. A building permit shall not be issued for any lot that is located within the mapped floodplain until a Flood Plain Development Permit is obtained for the individual lot. Each lot within the mapped floodplain shall require an individual Flood Plain Development Permit.” 10 X 10-foot utility and irrigation easements are shown, or noted, along the front lot lines, rear lot lines, and side lot lines as required. 11 X Note is shown on the final plat: “Minimum building setbacks shall be in accordance with the City of Star applicable zoning and subdivision regulations at the time of issuance of individual building permits or as specifically approved and / or required, or as shown on the this plat.” 12 X Seal of Professional Land Surveyor is displayed, dated, and signed on face of plat. 13 X Water and sewer easements shown on face of plat. (Note to Plan Reviewer: Provide plat to Justin Walker for easement water and sewer easement verification.) Water and sewer shall be provided by the Star Sewer and Water District. The Certificate of owner references the City of Star for water and does note include sewer. 14 X On the signature page of the plat please include the following THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY, , HEREBY APPROVE THIS PLAT.” underneath the APPROVAL OF CITY ENGINEER line, and before the signature line. Please update to match 15 X “Change of Ownership” document filed with the IDWR to the City of Star for all conveyable water rights. ITEM OK NEED N/A RE-SUBMITTAL REQUIREMENTS* 16 X Return one revised plat with the redlined set for review and/or approval to Keller Associates. 17 X Provide a response letter, referencing the City of Star, with the revised plat, that highlights what actions were taken to correct any outstanding items. *All re-submittals should be returned to The City of Star for re-review. Notes: Additional Construction Drawing Comments: ---PAGE BREAK--- LORAN ESTATES ANNEXATION/ZONING, DEVELOPMENT AGREEMENT, SHORT PLAT, PRIVATE ROAD– FILE # AZ-21- 02/DA-21-03/SP-21-01/PR-21-03 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field, Assistant City Planner MEETING DATE: April 20, 2021 – PUBLIC HEARING – TABLED TO MAY 4, 2020 FILE(S) AZ-21-02 Annexation and Zoning DA-21-03 Development Agreement SP-21-01 Short Plat for Haven Ranch Subdivision PR-21-03 Private Street OWNER/APPLICANT/REPRESENTATIVE Property Owner: Gary Olson 23307 N. Can Ada Road Star, ID 83669 Applicant/ Representative: Nate Mitchell 1470 Rook Way Star, Idaho 83669 STATUS This application is being tabled to May 4, 2021 to allow the applicant time to properly post the public hearing sign on the property a minimum of 10 days prior to the Council Hearing. ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director & Zoning Administrator MEETING DATE: April 20, 2021 – PUBLIC HEARING FILE(S) AZ-21-01 Annexation and Zoning DA-21-02 Development Agreement PP-21-04 Preliminary Plat for River Park Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant Kerry Lawson Todd Tucker 21817 Blessinger Road HHS Construction, LLC Star, Idaho 83669 729 S. Bridgeway Place Eagle, ID 83616 Representative: Scott Wonders JUB Engineers, Inc. 2760 W. Excursion Lane, Suite 400 Meridian, ID 83642 REQUEST Request: The Applicant is seeking approval of an Annexation and Zoning a Development Agreement, and Preliminary Plat for a proposed residential subdivision consisting of 320 residential lots and 22 common lots. The property is located at the south end of Blessinger Road in Star, Idaho, Canyon County and consists of 150.47 acres with a proposed density of 2.1 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is generally located south of W. State Street (Hwy 44) in the Canyon County portion of Star, Idaho. Ada County Parcel No. R3404000000, R3404100000, R3404500000. ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 2 Existing Site Characteristics: The property is currently improved with an existing home and several stables, barns and outbuildings. The parcel is in pasture and agricultural production. Irrigation/Drainage District(s): - Canyon County Canal Flood Zone: This property is located in a Flood Zone Area that includes Flood Zone AE and Flood Zone X. An application for a Permit to Develop in an Area of Special Flood Hazard (FL-21- 03) has been submitted by the applicant and is under review by the City Engineer. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – Boise River.  Mature Trees – Yes, many.  Riparian Vegetation – Yes.  Steep Slopes – None.  Stream/Creek – Boise River along southern boundary.  Unique Animal Life – No unique animal life has been identified by the applicant or IDFG.  Unique Plant Life – No unique plant life has been identified by the applicant or IDFG.  Unstable Soils – No known issues.  Wildlife Habitat – No known wildlife habitat has been indicated by the applicant or IDFG.  Historical Assets – No historical assets have been observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held January 20, 2021 Neighborhood Meeting Held February 16, 2021 Application Submitted & Fees Paid February 25, 2021 Application Accepted March 4, 2021 Residents within 300’ Notified March 4, 2021 Agencies Notified March 4, 2021 Legal Notice Published March 11, 2021 Property Posted April 9, 2021 HISTORY There have been no previous requests through the City for development of this property. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing Canyon County Agricultural (AG) Neighborhood Residential Agricultural/Residential ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 3 Proposed Residential (R-3) Neighborhood Residential Single-Family Residential North of site Canyon County Agricultural (AG) Neighborhood Residential Agricultural/Residential South of site Canyon County Agricultural (AG) Floodway Boise River East of site Residential (R-2) Estate Residential Neighborhood Residential Residential - Star River Ranch Subdivision West of site Canyon County Agricultural (AG) Estate Residential Developing Subdivision - Leighton Estates/Gravel Extraction to create Pond CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 4 Failure to execute the development agreement within the required timeframe will result in the denial of all related applications. C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in a Residential district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. In zoning designations of R-1, R-2, R-3, R-4 and R-5, housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per acre. Wells and septic systems may be permitted for larger lots in this land use designation that are not adjacent to municipal services, as determined by the Sewer District, and if approved by the applicable Health Department. Private streets may be approved in this district for access to newly subdivided or split property. This district does allow for some non-residential uses as specified in 8-3A-3. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city C-2-DA), indicates that the zoning was approved by the city with a development agreement, with specific conditions of zoning. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 5 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 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--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 6 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 7 qualified site amenity as herein defined. 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. 8-1E-1: DEFINITIONS - TERMS DEFINED TRANSITIONAL LOT OR PROPERTY: The size of a new residential lot when being proposed ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 8 adjacent to an established residential use. The ratio for lots adjacent to properties shall be determined on a case by case basis, when considering the size of the development potential for the existing use. This shall not be required if separated by an existing roadway or large canal where the distance between new structures and existing structures equal or exceed 100 feet. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 9 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW ANNEXATION & REZONE: The annexation and rezone request from Canyon County Agricultural (AG) to Medium Density Residential (R-3) on the applicant’s property will allow for the subdivision of the property to develop with urban densities that will be consistent with the current Comprehensive Plan Map. The overall gross density of the proposed development is 2.1 dwelling units per acre. The current Comprehensive Plan Land Use Map designates this property as Neighborhood Residential, with an allowed density of 3 to 5 dwelling units per acre. While lower than the current land use designation range, the requested density better aligns with the surrounding residential land uses in the immediate area. The requested zoning designation and density, therefore, meets the intent of the Comprehensive Plan. PRELIMINARY PLAT: The Preliminary Plat submitted contains 320 single family residential lots, and 22 common area lots for a total of 342 total lots. The residential lots range in size from 7,885 square feet to 24,564 square feet with the average buildable lot area of 10,734 square feet. The applicant has provided three basic lot types with minimum widths of 55- feet (44 total), 65 feet (196 total) and 81 feet (79 total) for a variety of lot options. The existing home will be retained and included as ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 10 part of the subdivision within a 1.7-acre lot. Streets are proposed to be public throughout the development and will be under the jurisdiction of Canyon Highway District No. 4. Proposed local streets measure 36 ft from back of curb to back of curb on the submitted preliminary plat which meets the minimum City width requirement of the UDC. The applicant has indicated that the development will contain a total of 45.59 acres (30.3%) of open space with 44.18 acres (29.4%) of qualified open space. This exceeds the minimum requirements for total and usable open space in the current Unified Development Code, Section 8-4E-2. Amenities proposed include open space area along the entirety of the Boise River (12.5 acres) that will include two parks, a public greenbelt along the river and a swimming pool with bathrooms, changing rooms and covered patio area. Open play area that can be used for athletic ball fields will make up the remainder of the River open area. In addition, there are 5 ponds totaling approximately 20 acres that will be located throughout the development and will be stocked with fish and accessible to the residents of the subdivision. Beaches and paved pathways are also designed to provide additional access to the ponds. There will also be two smaller open space areas in the northern portion of the development to provide recreational opportunities. The development will be accessed on the north from Blessenger Road. The development will also have a direct connection to Star River Ranch Subdivision to the east and will provide a future stub street to the west. The applicant has provided a conceptual phasing plan showing 5 phases for the development. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Sidewalks are proposed at five-foot widths and will be detached throughout the subdivision with 8-foot landscape strips. • Streetlights A streetlight location plan and design sample has been submitted by the applicant. Streetlights shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire development. Staff would like to see an alternative design that matches the streetlight design that most subdivisions in the City of Star are installing. Staff recommends a condition requiring approval of streetlight design prior to final plat approval. • Pathways The development contains several internal pathways throughout the development linking open space and amenities to the residents. City policy requires all pathways to be improved with a concrete or asphalt surface. The City has also been working towards pathway connections along canals and other waterways with the individual irrigation districts. The applicant has indicated that a paved pathway along the ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 11 Canyon County Canal, located in the northern portion of the property, will be provided, if allowed by the Canal District. The City can help facilitate this pathway with the District. A condition of approval will be included to address this. The Greenbelt along the Boise River is proposed to be located along the southern boundary of the subdivision and ultimately stub to the east. The City would like the applicant to be flexible on the final stub location and will coordinate with the Star River Ranch Subdivision on the connection location. • Subdivision and Street Names Street names will be approved by Canyon County Development Services prior to signature of final plat. A partial, preliminary approval has been by the County. • Landscaping As required by the Unified Development Code, Chapter 8, Section 8-8C-2-M Street Trees; A minimum of one street tree shall be planted for every thirty-five (35) linear feet of street frontage. The applicant shall use “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code. The applicant shall submit a revised Landscape Plan showing street trees on all streets. A condition of approval has been included. • Floodplain The property is located within a Special Flood Hazard Area. The applicant has submitted an application Permit to Develop in an Area of Special Flood Hazard to the City Engineer for review and approval. • Block Length Waiver Many of the block in the proposed subdivision exceed the 750’ maximum block length requirement. Given the physical constraints of the property, including the Boise River to the south, Canyon County Canal, and the existing stub street from the east, along with the unique, circuitous layout of the street system, Staff is supportive of the waiver to the block in this development. The applicant should work with the Highway District with regards to traffic calming technics. • Setback Waiver The applicant has requested 5’ side yard setbacks for one and two-story homes. AGENCY RESPONSES Keller and Associates April 12, 2021 ITD April 2, 2021 & April 7, 2021 Canyon Hwy District No. 4 April 8, 2021 Star Fire District March 10, 2021 Idaho Dept of Water Resources March 31, 2021 ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 12 Postmaster February 18, 2021 Canyon County January 27, 2021 Canyon County Water LTD April 8, 2021 PUBLIC RESPONSES No public comments have been received. STAFF ANALYSIS & RECOMMENDATIONS Staff is supportive of the design, layout and density of the development application, with the proposed conditions of approval. Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed annexation and zoning, development agreement, and preliminary plat meets the requirements, standards and intent for development as they relate to the Unified Development Code and the Comprehensive Plan. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. Additional Items for the Council to consider include the following: • Council may want additional details on the mailbox cluster areas and street parking to accommodate these areas. • Setback reduction request from the applicant for 5’ side yard setbacks for one and two- story homes. 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. ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 13 ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the residential districts is to provide regulations and districts for various residential neighborhoods with gross densities in compliance with the intent of the Comprehensive Plan designation. Housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications in all districts exceeding one dwelling unit per acre. Private streets may be approved in this district for access to newly subdivided or split property. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and The City must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. 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. ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 14 The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for the River Park Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. All public streets shall have a minimum street width of 36’ and shall be constructed to CHD#4 standards. 3. Applicant shall meet all the setback requirements in the Unified Development Code Section 8-3A-4, unless a waiver is approved by Council. 4. The stub streets shall be built in accordance with CHD#4 and Star Fire District requirements. 5. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The ---PAGE BREAK--- RIVER PARK SUBDIVISION – FILE # AZ-21-01/DA-21-02/PP-21-04 15 development agreement shall be signed and recorded as part of the ordinance for annexation and zoning and shall contain the details of the fees to be collected. 6. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall work with Staff on an alternative streetlight design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 7. Street trees shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees including one tree per thirty-five (35) linear feet. A revised Landscape Plan shall be submitted prior to final plat that indicates street trees on all roadways. 8. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 9. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 10. Pressurized irrigation systems shall comply with the Irrigation District(s) and the City of Star Codes. Plans for pressurized irrigation systems shall be submitted to, and approved by the City of Star Engineer, prior to installation. 11. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 12. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 13. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 14. A plat note shall state that development standards for residential development shall comply with the effective building and zoning requirements at time of building permit issuance, unless amended in the Development Agreement or CUP conditions. 15. Development standards for single family residential units shall comply with effective building and zoning requirements at time of building permit issuance, or as approved through the Development Agreement or as stated herein. 16. All common areas shall be owned and maintained by the Homeowners Association. 17. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of any construction. 18. A sign application is required for any subdivision signs. 19. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #AZ-21-01/DA-21-01/PP-21-04 for River Park Subdivision on 2021. ---PAGE BREAK--- 43°40'49.91" N 116°30'48.96" W HWY - 44 (STATE STREET) BLESSINGER RD. BENT LN. BIG W OOD GOLDIE LN. SITE WAY VICINITY MAP ---PAGE BREAK--- River Park Estates Subdivision Narrative HHS Construction, LLC is pleased to submit the following applications for the River Park Estates Subdivision. We are requesting approval of an Annexation & Rezone, Preliminary Plat, and a Flood Hazard Development for this property. Table of Contents Vicinity Map 2 Site Location and Existing Uses 2 Annexation & Zoning Description 3 Subdivision Description 3 Development Statistics 3 Flood Hazard Description 4 Architecture 4 Development Agreement 4 Open Space & Amenities 5 Comprehensive Plan Compliance 6 Transportation 7 Conceptual Phasing 8 Conclusion 8 ---PAGE BREAK--- Vicinity Map Site Location and Existing Uses The subject property is comprised of three parcels (R3404000000, R3404100000, R3404500000) and is approximately 150.7 acres in size. The property is located on Blessinger Road south of Hwy-44 at the western terminus of Big Wood Way, in Canyon County. The property is currently being used as a horse boarding and riding facility, a wedding venue, and a single-family residence. ---PAGE BREAK--- Annexation and Zoning The property is located within the City of Star’s Area of Impact. The property abuts the city limits of Star along the eastern property line. Annexation of this property will fulfill the City of Star’s desire for orderly development. The property is identified as Neighborhood Residential on the Future Land Use Map. The Star Comprehensive Plan recognizes the Neighborhood Residential land use as suitable primarily for single-family residential uses. It anticipates developments that will provide densities between three and five units per acre. The Zoning Compatibility Matrix shows the residential zones R-1 through R-5 as appropriate for the Neighborhood Residential land use. We are requesting the property be zoned R-3 with a development agreement. The overall residential density of the subdivision is 2.12 dwelling units per acre. This is consistent with the Comprehensive Plan. Subdivision The preliminary plat for the River Park subdivision includes 320 single-family lots. Three different lot sizes are provided within the subdivision. The largest lots are 81 feet wide with an average lot size of 12,773 square feet, with the next largest lots being 65 feet wide with an average lot size of 10,086 square feet. The smallest lots are 55 feet wide with an average lot size of 7,963 square feet. This provides a mix of lots that can accommodate a variety of home sizes. The existing home will remain, and be located on an approximately 1.7 acre lot. All streets within the subdivision are 36 feet wide from back-of-curb to back-of-curb. The sidewalks will be five feet wide and detached from the curb with an eight-foot-wide landscape strip. There are several mature trees currently located on the property. Due to the amount of fill required to raise the property out of the floodplain, some of the trees may need to be removed. However, we will try and relocate as many trees as possible. The largest group of trees on the property are located along the river, and we are keeping those trees. We will be installing numerous trees as part of the landscaping plan for this subdivision. Development Statistics Total Acreage 150.47 Buildable Lots 320 Estate Lot 1 81’ Wide Lots 79 (25 65’ Wide Lots 196 (61 55’ Wide Lots 44 (14 Common Lots 22 Total Open Space (AC) 45.59 Total Open Space 30.3 Useable Open Space (AC) 44.18 Useable Open Space 29.4 ---PAGE BREAK--- Flood Hazard The majority of the property is located within the Floodplain – AE Zone. The southern portion of the property is located within the Floodway of the Boise River. No structures or grading are proposed within the Floodway. The property will be developed in a manner to raise the developed lots and street improvements above the base flood elevation. The material that will be used to raise the site is excavated from the subject property. The areas where the material is excavated from will result in several large ponds, which are incorporated into the design of the subdivision. These ponds provide a wonderful amenity for the residents to enjoy. The Canyon County Canal runs through the northern portion of the property and the Boise River forms the southern edge of the subdivision. We are not proposing any alterations to either one of these watercourses. There is some riparian vegetation that is located along the Boise River at the southern end of the development. Architecture One of the items that sets Boise Hunter Homes apart from the other home builders in the Treasure Valley is our world class architecture. The majority of our beautiful homes are designed by architect Michael Woodley, AIA, who is one of the most prolific architects in homebuilding, and he exclusively works with Boise Hunter Homes in Idaho. In 2015, Michael was inducted into the Homebuilding Hall of Fame. And in 2020 at the Gold Nugget Grand Awards, the top awards show in homebuilding, Michael and his firm were the recipients of the "Best Residential Detached Collection of the Year" and the "Best Interior of a Home Priced $500,000 to $800,000". In designing our homes, Michael leads us through an extensive process to design floorplans and finishes that exceed buyer expectations and meet the high standard of functionality and style that sets us apart from the rest. Development Agreement Section 8-3A-4: Zoning District Dimensional Standards notes that the minimum setback requirement per story is five feet. Two-story homes are a very important floorplan to our prospective buyers, who typically want a larger home, views, and bigger backyards. We accomplish each of these priorities through our award-winning architecture, which is modulated to avoid a box-like look, and instead is functional and aesthetically pleasing from every angle. The intent of the increased setbacks for multi-story homes within the R-3 Zone is multi-faceted. The additional 5-foot setback for the second story is one way to create modulation in the roofline of the home. This modulation produces a more visually appealing front façade. However, there are other ways to achieve the same outcome of quality architecture without building a “wedding cake” style house. ---PAGE BREAK--- Boise Hunter Homes produces gorgeous homes with stellar architecture designed by world class architect Mike Woodley who has won numerous Golden Nugget awards at the Pacific Coast Builders Conference and International Builders Conference. Our homes are designed with varying roof lines that provide visual interest on all four sides. This is achieved by modulating the façade, so the homes do not appear “boxy”. In addition, the sides of our homes are articulated so there is not a solid wall plane. This reduces the wall mass on the sides of the homes which reduces the amount of the second story that is near the adjacent homes. Finally, we provide an abundance of windows that create a welcoming feel to the home. Section 8-7-3.E of the Unified Development Code states “A development agreement, when associated with an annexation and/or rezone, may be used in lieu of a Planned Unit Development application for deviations to dimensional standards.” We have included a development agreement with our applications to allow for a five-foot wide side yard setback for 2-story homes within the subdivision. No other waivers or variances are associated with this subdivision. Approval of this development agreement will allow Boise Hunter Homes to bring our world class architecture to the City of Star within this wonderful subdivision. Open Space and Amenities The Star Unified Development Code requires residential subdivisions provide a total of 15% open space with a minimum usable open space requirement of 10%. The River Park Estates Subdivision is 150.47 acres requiring a total open space of 22.5 acres, and a usable open space requirement of 15 acres. We are providing approximately 46 acres of total open space and the vast majority of that is usable at 44.5 acres. Numerous amenities are provided throughout the subdivision for use by the residents. Most notable of these amenities are the two beautiful parks located along the Boise River at the southern end of the subdivision. These river parks will provide approximately 12.5 acres of open space for residents to recreate by the river. ---PAGE BREAK--- In addition to the open space, the western park also provides a swimming pool with bathrooms, changing areas, and a covered patio area for relaxing in the shade. The eastern river park provides a wide-open grassy area to be used as athletic ball fields. Both of the river parks have direct access to the public street network within the community and will be fenced with wrought iron with access provided to River Park Subdivision residents. Another amenity provided along the Boise River will be a greenbelt pathway. Approximately 2,100 feet of greenbelt will be constructed along the north side of the Boise River within the subdivision. This is consistent with the pathway shown on the City of Star Recreational & Alternate Transportation Plan. This greenbelt provides a wonderful recreational opportunity for subdivision residents as well as the general public. There are five large ponds located throughout the subdivision. These ponds total approximately 20 acres and will provide a plethora of recreational opportunities for the residents. All ponds have access provided in at least two locations to allow residents who don’t have lots abutting the ponds the ability to use them. It is anticipated that these ponds will be stocked with fish. Paved access will be extended to benches near the ponds in certain locations. This will provide an opportunity for residents to sit near the ponds or fish if they choose. Two open space lots are provided in the northeast portion of the subdivision. These lots total approximately 1 acre in size, and provide opportunities for outdoor recreation. Comprehensive Plan Compliance As previously noted, this property is identified as Neighborhood Residential on the Future Land Use Map for the City of Star. We feel that the proposed project aligns very well with the goals and objectives identified in the Neighborhood Residential section of the Comprehensive Plan. Below is a list of goals and objectives that apply to this project and an explanation of how the development is in compliance with those goals and objectives: 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. The proposed subdivision provides a variety of lot sizes to accommodate various housing sizes. The lots range from 7,865 square feet to 22,825 square feet in size. In addition, there is an approximate 2-acre estate lot within the subdivision. Numerous recreational opportunities are provided for the residents of the subdivision as well as a green belt along the Boise River for the greater community. 8.4 Objectives Preserve the family friendly feel of Star. This subdivision is comprised of single-family residential lots with home sizes to accommodate families of all sizes. With the community parks, pool, and overall community design we are excited for the future HOA to bring together residents through a variety of events and neighborhood gatherings. Implement the Land Use Map and associated policies as the official guide for development. As previously noted, this property is located within the Neighborhood Residential land use area. The proposed development was largely dictated by the uses and policies outlined by the Future Land Use map for this area. ---PAGE BREAK--- Manage Urban sprawl in order to minimize costs of urban services and to protect rural areas. The proposed subdivision is located adjacent to an existing platted subdivision with urban services stubbed to the subject property. Require the conservation and preservation of open spaces and public access to the Boise River and BLM lands and interconnected pathways to be open to the public in new developments. Public access will be provided to the Boise River via the green belt that will be installed as part of this subdivision. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas The estate and Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. The proposed subdivision is located within the Neighborhood Residential land use and is located adjacent to an existing platted subdivision. The density of the proposed subdivision is 2.12 dwelling units per acres which is far below the 3-5 dwelling units per acre anticipated with the Neighborhood Residential land use. Low densities within the Estate and 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 lot of one acre and larger where those existing larger lots are not likely to be subdivided in the future. The property is located within the Neighborhood Residential land use and the floodplain. The subdivision will be graded in a way to raise the buildable lots and street infrastructure out of the floodplain. The property is not located adjacent to any land that is not likely to be subdivided in the future. Transportation Because this development has over 100 dwelling units, we were required to complete a Transportation Impact Study (TIS). The TIS was completed by Kittelson and Associates and submitted to the Canyon Highway District (CHD#4) and the Idaho Transportation Department (ITD) for review. Both of those agencies are in the process of reviewing the submitted TIS. As previously noted, all streets within the subdivision are 36 feet wide from back-of-curb to back-of- curb. The sidewalks will be five feet wide and detached from the curb with an eight-foot-wide landscape strip. The proposed subdivision will be extending two streets that were previously stubbed to the property through the development. Blessinger Road will be extended from the north boundary of the property through the subdivision and Big Wood Way will be extended from the east through the subdivision. We are proposing the extension of two stub streets from this development. One street will be extended to the east in the northeast corner of the subdivision and the second street will be extended to the west near the middle of the subdivision. As such, when the development is completed there will be four access points either into or out of the subdivision. ---PAGE BREAK--- Conceptual Phasing Plan Due to the size of the subdivision, we anticipate final platting it in five phases. The phases have been thoughtfully designed to insure two points of access are provided for each phase. The grading operation will be completed for the entire site at once with infrastructure constructed with each phase. Conclusion The proposed Annexation & Zoning, and Preliminary Plat applications for the River Park Estates subdivision were created after carefully considering the Star Unified Development Code, Comprehensive Plan, site location, and surrounding neighborhoods. We look forward to discussing the applications with you in greater detail. If you have any questions regarding this submittal, please contact Todd Tucker at [PHONE REDACTED] or [EMAIL REDACTED]. Sincerely, Todd Tucker Planning and Entitlement Manager ---PAGE BREAK--- ---PAGE BREAK--- N 0 SCALE IN FEET 100 200 DESIGN BY: DRAWN BY: CHECKED BY: BY APR. DATE SHEET NUMBER: DESCRIPTION REUSE OF DRAWINGS J-U-B SHALL RETAIN ALL COMMON LAW, STATUTORY, COPYRIGHT AND OTHER RESERVED RIGHTS OF THESE DRAWINGS, AND THE SAME SHALL NOT BE REUSED WITHOUT J-U-B'S PRIOR WRITTEN CONSENT. ANY REUSE WITHOUT WRITTEN CONSENT BY J-U-B WILL BE AT CLIENT'S SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO J-U-B. NO. REVISION JUB PROJ. # : LAST UPDATED: 2/25/2021 10-20-132_PRE-PLAT INCH, SCALE ACCORDINGLY AT FULL SIZE, IF NOT ONE ONE INCH FILE : \\JUB.COM\CENTRAL\CLIENTS\ID\BOISEHUNTERHOMES\PROJECTS\10-20-132_BLESSINGERROADDEV\DESIGN\CAD\SHEET\10-20-132_PRE-PLAT.DWG Plot Date:2/25/2021 10:44 AM Plotted By: Everett Earnest Date Created:2/25/2021 J-U-B ENGINEERS, INC. Meridian, ID 83642 Suite 400 J-U-B ENGINEERS, INC. 2760 W. Excursion Lane www.jub.com Phone: [PHONE REDACTED] J-U-B ENGINEERS, INC. RIVER PARK ESTATES SUBDIVISION STAR, IDAHO EXISTING AND PROPOSED CONDITIONS 10-20-132 PP-02 ---PAGE BREAK--- N 0 SCALE IN FEET 100 200 DESIGN BY: DRAWN BY: CHECKED BY: BY APR. DATE SHEET NUMBER: DESCRIPTION REUSE OF DRAWINGS J-U-B SHALL RETAIN ALL COMMON LAW, STATUTORY, COPYRIGHT AND OTHER RESERVED RIGHTS OF THESE DRAWINGS, AND THE SAME SHALL NOT BE REUSED WITHOUT J-U-B'S PRIOR WRITTEN CONSENT. ANY REUSE WITHOUT WRITTEN CONSENT BY J-U-B WILL BE AT CLIENT'S SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO J-U-B. NO. REVISION JUB PROJ. # : LAST UPDATED: 2/25/2021 10-20-132_PRE-PLAT INCH, SCALE ACCORDINGLY AT FULL SIZE, IF NOT ONE ONE INCH FILE : \\JUB.COM\CENTRAL\CLIENTS\ID\BOISEHUNTERHOMES\PROJECTS\10-20-132_BLESSINGERROADDEV\DESIGN\CAD\SHEET\10-20-132_PRE-PLAT.DWG Plot Date:2/25/2021 10:44 AM Plotted By: Everett Earnest Date Created:2/25/2021 J-U-B ENGINEERS, INC. Meridian, ID 83642 Suite 400 J-U-B ENGINEERS, INC. 2760 W. Excursion Lane www.jub.com Phone: [PHONE REDACTED] J-U-B ENGINEERS, INC. RIVER PARK ESTATES SUBDIVISION STAR, IDAHO EXISTING AND PROPOSED CONDITIONS 10-20-132 PP-03 SCALE: RESIDENTIAL STREET SECTION N.T.S. ---PAGE BREAK--- N 0 SCALE IN FEET 100 200 DESIGN BY: DRAWN BY: CHECKED BY: BY APR. DATE SHEET NUMBER: DESCRIPTION REUSE OF DRAWINGS J-U-B SHALL RETAIN ALL COMMON LAW, STATUTORY, COPYRIGHT AND OTHER RESERVED RIGHTS OF THESE DRAWINGS, AND THE SAME SHALL NOT BE REUSED WITHOUT J-U-B'S PRIOR WRITTEN CONSENT. ANY REUSE WITHOUT WRITTEN CONSENT BY J-U-B WILL BE AT CLIENT'S SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO J-U-B. NO. REVISION JUB PROJ. # : LAST UPDATED: 2/25/2021 10-20-132_PRE-PLAT INCH, SCALE ACCORDINGLY AT FULL SIZE, IF NOT ONE ONE INCH FILE : \\JUB.COM\CENTRAL\CLIENTS\ID\BOISEHUNTERHOMES\PROJECTS\10-20-132_BLESSINGERROADDEV\DESIGN\CAD\SHEET\10-20-132_PRE-PLAT.DWG Plot Date:2/25/2021 10:44 AM Plotted By: Everett Earnest Date Created:2/25/2021 J-U-B ENGINEERS, INC. Meridian, ID 83642 Suite 400 J-U-B ENGINEERS, INC. 2760 W. Excursion Lane www.jub.com Phone: [PHONE REDACTED] J-U-B ENGINEERS, INC. RIVER PARK ESTATES SUBDIVISION STAR, IDAHO EXISTING AND PROPOSED CONDITIONS 10-20-132 PP-04 ---PAGE BREAK--- N 0 SCALE IN FEET 100 200 DESIGN BY: DRAWN BY: CHECKED BY: BY APR. DATE SHEET NUMBER: DESCRIPTION REUSE OF DRAWINGS J-U-B SHALL RETAIN ALL COMMON LAW, STATUTORY, COPYRIGHT AND OTHER RESERVED RIGHTS OF THESE DRAWINGS, AND THE SAME SHALL NOT BE REUSED WITHOUT J-U-B'S PRIOR WRITTEN CONSENT. ANY REUSE WITHOUT WRITTEN CONSENT BY J-U-B WILL BE AT CLIENT'S SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO J-U-B. NO. REVISION JUB PROJ. # : LAST UPDATED: 2/25/2021 10-20-132_PRE-PLAT INCH, SCALE ACCORDINGLY AT FULL SIZE, IF NOT ONE ONE INCH FILE : \\JUB.COM\CENTRAL\CLIENTS\ID\BOISEHUNTERHOMES\PROJECTS\10-20-132_BLESSINGERROADDEV\DESIGN\CAD\SHEET\10-20-132_PRE-PLAT.DWG Plot Date:2/25/2021 10:44 AM Plotted By: Everett Earnest Date Created:2/25/2021 J-U-B ENGINEERS, INC. Meridian, ID 83642 Suite 400 J-U-B ENGINEERS, INC. 2760 W. Excursion Lane www.jub.com Phone: [PHONE REDACTED] J-U-B ENGINEERS, INC. RIVER PARK ESTATES SUBDIVISION STAR, IDAHO EXISTING AND PROPOSED CONDITIONS 10-20-132 PP-05 ---PAGE BREAK--- N 0 SCALE IN FEET 100 200 DESIGN BY: DRAWN BY: CHECKED BY: BY APR. DATE SHEET NUMBER: DESCRIPTION REUSE OF DRAWINGS J-U-B SHALL RETAIN ALL COMMON LAW, STATUTORY, COPYRIGHT AND OTHER RESERVED RIGHTS OF THESE DRAWINGS, AND THE SAME SHALL NOT BE REUSED WITHOUT J-U-B'S PRIOR WRITTEN CONSENT. ANY REUSE WITHOUT WRITTEN CONSENT BY J-U-B WILL BE AT CLIENT'S SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO J-U-B. NO. REVISION JUB PROJ. # : LAST UPDATED: 2/25/2021 10-20-132_PRE-PLAT INCH, SCALE ACCORDINGLY AT FULL SIZE, IF NOT ONE ONE INCH FILE : \\JUB.COM\CENTRAL\CLIENTS\ID\BOISEHUNTERHOMES\PROJECTS\10-20-132_BLESSINGERROADDEV\DESIGN\CAD\SHEET\10-20-132_PRE-PLAT.DWG Plot Date:2/25/2021 10:45 AM Plotted By: Everett Earnest Date Created:2/25/2021 J-U-B ENGINEERS, INC. Meridian, ID 83642 Suite 400 J-U-B ENGINEERS, INC. 2760 W. Excursion Lane www.jub.com Phone: [PHONE REDACTED] J-U-B ENGINEERS, INC. RIVER PARK ESTATES SUBDIVISION STAR, IDAHO EXISTING AND PROPOSED CONDITIONS 10-20-132 PP-06 ---PAGE BREAK--- N 0 SCALE IN FEET 100 200 DESIGN BY: DRAWN BY: CHECKED BY: BY APR. DATE SHEET NUMBER: DESCRIPTION REUSE OF DRAWINGS J-U-B SHALL RETAIN ALL COMMON LAW, STATUTORY, COPYRIGHT AND OTHER RESERVED RIGHTS OF THESE DRAWINGS, AND THE SAME SHALL NOT BE REUSED WITHOUT J-U-B'S PRIOR WRITTEN CONSENT. ANY REUSE WITHOUT WRITTEN CONSENT BY J-U-B WILL BE AT CLIENT'S SOLE RISK AND WITHOUT LIABILITY OR LEGAL EXPOSURE TO J-U-B. NO. REVISION JUB PROJ. # : LAST UPDATED: 2/25/2021 10-20-132_PRE-PLAT INCH, SCALE ACCORDINGLY AT FULL SIZE, IF NOT ONE ONE INCH FILE : \\JUB.COM\CENTRAL\CLIENTS\ID\BOISEHUNTERHOMES\PROJECTS\10-20-132_BLESSINGERROADDEV\DESIGN\CAD\SHEET\10-20-132_PRE-PLAT.DWG Plot Date:2/25/2021 10:45 AM Plotted By: Everett Earnest Date Created:2/25/2021 J-U-B ENGINEERS, INC. Meridian, ID 83642 Suite 400 J-U-B ENGINEERS, INC. 2760 W. Excursion Lane www.jub.com Phone: [PHONE REDACTED] J-U-B ENGINEERS, INC. RIVER PARK ESTATES SUBDIVISION STAR, IDAHO EXISTING AND PROPOSED CONDITIONS 10-20-132 PP-07 ---PAGE BREAK--- 7865± Lot 4 Block 1 LANDSCAPE REQUIREMENTS: CODE REQUIREMENTS PER CITY OF STAR CODE STREET OR PERIMETER YARD: * 1 CLASS II TREE PER 35 LF ALONG STREET PARKWAY STRIPS · STREET LENGHT (LF)_ TREES REQUIRED TREES PROVIDED · · BLESSINGER WEST 1 510.00 15.00 15.00 EAST 1 94.00 3.00 3.00 EAST 2 352.00 10.00 10.00 WEST 2 1950.00 30.00 30.00 EAST 3 1004.00 29.00 29.00 WEST 3 562.00 16.00 16.00 EAST 4 596.00 17.00 17.00 WEST 4 276.00 8.00 8.00 EAST 5 278.00 8.00 8.00 · PASO FINO ST NORTH 145.00 4.00 4.00 SOUTH 170.00 5.00 5.00 · CAMPOLINA WAY NORTH 363.00 10.00 10.00 · HALFLINGER WAY NORTH 81.00 2.00 2.00 SOUTH 1 105.00 3.00 3.00 SOUTH 2 200.00 6.00 6.00 · BIG WOOD WAY SOUTH 1 104 3.00 3.00 SOUTH 2 200 6.00 6.00 NORTH 1 82 2 2 · APPALOOSA AVE WEST 1 123.00 4.00 4.00 WEST 2 182.00 5.00 5.00 WEST 3 141.00 4.00 4.00 WEST 4 117.00 3.00 3.00 WEST 5 221.00 6.00 6.00 · ANDALUSIAN WAY SOUTH 1 461.00 13.00 13.00 SOUTH 2 593.00 17.00 17.00 · PATHWAY · GREENBELT 2250.00 23.00 23.00 COMMON AREAS: *QUALIFIED OPEN SPACE -OPEN GRASSY AREA, 50'X100' (PROVIDED) -PONDS (PROVIDED -PATHWAY (GREENBELT PROVIDED) -CLUBHOUSE (PROVIDED) -POOL (PROVIDED) *1 TREE PER 4000 SF, 2:1 SUBSTITUTION OF CONIFERS TO REPLACE SHADE TREES **NOTE - POND AREAS & SLOPES NOT COUNTED TOWARD CALCULATED AREAS SHADE TREES REQUIRED CONIFERS PROVIDED L1 / B2 48982.54 12 24 L13 / B2 7709.63 2 4 L1 / B1 31896.14 8 16 L1 / B3 23846.86 6 12 L1 / B3 EAST 2872.00 1 2 L1 / B3 WEST 23846.86 6 12 L22 / B4 22676.07 6 12 L14 / B4 21146.75 5 10 L1 / B5 27283.75 7 14 L1 / B5 EAST 1 6380.58 2 4 L1 / B5 EAST 2 5847.94 1 2 L1 / B5 WEST 1 2216.71 1 2 L1 / B5 WEST 2 3062.75 1 2 L1 / B6 35015.15 9 18 L1 / B6 WEST 9505.55 2 4 L1 / B6 WEST 2 3788.18 1 2 L1 / B6 EAST 7654.82 2 4 L27 / B7 2400.39 1 2 L23 / B6 2199.68 1 2 L41 / B8 1537.00 1 2 L1 / B10 35015.15 9 18 L1 / B10 WEST 1 20239.21 5 10 L1 / B10 WEST 2 5106.00 1 2 L1 / B10 EAST 1 6457.10 2 4 L1 / B10 EAST 2 3757.73 1 2 L31 / B2 11308.36 3 6 L1 / B9 27749.11 7 14 L1 / B9 WEST 1 7858.62 2 4 L1 / B9 WEST 2 4388.37 1 2 L1 / B9 EAST 1 3824.24 1 2 L1 / B11 6621.19 2 4 L12 / B12 6057.50 2 4 L21 / B8 80759.89 20 40 L17 / B9 2831.22 1 2 L29 / B2 15023.12 4 8 L21 / B12 5475.42 1 2 L1 / B12 6057.50 2 4 L21 / B8 92454.00 23 46 · MINIMUM PLANT SIZES & ADDITIONAL REQUIREMENTS: PLANT TYPE: MINIMUM SIZE *EVERGREEN TREES: 6'-0" HT. MIN. *ORNAMENTAL TREES: 2" CALIPER MIN. *SHADE TREES: 2" CALIPER MIN. *WOODY SHRUBS: 2 GAL. MIN. * BIODIVERSITY * 41+ TREES 5 SPECIES REQUIRED * TREES SHALL BE SELECTED FROM TREASURE VALLE TREE GUIDE 21595± Lot 16 Block 2 12892± Lot 17 Block 2 13766± Lot 18 Block 2 10116± Lot 19 Block 2 12137± Lot 20 Block 2 12758± Lot 21 Block 2 11076± Lot 22 Block 2 12219± Lot 23 Block 2 17447± Lot 24 Block 2 9680± Lot 15 Block 5 12402± Lot 14 Block 5 9953± Lot 13 Block 5 9953± Lot 12 Block 5 12402± Lot 11 Block 5 10198± Lot 10 Block 5 10710± Lot 9 Block 5 14805± Lot 8 Block 5 9805± Lot 2 Block 5 10474± Lot 3 Block 5 9295± Lot 4 Block 5 9295± Lot 5 Block 5 9295± Lot 6 Block 5 10502± Lot 7 Block 5 16007± Lot 15 Block 2 13966± Lot 14 Block 2 17968± Lot 12 Block 2 17829± Lot 11 Block 2 10586± Lot 10 Block 2 9867± Lot 9 Block 2 12584± Lot 8 Block 2 10265± Lot 7 Block 2 10330± Lot 6 Block 2 12338± Lot 5 Block 2 9391± Lot 4 Block 2 11291± Lot 3 Block 2 9859± Lot 2 Block 2 8569± Lot 21 Block 4 9551± Lot 20 Block 4 11080± Lot 19 Block 4 9601± Lot 18 Block 4 9700± Lot 17 Block 4 11396± Lot 16 Block 4 12598± Lot 15 Block 4 10301± Lot 13 Block 4 8450± Lot 12 Block 4 8450± Lot 11 Block 4 8450± Lot 10 Block 4 8450± Lot 9 Block 4 8450± Lot 8 Block 4 8450± Lot 7 Block 4 8450± Lot 6 Block 4 8450± Lot 5 Block 4 8450± Lot 4 Block 4 8450± Lot 3 Block 4 8450± Lot 2 Block 4 13909± Lot 1 Block 4 16432± Lot 2 Block 3 13112± Lot 3 Block 3 12449± Lot 4 Block 3 8281± Lot 5 Block 3 8375± Lot 6 Block 3 9026± Lot 7 Block 3 9630± Lot 8 Block 3 9668± Lot 9 Block 3 11632± Lot 10 Block 3 9220± Lot 11 Block 3 9190± Lot 12 Block 3 9003± Lot 13 Block 3 9919± Lot 14 Block 3 9251± Lot 15 Block 3 11804± Lot 16 Block 3 12167± Lot 17 Block 3 15227± Lot 18 Block 3 9583± Lot 19 Block 3 10326± Lot 20 Block 3 12379± Lot 21 Block 3 11712± Lot 22 Block 3 9876± Lot 23 Block 3 11049± Lot 24 Block 3 10954± Lot 25 Block 3 9738± Lot 26 Block 3 11583± Lot 27 Block 3 10871± Lot 28 Block 3 9295± Lot 29 Block 3 9295± Lot 30 Block 3 9296± Lot 31 Block 3 9365± Lot 32 Block 3 9336± Lot 33 Block 3 10112± Lot 34 Block 3 9220± Lot 35 Block 3 9128± Lot 36 Block 3 9360± Lot 2 Block 6 10427± Lot 3 Block 6 10770± Lot 4 Block 6 12542± Lot 5 Block 6 9339± Lot 7 Block 6 9750± Lot 7 Block 7 12150± Lot 8 Block 7 10685± Lot 9 Block 6 10015± Lot 10 Block 6 11745± Lot 11 Block 7 11923± Lot 12 Block 6 10746± Lot 13 Block 6 10713± Lot 14 Block 6 10845± Lot 15 Block 6 11944± Lot 16 Block 6 10092± Lot 17 Block 6 9505± Lot 18 Block 6 9968± Lot 19 Block 6 7865± Lot 19 Block 7 7865± Lot 18 Block 7 7865± Lot 17 Block 7 7865± Lot 16 Block 7 7865± Lot 15 Block 7 7865± Lot 14 Block 7 8220± Lot 13 Block 7 8397± Lot 11 Block 7 8008± Lot 10 Block 7 8008± Lot 9 Block 7 8008± Lot 8 Block 7 8008± Lot 7 Block 7 8008± Lot 6 Block 7 8008± Lot 5 Block 7 8008± Lot 4 Block 7 8008± Lot 3 Block 7 8008± Lot 2 Block 7 9391± Lot 1 Block 7 8580± Lot 23 Block 1 7865± Lot 22 Block 1 7865± Lot 21 Block 1 7865± Lot 20 Block 1 7865± Lot 19 Block 1 7865± Lot 18 Block 1 7865± Lot 17 Block 1 7865± Lot 16 Block 1 7865± Lot 15 Block 1 7865± Lot 14 Block 1 7865± Lot 13 Block 1 7865± Lot 12 Block 1 7865± Lot 11 Block 1 7865± Lot 10 Block 1 7865± Lot 9 Block 1 7865± Lot 8 Block 1 7865± Lot 7 Block 1 7865± Lot 6 Block 1 7865± Lot 5 Block 1 7865± Lot 4 Block 1 7865± Lot 3 Block 1 7865± Lot 2 Block 1 11907± Lot 23 Block 8 9100± Lot 24 Block 8 9738± Lot 28 Block 8 9290± Lot 38 Block 8 11879± Lot 39 Block 8 13912± Lot 40 Block 8 21020± Lot 30 Block 2 14983± Lot 29 Block 2 15669± Lot 28 Block 2 24564± Lot 27 Block 2 17190± Lot 26 Block 2 16349± Lot 25 Block 2 10302± Lot 22 Block 8 7864± Lot 23 Block 7 7870± Lot 22 Block 7 7868± Lot 21 Block 7 7865± Lot 20 Block 7 11582± Lot 20 Block 6 11577± Lot 21 Block 6 9321± Lot 22 Block 6 10307± Lot 24 Block 6 11218± Lot 25 Block 6 9002± Lot 26 Block 6 9002± Lot 27 Block 6 11218± Lot 28 Block 6 9658± Lot 29 Block 6 9904± Lot 30 Block 6 9904± Lot 31 Block 6 9904± Lot 32 Block 6 9658± Lot 33 Block 6 9003± Lot 34 Block 6 13105± Lot 26 Block 5 10569± Lot 25 Block 5 9533± Lot 24 Block 5 13346± Lot 23 Block 5 10710± Lot 22 Block 5 10710± Lot 21 Block 5 10710± Lot 20 Block 5 10710± Lot 19 Block 5 13203± Lot 18 Block 5 9425± Lot 17 Block 5 11745± Lot 16 Block 5 9179± Lot 17 Block 10 9665± Lot 18 Block 10 11178± Lot 23 Block 10 11267± Lot 24 Block 10 13054± Lot 10 Block 10 12121± Lot 9 Block 10 11326± Lot 8 Block 10 12102± Lot 7 Block 10 9745± Lot 6 Block 10 12102± Lot 5 Block 10 12102± Lot 4 Block 10 9745± Lot 3 Block 10 12980± Lot 2 Block 10 10767± Lot 12 Block 10 8964± Lot 13 Block 10 8968± Lot 14 Block 10 10832± Lot 15 Block 10 11423± Lot 16 Block 10 10843± Lot 11 Block 10 11893± Lot 14 Block 8 9357± Lot 13 Block 8 11655± Lot 12 Block 8 9348± Lot 11 Block 8 9345± Lot 10 Block 8 11640± Lot 9 Block 8 11635± Lot 8 Block 8 9332± Lot 7 Block 8 9706± Lot 6 Block 8 11620± Lot 5 Block 8 11614± Lot 4 Block 8 9316± Lot 3 Block 8 9258± Lot 2 Block 8 11828± Lot 31 Block 9 11574± Lot 30 Block 9 9097± Lot 29 Block 9 9097± Lot 28 Block 9 9097± Lot 27 Block 9 9097± Lot 26 Block 9 11337± Lot 25 Block 9 9097± Lot 24 Block 9 9097± Lot 23 Block 9 11337± Lot 22 Block 9 9097± Lot 21 Block 9 9098± Lot 20 Block 9 12037± Lot 19 Block 9 9100± Lot 18 Block 9 11329± Lot 16 Block 9 9092± Lot 15 Block 9 9092± Lot 14 Block 9 11316± Lot 13 Block 9 11410± Lot 12 Block 9 9470± Lot 11 Block 9 11218± Lot 10 Block 9 11218± Lot 9 Block 9 9002± Lot 8 Block 9 9002± Lot 7 Block 9 11218± Lot 6 Block 9 10695± Lot 5 Block 9 11876± Lot 4 Block 9 12841± Lot 3 Block 9 11218± Lot 2 Block 9 9436± Lot 36 Block 12 9100± Lot 35 Block 12 11340± Lot 34 Block 12 9100± Lot 33 Block 12 9100± Lot 32 Block 12 9244± Lot 31 Block 12 11922± Lot 30 Block 12 9890± Lot 29 Block 12 12727± Lot 28 Block 12 12478± Lot 27 Block 12 10429± Lot 26 Block 12 12515± Lot 25 Block 12 9657± Lot 24 Block 12 9313± Lot 23 Block 12 10314± Lot 22 Block 12 11534± Lot 20 Block 12 11256± Lot 19 Block 12 12663± Lot 18 Block 12 10350± Lot 17 Block 12 13132± Lot 16 Block 12 13362± Lot 15 Block 12 10662± Lot 14 Block 12 13122± Lot 13 Block 12 12941± Lot 7 Block 12 10224± Lot 6 Block 12 9861± Lot 5 Block 12 12184± Lot 4 Block 12 11038± Lot 3 Block 12 10078± Lot 2 Block 12 8970± Lot 18 Block 11 11178± Lot 17 Block 11 8976± Lot 16 Block 11 11569± Lot 15 Block 11 10198± Lot 14 Block 11 11274± Lot 13 Block 11 12199± Lot 12 Block 11 12966± Lot 11 Block 11 10661± Lot 9 Block 11 10396± Lot 8 Block 11 11580± Lot 7 Block 11 9578± Lot 6 Block 11 9104± Lot 5 Block 11 8970± Lot 4 Block 11 11178± Lot 3 Block 11 8970± Lot 2 Block 11 12131± Lot 17 Block 8 14889± Lot 18 Block 8 17435± Lot 19 Block 8 73947± Lot 20 Block 8 11588± Lot 37 Block 8 9012± Lot 36 Block 8 8970± Lot 35 Block 8 11178± Lot 34 Block 8 11178± Lot 32 Block 8 11178± Lot 33 Block 8 8970± Lot 31 Block 8 8970± Lot 30 Block 8 11953± Lot 29 Block 8 11323± Lot 25 Block 8 11339± Lot 19 Block 11 11191± Lot 1 Block 11 10367± Lot 19 Block 10 9034± Lot 20 Block 10 9344± Lot 21 Block 10 11182± Lot 22 Block 10 13012± Lot 27 Block 8 SWIMMING POOL PASO FINO STREET PASO FINO STREET CANAL TO REMAIN CANAL TO REMAIN CANAL TO REMAIN CANAL TO REMAIN CANAL TO REMAIN CANAL TO REMAIN OPEN PARK OPEN PARK OPEN PARK GREENBELT GREENBELT GREENBELT GREENBELT 1. REGULATIONS & STANDARDS 1.1. All contractor work shall be conducted in accordance with ISPWC (Idaho Standard Public Works Construction), 2020 (or most recent published); and City of Star, ID codes, standards and state and local regulations. 2. EXISTING CONDITIONS 2.1. All utilities shall be located prior to construction and protected. Any damage to structures, utilities or concrete will be replaced at contractor's expense. 2.2. The site has many existing improvements such as underground utilities, curb and gutter, light poles and sidewalks. 2.3. See Engineer's plans for information about existing features. 2.3.1. Refer to civil plans for all existing and/or proposed drainage pipes & locations, utilities. Protect all drainage at all times, protect all utilities at all times. 3. GRADING & SITE PREPARATION 3.1. Prepare finish grades for planting by grubbing and removing weeds. If necessary apply Round-Up (or equivalent herbicide), using a certified applicator. Remove rocks and other materials over 3.2. All gravel overprep to be removed and disposed of off site. 3.3. Finish grade to be smooth transition to allow for entire site to be a natural flowing space. 3.4. Fine grade lawn areas to elevations set by Engineer's plans with positive drainage away from structures. 3.5. Refer to Engineer's plans for grading information & for all drainage pipes and locations. Protect and retain drainage at all times. 3.6. No pooling or standing water will be accepted per industry standards. 4. SOILS 4.1. Lawn areas shall receive 12" min depth of screened topsoil. 4.2. All planter beds shall receive 18" min depth of screened topsoil. 4.3. Reuse of existing topsoil that has been stockpiled on site is permitted if: 4.3.1. Topsoil is tested and analyzed to ensure a proper growing medium. Provide additional amendments as determined by soil tests. 4.3.2. Topsoil is to be loose, friable sandy loam that is clean and free of toxic materials, noxious weeds, weed seeds, rocks, grass or other foreign materials. 4.3.3. Topsoil shall have a ph of 6.5 to 8.0. 4.3.4. If on site topsoil does not meet these minimum standards contractor is responsible for providing approved imported topsoil or improving onsite topsoil per the approval of the project manager. 4.4. If imported topsoil is used it must be from a local source and be screened free of any debris or foreign matter. Topsoil must not contain rocks, sticks, lumps, or toxic matter and has a pH of 6.5-8.0. 4.5. Smooth, compact, and fine grade topsoil in lawn areas to smooth and uniform grade below adjacent surfaces. 4.6. Amend all new plantings with 2 parts topsoil, 1 part compost. 5. LAWN AREAS 5.1. Sodded lawn to be tall turf-type fescue, or approved other. 5.2. Sodded lawn to be regionally/locally harvested, lay sod within 24 hours of harvesting. 5.3. Lay sod to form a solid mass with offset, fitted joints on even grades. 5.4. Any existing lawn that is damaged shall be replaced with sodded lawn of the same type of existing lawn. 5.5. All lawn areas adjacent to planter beds, gravel areas, or aggregate pathways shall have 4" black steel edging installed per manufacturer recommendations. Other applications to be approved by owner and landscape architect. 5.6. Lawn adjacent to buildings, structures shall be a minimum of 18" away from foundations. Lawn adjacent to fences or other screening elements shall be a minimum of 9" away. 5.6.1. Install 3 8" chips or other approved gravel mulch type in mow strip at a depth of 3" over commercial grade weed barrier fabric installed per manufacturer recommendations. 5.7. Provide tree rings with a minimum 3' diameter around all trees located in lawn, mulch type & installation/application to match all other planter beds. 6. PLANTER BED MULCH 6.1. All planter beds to receive 3" depth of black & tan mini rock mulch or approved equal, submit for approval prior to placement. Install over commercial grade weed barrier fabric per manufacturer recommendations. 7. PLANTS 7.1. All plant material shall be installed per industry standards. 7.2. All plant material shall meet or exceed the minimum federal standards as regulated by ANSI z60.1, American Standard for Nursery Stock. Plants not meeting these standards for quality, or plants determined to be unhealthy by Owner's representative, will be rejected. 7.3. All Ball and Burlap trees to be installed per Balled and Burlapped planting detail. All shrubs to be installed per detail. 7.4. Trees and shrubs over 30" shall not be planted within clear vision triangles. 7.5. Fertilize all trees and shrubs with 'Agriform' planting tablets or approved equal. Apply per manufacturers recommendations. 8. IRRIGATION 8.1. Irrigation system shall be built to the following specifications: 8.2. Adhere to city codes when connecting to city water. 8.3. All irrigation material to be new with manufacturers' warranty fully intact. 8.4. Install outdoor rated controller in specified location on plan, in a lock box with 2 keys. Coordinate with project manager and general contractor on exact location. 8.4.1. Controller to have On/Off rain switch or rain shut off device that does not alter program. 8.5. All remote control valves (including master control valve) to have flow control device. 8.6. Irrigation system piping to be minimum class 200 PVC or approved equal, sleeves to be double the size of pipes located within, all wires to be contained in separate sleeves 1-1/2" dia min. 8.7. All pipe above 3" caliper to be gasketed, with approved joint restraints at all 45, TEE, ELL, 22, 11. 8.8. Use common trenching where possible.. 8.9. All PVC located under hardscapes to be schedule 40 PVC with same req's as above. 8.10. All wires to be Paige wire 7350 or 7351 direct bury wire at a minimum of 12" below finished grade. 8.11. Connect mainline to point of connection in approximate location shown on plan. 8.12. Contractor is responsible complying with all codes and paying all permits necessary. 8.13. Sprinkler heads shall have matched precipitation within each control circuit. Velocities shall not exceed 5 feet per second. 8.14. All drip irrigation to be buried 2" below finished grade. 8.15. Water schedule to be provided at a min of 80% evapotranspiration as determined by the local ET. 8.16. Install all irrigation per irrigation drawings. utilize material specified or approved equal. 8.17. Contractor shall confirm the static water pressure at least five days before construction begins and to contact the landscape architect in writing if the pressure is below 80 psi. 8.18. If any discrepancies are found, then local codes shall prevail. 9. CONTRACTOR RESPONSIBILITIES 9.1. Estimated quantities are shown for general reference only. Contractor shall be responsible for all quantity estimates. 9.2. All plant material and workmanship shall be guaranteed for a period of one year beginning at the date of Acceptance by Owner. Replace all dead or unhealthy plant material immediately with same type and size at no cost to Owner. 9.3. Landscape contractor to turn in as built drawings at the end of project. Substantial completion will not be granted until 2 copies @ 1"=20' scale are turned in and approved by owner's representative. 10. In the event of a discrepancy, notify the Landscape Architect immediately. LANDSCAPE NOTES: 212" TOP TWO STRUCTURAL ROOTS: BELOW TOP OF ROOTBALL. LOWEST STRUCTURAL ROOT BELOW TOP OF ROOT BALL 612" NOTES: 1. DO NOT DAMAGE OR CUT LEADER 2. DO NOT DISTURB ROOT OR DAMAGE ROOT BALL WHEN INSTALLING TREE OR TREE STAKES. 3. TREE STAKING SHALL BE AT THE DISCRETION OF CONTRACTOR. HOWEVER ANY TREES DISTURBED FROM PLUMB DURING THE PLANT WARRANTEE PERIOD WILL BE REPAIRED OR REPLACED AT CONTRACTOR'S EXPENSE. 4. WATER PLANTS THOROUGHLY IMMEDIATELY AFTER INSTILLATION. 5. REMOVE ALL BURLAP, TWINE, ROPE, OR MATERIAL FROM THE TOP 1 3 OF THE ROOTBALL. 6. 5' DIAMETER PLANTER BED/MULCH RING AROUND THE TRUNK OF THE TREE. 3" OF MULCH MIN. DO NOT PLACE MULCH WITHIN 2" OF TRUNK OF TREE. GRAFT VISIBLE ABOVE SOIL LINE SOIL LINE OF THE TOP OF THE ROOT BALL AFTER REMOVING EXCESS SOIL. 2-3" OF MULCH BACKFILL MIX SEE NOTES AND SPECIFICATIONS. COMPACT SOIL UNDER ROOTBALL TO 90% PROCTOR. CUT AND FOLD WIRE BASKET FROM TOP OF ROOTBALL SOIL SAUCER HIGH REMOVE AT END OF PROJECT BALL & BURLAP TREE PLANTING 3/4" = 1'-0" 1 3293-01 MULCH 2" MIN. AWAY FROM TRUNK OF PLANT. LAWN OR PAVING BALL AND BURLAP PLANT (IF CONTAINER - GROWN PLANT WITH ROOTS LOOSENED AND PULLED OUT TO PREVENT PLANT FROM BECOMING ROOT BOUND) SOIL SURFACE ROUGHENED TO BIND WITH NEW SOIL FOLD BURLAP FROM TOP OF ROOT BALL DOWN INTO GROUND; SET TOP OF BALL FLUSH WITH FINISH GRADE 12" TO 18" FOR LARGER SHRUB ROOT BALLS, MAKE DEPTH MIN. 4" DEEPER THAN BALL) 3" DEEP MULCH MIN. NOTE: REMOVE ALL TAGS, TWINE OR OTHER NON BIODEGRADABLE MATERIALS ATTACHED TO PLANT OR ROOT MASS. BACKFILL SHALL BE 100% TOPSOIL. WATER SETTLE ALL PLANTINGS TO ENSURE PLANT ROOTBALL MAINTAINS 1 2" HEIGHT ABOVE EXISTING SOILS WHEN COMPLETE. SHRUB PLANTING 1" = 1'-0" 2 329333-03 These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L100 LANDSCAPE PLAN - OVERVIEW 1. CONTRACTOR SHALL CONTACT/COORDINATE WITH DIGLINE & ACHD PRIOR TO INSTALLING TREES TO ENSURE THERE ARE NO CONFLICTS WITH FIBER OPTIC CABLES, OR OTHER UTILITIES. 2. IN FIBER OPTIC CABLES MUST BE RELOCATED, THIS WILL BE AT THE OWNER'S EXPENSE PER ACHD. 3. "TREES SHALL NOT BE PLANTED WITHIN 10' OF ACHD STORM DRAIN PIPE, STRUCTURES OR FACILITIES", or 10' WITHIN A FIRE HYDRANT 4. "SEEPAGE BEDS MUST BE PROTECTED FROM ANY AND ALL CONTAMINATION DURING THE CONSTRUCTION AND INSTALLATION OF THE LANDSCAPE IRRIGATION SYSTEM 5. NO TREES OR SHRUBS OVER 36" HIGH SHALL BE PLANTED WITHIN THE 40'X40' CLEAR VISION TRIANGLES AT INTERSECTIONS 6. SOD SHALL BE WASHED SOD, PER DETAIL ACHD NOTES: 3:1 MAX IN FILL AREA 3:1 MAX IN CUT AREA CONCRETE SIDEWALKS ADJ LANDING-12" 3/8" = 1'-0" CONCRETE SIDEWALK PER ACHD SUPPLEMENTAL DRAWING SD-709 1.75% 0.25% 12" FLAT LANDING, 2% MAX SLOPE 12" FLAT LANDING, 2% MAX SLOPE NOTE: REFERENCE ACHD SUPPLEMENTAL DRAWING SD-709 & CIVIL DRAWINGS 329320-05 3 1 TREE PER LOT PLUS SOD BY LOT OWNER / BUILDER PLAN OVERVIEW ---PAGE BREAK--- 21595± Lot 16 Block 2 12892± Lot 17 Block 2 13766± Lot 18 Block 2 10116± Lot 19 Block 2 12137± Lot 20 Block 2 12758± Lot 21 Block 2 11076± Lot 22 Block 2 12219± Lot 23 Block 2 17447± Lot 24 Block 2 9680± Lot 15 Block 5 12402± Lot 14 Block 5 9953± Lot 13 Block 5 9953± Lot 12 Block 5 12402± Lot 11 Block 5 10198± Lot 10 Block 5 10710± Lot 9 Block 5 14805± Lot 8 Block 5 9805± Lot 2 Block 5 10474± Lot 3 Block 5 9295± Lot 4 Block 5 9295± Lot 5 Block 5 9295± Lot 6 Block 5 10502± Lot 7 Block 5 16007± Lot 15 Block 2 13966± Lot 14 Block 2 17968± Lot 12 Block 2 17829± Lot 11 Block 2 10586± Lot 10 Block 2 9867± Lot 9 Block 2 12584± Lot 8 Block 2 10265± Lot 7 Block 2 10330± Lot 6 Block 2 12338± Lot 5 Block 2 9391± Lot 4 Block 2 11291± Lot 3 Block 2 9859± Lot 2 Block 2 8569± Lot 21 Block 4 9551± Lot 20 Block 4 11080± Lot 19 Block 4 9601± Lot 18 Block 4 9700± Lot 17 Block 4 11396± Lot 16 Block 4 12598± Lot 15 Block 4 10301± Lot 13 Block 4 8450± Lot 12 Block 4 8450± Lot 11 Block 4 8450± Lot 10 Block 4 8450± Lot 9 Block 4 8450± Lot 8 Block 4 8450± Lot 7 Block 4 8450± Lot 6 Block 4 8450± Lot 5 Block 4 8450± Lot 4 Block 4 8450± Lot 3 Block 4 8450± Lot 2 Block 4 13909± Lot 1 Block 4 16432± Lot 2 Block 3 13112± Lot 3 Block 3 12449± Lot 4 Block 3 8281± Lot 5 Block 3 8375± Lot 6 Block 3 9026± Lot 7 Block 3 9630± Lot 8 Block 3 9668± Lot 9 Block 3 11632± Lot 10 Block 3 9220± Lot 11 Block 3 9190± Lot 12 Block 3 9003± Lot 13 Block 3 9919± Lot 14 Block 3 9251± Lot 15 Block 3 11804± Lot 16 Block 3 12167± Lot 17 Block 3 15227± Lot 18 Block 3 9583± Lot 19 Block 3 10326± Lot 20 Block 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8008± Lot 5 Block 7 8008± Lot 4 Block 7 8008± Lot 3 Block 7 8008± Lot 2 Block 7 9391± Lot 1 Block 7 8580± Lot 23 Block 1 7865± Lot 22 Block 1 7865± Lot 21 Block 1 7865± Lot 20 Block 1 7865± Lot 19 Block 1 7865± Lot 18 Block 1 7865± Lot 17 Block 1 7865± Lot 16 Block 1 7865± Lot 15 Block 1 7865± Lot 14 Block 1 7865± Lot 13 Block 1 7865± Lot 12 Block 1 7865± Lot 11 Block 1 7865± Lot 10 Block 1 7865± Lot 9 Block 1 7865± Lot 8 Block 1 7865± Lot 7 Block 1 7865± Lot 6 Block 1 7865± Lot 5 Block 1 7865± Lot 4 Block 1 7865± Lot 3 Block 1 7865± Lot 2 Block 1 11907± Lot 23 Block 8 9100± Lot 24 Block 8 9738± Lot 28 Block 8 9290± Lot 38 Block 8 11879± Lot 39 Block 8 13912± Lot 40 Block 8 21020± Lot 30 Block 2 14983± Lot 29 Block 2 15669± Lot 28 Block 2 24564± Lot 27 Block 2 17190± Lot 26 Block 2 16349± Lot 25 Block 2 10302± Lot 22 Block 8 7864± Lot 23 Block 7 7870± Lot 22 Block 7 7868± Lot 21 Block 7 7865± Lot 20 Block 7 11582± Lot 20 Block 6 11577± Lot 21 Block 6 9321± Lot 22 Block 6 10307± Lot 24 Block 6 11218± Lot 25 Block 6 9002± Lot 26 Block 6 9002± Lot 27 Block 6 11218± Lot 28 Block 6 9658± Lot 29 Block 6 9904± Lot 30 Block 6 9904± Lot 31 Block 6 9904± Lot 32 Block 6 9658± Lot 33 Block 6 9003± Lot 34 Block 6 13105± Lot 26 Block 5 10569± Lot 25 Block 5 9533± Lot 24 Block 5 13346± Lot 23 Block 5 10710± Lot 22 Block 5 10710± Lot 21 Block 5 10710± Lot 20 Block 5 10710± Lot 19 Block 5 13203± Lot 18 Block 5 9425± Lot 17 Block 5 11745± Lot 16 Block 5 9179± Lot 17 Block 10 9665± Lot 18 Block 10 11178± Lot 23 Block 10 11267± Lot 24 Block 10 13054± Lot 10 Block 10 12121± Lot 9 Block 10 11326± Lot 8 Block 10 12102± Lot 7 Block 10 9745± Lot 6 Block 10 12102± Lot 5 Block 10 12102± Lot 4 Block 10 9745± Lot 3 Block 10 12980± Lot 2 Block 10 10767± Lot 12 Block 10 8964± Lot 13 Block 10 8968± Lot 14 Block 10 10832± Lot 15 Block 10 11423± Lot 16 Block 10 10843± Lot 11 Block 10 11893± Lot 14 Block 8 9357± Lot 13 Block 8 11655± Lot 12 Block 8 9348± Lot 11 Block 8 9345± Lot 10 Block 8 11640± Lot 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Lot 26 Block 12 12515± Lot 25 Block 12 9657± Lot 24 Block 12 9313± Lot 23 Block 12 10314± Lot 22 Block 12 11534± Lot 20 Block 12 11256± Lot 19 Block 12 12663± Lot 18 Block 12 10350± Lot 17 Block 12 13132± Lot 16 Block 12 13362± Lot 15 Block 12 10662± Lot 14 Block 12 13122± Lot 13 Block 12 12941± Lot 7 Block 12 10224± Lot 6 Block 12 9861± Lot 5 Block 12 12184± Lot 4 Block 12 11038± Lot 3 Block 12 10078± Lot 2 Block 12 8970± Lot 18 Block 11 11178± Lot 17 Block 11 8976± Lot 16 Block 11 11569± Lot 15 Block 11 10198± Lot 14 Block 11 11274± Lot 13 Block 11 12199± Lot 12 Block 11 12966± Lot 11 Block 11 10661± Lot 9 Block 11 10396± Lot 8 Block 11 11580± Lot 7 Block 11 9578± Lot 6 Block 11 9104± Lot 5 Block 11 8970± Lot 4 Block 11 11178± Lot 3 Block 11 8970± Lot 2 Block 11 12131± Lot 17 Block 8 14889± Lot 18 Block 8 17435± Lot 19 Block 8 73947± Lot 20 Block 8 11588± Lot 37 Block 8 9012± Lot 36 Block 8 8970± Lot 35 Block 8 11178± Lot 34 Block 8 11178± Lot 32 Block 8 11178± Lot 33 Block 8 8970± Lot 31 Block 8 8970± Lot 30 Block 8 11953± Lot 29 Block 8 11323± Lot 25 Block 8 11339± Lot 19 Block 11 11191± Lot 1 Block 11 10367± Lot 19 Block 10 9034± Lot 20 Block 10 9344± Lot 21 Block 10 11182± Lot 22 Block 10 13012± Lot 27 Block 8 SWIMMING POOL PASO FINO STREET PASO FINO STREET CANAL TO REMAIN CANAL TO REMAIN CANAL TO REMAIN CANAL TO REMAIN CANAL TO REMAIN CANAL TO REMAIN OPEN PARK OPEN PARK OPEN PARK GREENBELT GREENBELT GREENBELT GREENBELT These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L101 LANDSCAPE PLAN - OVERVIEW 0 SCALE: feet 30 60 90 1" = 30' NORTH L102 L103 L104 L105 L106 L107 L108 L109 L110 L112 L113 L114 L111 L115 L116 ---PAGE BREAK--- 21595± Lot 16 Block 2 12892± Lot 17 Block 2 13766± Lot 18 Block 2 14805± Lot 8 Block 5 10474± Lot 3 Block 5 9295± Lot 4 Block 5 9295± Lot 5 Block 5 9295± Lot 6 Block 5 10502± Lot 7 Block 5 16007± Lot 15 Block 2 13966± Lot 14 Block 2 17968± Lot 12 Block 2 17829± Lot 11 Block 2 10586± Lot 10 Block 2 9867± Lot 9 Block 2 12584± Lot 8 Block 2 10265± Lot 7 Block 2 10330± Lot 6 Block 2 12338± Lot 5 Block 2 9391± Lot 4 Block 2 11291± Lot 3 Block 2 9859± Lot 2 Block 2 CANAL TO REMAIN CANAL TO REMAIN TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L102 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 13766± Lot 18 Block 2 10116± Lot 19 Block 2 12137± Lot 20 Block 2 12758± Lot 21 Block 2 11076± Lot 22 Block 2 12219± Lot 23 Block 2 17447± Lot 24 Block 2 9680± Lot 15 Block 5 12402± Lot 14 Block 5 9953± Lot 13 Block 5 9953± Lot 12 Block 5 12402± Lot 11 Block 5 10198± Lot 10 Block 5 10710± Lot 9 Block 5 14805± Lot 8 Block 5 9805± Lot 2 Block 5 10474± Lot 3 Block 5 9295± Lot 4 Block 5 936 Lot Bloc 16349± Lot 25 Block 2 11745± Lot 16 Block 5 TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L103 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 9290± Lot 38 Block 8 11879± Lot 39 Block 8 13912± Lot 40 Block 8 21020± Lot 30 Block 2 14983± Lot 29 Block 2 15669± Lot 28 Block 2 24564± Lot 27 Block 2 17190± Lot 26 Block 2 13346± Lot 23 Block 5 10710± Lot 22 Block 5 10710± Lot 21 Block 5 10710± Lot 20 Block 5 10710± Lot 19 Block 5 13203± Lot 18 Block 5 9425± Lot 17 Block 5 11178± Lot 23 Block 10 11267± Lot 24 Block 10 12102± Lot 7 Block 10 9745± Lot 6 Block 10 12102± Lot 5 Block 10 12102± Lot 4 Block 10 9745± Lot 3 Block 10 12980± Lot 2 Block 10 TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L104 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 9290± Lot 38 Block 8 9179± Lot 17 Block 10 9665± Lot 18 Block 10 8964± Lot 13 Block 10 8968± Lot 14 Block 10 10832± Lot 15 Block 10 11423± Lot 16 Block 10 8970± Lot 18 Block 11 11178± Lot 17 Block 11 8976± Lot 16 Block 11 11569± Lot 15 Block 11 10198± Lot 14 Block 11 11274± Lot 13 Block 11 12199± Lot 12 Block 11 10396± Lot 8 Block 11 11580± Lot 7 Block 11 9578± Lot 6 Block 11 9104± Lot 5 Block 11 8970± Lot 4 Block 11 11178± Lot 3 Block 11 8970± Lot 2 Block 11 11588± Lot 37 Block 8 9012± Lot 36 Block 8 8970± Lot 35 Block 8 11178± Lot 34 Block 8 11178± Lot 32 Block 8 11178± Lot 33 Block 8 8970± Lot 31 Block 8 8970± Lot 30 Block 8 11953± Lot 29 Block 8 11339± Lot 19 Block 11 11191± Lot 1 Block 11 10367± Lot 19 Block 10 9034± Lot 20 Block 10 9344± Lot 21 Block 10 11182± Lot 22 Block 10 TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L105 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 11907± Lot 23 Block 8 9100± Lot 24 Block 8 9738± Lot 28 Block 8 10302± Lot 22 Block 8 11953± Lot 29 Block 8 11323± Lot 25 Block 8 13012± Lot 27 Block 8 SWIMMING POOL OPEN PARK GREENBELT TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L106 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 8450± Lot 6 Block 4 8450± Lot 5 Block 4 8450± Lot 4 Block 4 8450± Lot 3 Block 4 8450± Lot 2 Block 4 13909± Lot 1 Block 4 16432± Lot 2 Block 3 13112± Lot 3 Block 3 12449± Lot 4 Block 3 8281± Lot 5 Block 3 8375± Lot 6 Block 3 9026± Lot 7 Block 3 9630± Lot 8 Block 3 9668± Lot 9 Block 3 11632± Lot 10 Block 3 9220± Lot 11 Block 3 9336± Lot 33 Block 3 10112± Lot 34 Block 3 9220± Lot 35 Block 3 9128± Lot 36 Block 3 7865± Lot 10 Block 1 7865± Lot 9 Block 1 7865± Lot 8 Block 1 7865± Lot 7 Block 1 7865± Lot 6 Block 1 7865± Lot 5 Block 1 7865± Lot 4 Block 1 7865± Lot 3 Block 1 7865± Lot 2 Block 1 PASO FINO STREET CANAL TO REMAIN CANAL TO REMAIN TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L107 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 11632± Lot 10 Block 3 9220± Lot 11 Block 3 9738± Lot 26 Block 3 11583± Lot 27 Block 3 10871± Lot 28 Block 3 9295± Lot 29 Block 3 9295± Lot 30 Block 3 9296± Lot 31 Block 3 9365± Lot 32 Block 3 9336± Lot 33 Block 3 10112± Lot 34 Block 3 9220± Lot 35 Block 3 9360± Lot 2 Block 6 10427± Lot 3 Block 6 10770± Lot 4 Block 6 12542± Lot 5 Block 6 9339± Lot 7 Block 6 9750± Lot 7 Block 7 12150± Lot 8 Block 7 10685± Lot 9 Block 6 10015± Lot 10 Block 6 11745± Lot 11 Block 7 11923± Lot 12 Block 6 CANAL TO REMAIN TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L108 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 9658± Lot 29 Block 6 9904± Lot 30 Block 6 9904± Lot 31 Block 6 9904± Lot 32 Block 6 9658± Lot 33 Block 6 9003± Lot 34 Block 6 13105± Lot 26 Block 5 10569± Lot 25 Block 5 9533± Lot 24 Block 5 13346± Lot 23 Block 5 13054± Lot 10 Block 10 12121± Lot 9 Block 10 11326± Lot 8 Block 10 12102± Lot 7 Block 10 112 Lo Blo 10695± Lot 5 Block 9 11876± Lot 4 Block 9 12841± Lot 3 Block 9 11218± Lot 2 Block 9 TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L109 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 10767± Lot 12 Block 10 8964± Lot 13 Block 10 10843± Lot 11 Block 10 11828± Lot 31 Block 9 11574± Lot 30 Block 9 9097± Lot 29 Block 9 9097± Lot 28 Block 9 9097± Lot 27 Block 9 9097± Lot 26 Block 9 11337± Lot 25 Block 9 9436± Lot 36 Block 12 9100± Lot 35 Block 12 11340± Lot 34 Block 12 9100± Lot 33 Block 12 9100± Lot 32 Block 12 9244± Lot 31 Block 12 11922± Lot 30 Block 12 9890± Lot 29 Block 12 12727 Lot 2 Block 10662± Lot 14 Block 12 13122± Lot 13 Block 12 12941± Lot 7 Block 12 10224± Lot 6 Block 12 9861± Lot 5 Block 12 12184± Lot 4 Block 12 11038± Lot 3 Block 12 10078± Lot 2 Block 12 12199± Lot 12 Block 11 12966± Lot 11 Block 11 10661± Lot 9 Block 11 10396± Lot 8 Block 11 TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L110 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 12131± Lot 17 Block 8 14889± Lot 18 Block 8 17435± Lot 19 Block 8 73947± Lot 20 Block 8 MING L OPEN PARK GREENBELT GREENBELT TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L111 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 8569± Lot 21 Block 4 9551± Lot 20 Block 4 11080± Lot 19 Block 4 9601± Lot 18 Block 4 9700± Lot 17 Block 4 11396± Lot 16 Block 4 12598± Lot 15 Block 4 10301± Lot 13 Block 4 8450± Lot 12 Block 4 8450± Lot 11 Block 4 8450± Lot 10 Block 4 8450± Lot 9 Block 4 8450± Lot 8 Block 4 8450± Lot 7 Block 4 8450± Lot 6 Block 4 9220± Lot 11 Block 3 9190± Lot 12 Block 3 9003± Lot 13 Block 3 Lot 14 Lot 8 Block 7 8008± Lot 7 Block 7 8008± Lot 6 Block 7 8008± Lot 5 Block 7 8008± Lot 4 Block 7 8008± Lot 3 Block 7 8008± Lot 2 Block 7 9391± Lot 1 Block 7 8580± Lot 23 Block 1 7865± Lot 22 Block 1 7865± Lot 21 Block 1 7865± Lot 20 Block 1 7865± Lot 19 Block 1 7865± Lot 18 Block 1 7865± Lot 17 Block 1 7865± Lot 16 Block 1 7865± Lot 15 Block 1 7865± Lot 14 Block 1 7865± Lot 13 Block 1 7865± Lot 12 Block 1 7865± Lot 11 Block 1 PASO FINO STREET TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L112 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 9220± Lot 11 Block 3 9190± Lot 12 Block 3 9003± Lot 13 Block 3 9919± Lot 14 Block 3 9251± Lot 15 Block 3 11804± Lot 16 Block 3 12167± Lot 17 Block 3 15227± Lot 18 Block 3 9583± Lot 19 Block 3 10326± Lot 20 Block 3 12379± Lot 21 Block 3 11712± Lot 22 Block 3 9876± Lot 23 Block 3 11049± Lot 24 Block 3 10954± Lot 25 Block 3 10746± Lot 13 Block 6 10713± Lot 14 Block 6 10845± Lot 15 Block 6 11944± Lot 16 Block 6 10092± Lot 17 Block 6 9505± Lot 18 Block 6 9968± Lot 19 Block 6 7865± Lot 18 Block 7 7865± Lot 17 Block 7 7865± Lot 16 Block 7 7865± Lot 15 Block 7 7865± Lot 14 Block 7 8220± Lot 13 Block 7 8397± Lot 11 Block 7 8008± Lot 10 Block 7 8008± Lot 9 Block 7 8008± Lot 8 Block 7 8008± Lot 7 Block 7 CANAL TO REMAIN CANAL TO REMAIN TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L113 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 7865± Lot 19 Block 7 7864± Lot 23 Block 7 7870± Lot 22 Block 7 7868± Lot 21 Block 7 7865± Lot 20 Block 7 11582± Lot 20 Block 6 11577± Lot 21 Block 6 9321± Lot 22 Block 6 10307± Lot 24 Block 6 11218± Lot 25 Block 6 9002± Lot 26 Block 6 9002± Lot 27 Block 6 11218± Lot 28 Block 6 11620± Lot 5 Block 8 11614± Lot 4 Block 8 9316± Lot 3 Block 8 9258± Lot 2 Block 8 9092± Lot 14 Block 9 11316± Lot 13 Block 9 11410± Lot 12 Block 9 9470± Lot 11 Block 9 11218± Lot 10 Block 9 11218± Lot 9 Block 9 9002± Lot 8 Block 9 9002± Lot 7 Block 9 11218± Lot 6 Block 9 TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L114 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- 11893± Lot 14 Block 8 9357± Lot 13 Block 8 11655± Lot 12 Block 8 9348± Lot 11 Block 8 9345± Lot 10 Block 8 11640± Lot 9 Block 8 11635± Lot 8 Block 8 9332± Lot 7 Block 8 9706± Lot 6 Block 8 9097± Lot 24 Block 9 9097± Lot 23 Block 9 11337± Lot 22 Block 9 9097± Lot 21 Block 9 9098± Lot 20 Block 9 12037± Lot 19 Block 9 9100± Lot 18 Block 9 11329± Lot 16 Block 9 9092± Lot 15 Block 9 12727± Lot 28 Block 12 12478± Lot 27 Block 12 10429± Lot 26 Block 12 12515± Lot 25 Block 12 9657± Lot 24 Block 12 9313± Lot 23 Block 12 10314± Lot 22 Block 12 11534± Lot 20 Block 12 11256± Lot 19 Block 12 12663± Lot 18 Block 12 10350± Lot 17 Block 12 13132± Lot 16 Block 12 13362± Lot 15 Block 12 2 TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L115 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- OPEN PARK GREENBELT TREES CODE COMMON NAME ACE NOR Maple GLE IN2 Sunburst Common Honeylocust LIQ ROT Rotundiloba Sweetgum PIC CO3 Colorado Blue Spruce PYR PE2 Chanticleer Callery Pear PLANT SCHEDULE These documents are the property of Stack Rock Group and are not to be copied, reproduced, distributed, either directly or indirectly, used for another project or any purpose whatsoever without express and written permission of Stack Rock Group. JOB NO: DATE: DRAWN BY: CHECKED BY: # DRAWING TITLE SHEET NUMBER JB JB 02.25.2021 21-1910 D e s c r i p t i o n DATE MRK REVISIONS G:\Shared drives\Stack Rock Group\Work\2021\01-Projects\21-1910 Blessinger Proj. (BHH)\03-CAD\3.01-City Submittals\21-1910 Blessinger AR Landscape Plan.dwg BLESSINGER STAR IDAHO 1 A B C D E F G H 2 3 4 5 6 7 8 9 10 1 2 3 4 5 6 7 8 9 10 STACK ROCK GROUP - CITY REVIEW SET WILLET C HOWARD, PLA OFFICE: (208) 345.0500 EMAIL: [EMAIL REDACTED] www.STACKROCKGROUP.COM THE GRAPHICS AND DESIGNS O N T H I S S H E E T A R E DELIVERABLES THAT REMAIN AT ALL TIMES PROPERTY OF STACK ROCK GROUP, INC. REPRODUCTION OR REUSE OF THIS PRODUCT CONTAINED H E R E I N I S P R O H I B I T E D W I T H O U T T H E W R I T T E N CONSENT OF STACK ROCK G R O U P , I N C . ©2021 STACK ROCK GROUP, INC. LANDSCAPE ARCHITECTURE & MASTER PLANNING (208) 345-0500 404 S 8th St. #154 Boise, ID 83702 StackRockGroup.com PRELIMINARY NOT FOR CONSTRUCTION 02.25.21 L116 LANDSCAPE PLAN 0 SCALE: feet 30 60 90 1" = 30' NORTH ---PAGE BREAK--- CONCEPTUAL PHASING PLAN ---PAGE BREAK--- Page 1 of 19 Staff Technical Report 4/2/2021 Development: River Park Lead Agency: Canyon County Highway District No. 4 Chris Hopper 15435 Hwy 44 Caldwell, ID 83607 [EMAIL REDACTED] Phone: [PHONE REDACTED] Location: South side of SH-44 along Blessinger Road SH-44 MP 8.50 Applicant: Todd Tucker HHS Construction, LLC 729 Bridgeway Place Eagle, ID 83616 [EMAIL REDACTED] Phone: [PHONE REDACTED] Consultant: Andy Daleiden Kittelson & Associates 101 S Capitol Boulevard, Suite 600 Boise, ID 83702 [EMAIL REDACTED] Phone: [PHONE REDACTED] Staff Contact: Regan Hansen ITD – District 3 Traffic Signal Engineer [EMAIL REDACTED] Phone: [PHONE REDACTED] ---PAGE BREAK--- Page 2 of 19 Proportionate Share Contribution ITD District 3 has issued Memo 39-Development Proportionate Share Contribution (Updated 11-13-2020) as a means to request equitable contribution from developers to improve public facilities needed to serve new growth and development. ITD does not have jurisdictional authority to require proportionate share contribution from the developer because they are not asking for a direct access approach. River Park Subdivision is planning to annex into the city of Star. ITD and the city of Star have entered into an Intergovernmental Agreement for the city to collect proportionate share contributions on the department’s behalf to be used towards future ITIP projects on the State highway system jointly selected by the two agencies. Intersection Proportionate Share Contribution SH-44 / Blessinger Road $210,787 TOTAL $210,787 Per household unit Approx. $659 Traffic Impact Study Overview 1. Proposed Development The proposed River Park development will contain 320 single-family homes. The proposed build-out year is 2029. 2. Vicinity Map ---PAGE BREAK--- Page 3 of 19 3. Trip Generation ---PAGE BREAK--- Page 4 of 19 4. Trip Distribution 5. Traffic Impact Study Recommendations Dated: September 2020 Kittleson & Associates prepared a traffic impact study for the proposed River Park development. Below are the conclusions and recommendations presented in the TIS by Kittleson & Associates. The following summary is not the opinion of ITD staff. ITD staff has reviewed the submitted traffic impact study for consistency with ITD policies and practices and may have additional and/or varied requirements beyond what is noted in the summary. ---PAGE BREAK--- Page 5 of 19 ---PAGE BREAK--- Page 6 of 19 ---PAGE BREAK--- Page 7 of 19 ITD Proportionate Share Contributions 1. SH-44 and Blessinger Road *All supporting documentation in Appendix A Per the TIS, the southbound left-through-right lane at the intersection of SH-44 and Blessinger Road will not operate at acceptable levels of operations in the 2029 background traffic condition and the southbound and northbound left- through-right lanes will not operate at acceptable levels of operations in the 2029 total traffic condition. The report recommends two alternatives for mitigation; the ITD preferred alternative is to construct an RCUT intersection consistent with the SH-44 corridor plan. Median u-turn loons were not included in the original public documents. The SH-44 corridor plan is still in DRAFT and is being revised to include loons for this intersection. In addition, the River Park TIS showed that an eastbound right turn lane is warranted for this intersection as well. That mitigation improvement is also included in to overall intersection cost estimate. ---PAGE BREAK--- Page 8 of 19 Staff estimates the design, construction and right-of-of way costs for the recommendation mitigation to be $2,152,398. Proportionate share shall be based on the development’s total site traffic versus 2045 traffic volumes identified in the SH-44 Corridor plan. Site Traffic AM PM Proportionate Share Calculations AM Site = 208 AM Total = 2,051 AM % = 10.14 PM Site = 279 PM Total = 2,954 PM % = 9.44 Average Proportionate Share Percentage Avg % = 9.79 SH-44 / Blessinger Road Cost Estimate $2,152,398 Proportionate Share Contribution $210,787 Staff calculates the developer’s proportionate share to be $210,787 (9.79%) based on site trips versus total intersection trips at the 2045 horizon year for the SH-44 corridor plan. 2. Appendices Appendix A SH-44 / Blessinger Road Documentation ---PAGE BREAK--- Page 9 of 19 Appendix A SH-44 / Blessinger Road Documentation ---PAGE BREAK--- Page 10 of 19 ---PAGE BREAK--- Page 11 of 19 ---PAGE BREAK--- Page 12 of 19 ---PAGE BREAK--- Page 13 of 19 ---PAGE BREAK--- Page 14 of 19 ---PAGE BREAK--- Page 15 of 19 ---PAGE BREAK--- Page 16 of 19 ---PAGE BREAK--- Page 17 of 19 ---PAGE BREAK--- Page 18 of 19 ---PAGE BREAK--- Page 19 of 19 ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 1 of 2 April 7, 2021 Todd Tucker HHS Construction, LLC 729 Bridgeway Place Eagle, ID 83616 [EMAIL REDACTED] Phone: [PHONE REDACTED] VIA EMAIL RE: River Park – ITD Development Condition Memo Dear Mr. Tucker, The Idaho Transportation Department (ITD) appreciated the opportunity to review the River Park Traffic Impact Study (TIS) located south of SH-44 on Blessinger Road. We have completed our review and although we do not have any technical questions, we do have concerns for the development’s added trips to the intersection of SH-44 / Blessinger Road. ITD has entered into an agreement with the city of Star to collect a proportionate share contribution from each new development for impacts to the State highway system. As two agencies we are working together to accelerate highway construction within Star’s area of impact to accommodate new development growth. ITD values your contribution to the transportation system so we can help keep goods, services and the public moving at an efficient pace. Per the TIS, the southbound left-through-right lane at the intersection of SH-44 and Blessinger Road will not operate at acceptable levels of operations in the 2029 background traffic condition and the southbound and northbound left-thru-right lanes will not operate at acceptable levels of operations in the 2029 total traffic condition. The TIS also identified that an eastbound right turn lane is warranted at Blessinger Road. ITD is currently working with our local agency partners including the city of Star to finalize the SH-44 Corridor Plan. The plan identifies the ultimate configuration of SH-44 / Blessinger Road to include widening to a five lane section on SH-44 and limiting the intersection with a restricted u-turn crossing (RCUT). Median u-turn loons were not included in the original public documents. The SH-44 corridor plan is still in DRAFT and is being revised to include loons for this intersection. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 2 of 2 ITD determined River Park’s proportionate share contribution to be $210,787 (approximately $659 / housing unit). This is based off the development’s site trips through the intersection of SH-44 / Blessinger Road as compared to total traffic volumes in 2045. Details of the proportionate share calculation are included in the attached ITD Staff Technical Report. Maintaining safety and mobility for Idaho’s motorists is of utmost importance to ITD. We appreciate your improvements to livability in Star, ID as we want all residents to travel safely and efficiently around the Treasure Valley. If you have any questions please contact me by email at [EMAIL REDACTED] or [PHONE REDACTED] extension Sincerely, Erika R. Bowen, P.E. ITD – District 3 (Acting) Development Services Manager Cc: Shawn Nickel – City of Star Chris Hopper – Canyon County Highway District No. 4 Andy Daleidan - Kittelson & Associates ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 J:\203010\421 - River Park Estates Subdivision\2021-04-12 PP Rev 2\2021-03-25 Star, River Park Est, Ltr Rev 1.docx April 12, 2021 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: River Park Estates Subdivision Preliminary Plat Application Dear Mayor: Keller Associates, Inc. has reviewed the Preliminary Plat for the River Park Estates Subdivision dated March 29, 2021. We reviewed the applicant’s package to check conformance with the City’s Subdivision Ordinance and coordinated our review with Shawn L. Nickel. We have the following comments and question based on our review. 1. Street lighting shall be in accordance with ISPWC and the City of Star Supplementals. Cut sheet for lights and light poles shall be approved in writing by the City prior to installation. 2. This subdivision will need to be annexed into the Star Sewer and Water District to provide water and sewer to the site. 3. Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company. 4. Finish grades at subdivision boundaries shall match existing finish grades. Runoff shall be maintained on subdivision property unless otherwise approved. 5. Easements for sewer/water facilities will be required where placed outside of public right of way. We recommend that the preliminary plat be APPROVED with the conditions listed above. Any variance or waivers to the City of Star standards, ordinances, or policies must be specifically approved in writing by the City. Approval of the above referenced preliminary plat does not relieve the Registered Professional Land Surveyor or the Registered Professional Engineer of those responsibilities. If you have any questions, please do not hesitate to call Keller Associates at (208) 288-1992. Sincerely, KELLER ASSOCIATES, INC. Ryan V. Morgan, P.E. City Engineer cc: File ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- FIRE DISTRICT STAFF REPORT Park River Subdivision Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 W. State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 DATE: March 10, 2021 TO: City of Star, Planning & Zoning FROM: Victor Islas, Deputy Chief SUBJECT: Fire District Review PROJECT NAME: Park River Subdivision (AZ-21-01, DA-21-02, PP-21-04) Fire District Summary Report: Overview: This development can be serviced by the Star Fire Protection District. This development shall comply with the 2018 International Fire Code (IFC) and any codes set forth by the City of Star, Idaho. Fire Response Time: This development will be served by the Star Fire Protection District Station 51, located at 11655 W. State St., Star, Idaho. Station 51 is 2.1 miles with a travel time of 3 minutes under ideal driving conditions to the proposed entrance of the development off Blessinger Rd. Accessibility: Roadway Access, Traffic, Radio Coverage Access roads shall be provided and maintained following Appendix D and Section 503 of the IFC. Access shall include adequate roadway widths, signage, turnarounds, and turning radius for fire apparatus. One-or two-family dwellings residential developments: Developments of one-or two-family dwellings where the number of dwellings units exceeds 30 shall be provided with at least two separate and approved fire apparatus access roads. Please note: Flag lots (Block 8 Lot 26,27, 28 and Block 2 Lot 11) will require additional emergency turn- around if the farthest part of the structure sit more than 150ft off the public road. Access road design shall be designed and constructed to allow for evacuation simultaneously with emergency response operations. All access roads in this development shall remain clear and unobstructed during construction of the development. Additional parking restrictions may be required as to maintain access for emergency vehicles at all times. Hydrants shall remain unobstructed at all time per city code. The applicant shall work with City of Star, Canyon County and Fire District to provide an address identification plan and signage which meets the requirements set forth by each agency. Addressing shall be placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 Streetlights shall be turned on once residential building begins, Lighting is essential in assisting first responders with identifying entrances safely while responding to calls for service. ---PAGE BREAK--- FIRE DISTRICT STAFF REPORT Park River Subdivision Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 W. State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 The developer shall provide a designated access point(s) to watercourse and bodies of water as requested by the Fire District for emergency services. Access shall have an unobstructed width of not less than 12 feet exclusive of shoulders with an unobstructed vertical clearance of not less than 13 feet 6 inches. The drivable surface shall be capable of supporting the imposed load of fire apparatus weighing at least 35,000 pounds. The access shall be protected from unauthorized vehicles using MaxiForce collapsible bollards. The access shall also be marked with signs on both ends of the access point reading “Emergency and Authorized Vehicles ONLY”. Examples: Upon commencement of initial construction of a new structure, a clear visible freestanding sign or post hall be erected and maintained in place until the permanent address numerals are attached or otherwise displaced upon the premises at completion. Specialty/Resource needs: No specialty/resources will be needed for this development. Water Supply: Water supply requirements will be followed as described in Appendix B of the 2015 International Fire Code unless agreed upon by the Fire District. 1. Fire Flow: One- and two-family dwellings not exceeding 3,600 square feet require a fire-flow of 1,000 gallons per minute for a duration of 1 hours to service the entire project. One- and two-family dwellings in excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the International Fire Code. 2. Water Supply: Acceptance of the water supply for fire protection will be by the Fire District and water quality by the Star Sewer & Water District for bacteria testing. 3. Water Supply: Final Approval of the fire hydrant locations shall be by the Star Fire Protection District or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. ---PAGE BREAK--- FIRE DISTRICT STAFF REPORT Park River Subdivision Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 W. State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the City of Star and Star Sewer and Water District Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. Inspections: Final inspection by the Fire District of the above listed including hydrant flow must be completed before building permits are issued Additional Comments: None ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Mel Norton Postmaster 10780 W State St Star ID 83669-9998 Phone: [PHONE REDACTED] February 18, 2021 Todd Tucker 729 S. Bridgeway Place Eagle, ID 83616 Cell: [PHONE REDACTED] Office: [PHONE REDACTED] Subject: Delivery Method Approval Todd, Thank you for contacting the Postal Service to established delivery to the River Park Subdivision on the south side of Highway 44. Per your request I am authorizing the developer to place cluster box units at point A on the attached map to provide enough CBUs for the entirety of the development in all of its phases. Please keep in mind when ordering your cluster boxes from the manufacturer we request that you ask them to number the boxes consecutively. As an example we would want the boxes to be labeled 1-165 as opposed to multiple units repeatedly numbered 1-16. We also request that the Parcel Lockers on the units also be numbered consecutively, so if there are 11 CBU units needed for the development, and there were two parcel lockers per unit, then the parcel lockers would be numbered 1 through 22. If the CBUs are not numbered correctly, we may refuse to deliver until the numbering has been corrected. Thank you for your assistance. Mel Norton Postmaster, Star ---PAGE BREAK--- ---PAGE BREAK--- 1 Todd Tucker From: Tony Almeida <[EMAIL REDACTED]> Sent: Wednesday, January 27, 2021 12:26 PM To: Todd Tucker Subject: RE: Subdivision Name & Street Names Todd, Please see below, please let me know which names you would like me to reserve and you want me to reserve the subdivision name. Requested Subdivision Name River Park Subdivision – Ok to use Requested Street Names Thoroughbred – No, already in use Appaloosa – Ok to use Clydesdale – No, already in use Mustang – No, already in use Quarter Horse – Ok to use Palomino – No, already in use Shetland – No, already in use Paso Fino – Ok to use Westphalian – Ok to use Campolina – Ok to use Breton – No, already in use Dartmoor – No, already in use Hackney – No, already in use Haflinger – Ok to use Saddlebred – Ok to use Percheron – No, already reserved Andalusian – Ok to use Morgan Shire Friesian – No, already reserved From: Todd Tucker [mailto:[EMAIL REDACTED]] Sent: Wednesday, January 27, 2021 8:17 AM To: Tony Almeida <[EMAIL REDACTED]> Subject: Subdivision Name & Street Names Tony, I was told by Tricia Nilsson a couple of months ago that you were my contact to get a subdivision name approved and street names approved. I am not sure what all info you need. Do you need to see our proposed plat with the street names shown on it or just a list of names we want and then we can decide what streets get those names later? I will provide you with our requests below, so just let me know if you need to see the proposed layout also. We will need 12 street names; however, two of those streets will be extensions of existing streets so they will carry those names. So we need 10 new street names. I am providing you with more than that in case some of the names have already been used. Requested Subdivision Name ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field, Assistant City Planner MEETING DATE: April 20, 2021 – PUBLIC HEARING FILE(S) SP-21-02 Short Plat for Paint Point Subdivision PR-20-06 Private Street OWNER/APPLICANT/REPRESENTATIVE Property Owner: Plantation Construction & Management LLC Richard Williams 53 Teressa Ave Foothill Ranch, CA 92610 Applicant/ Representative: Derritt Kerner Rock Solid Civil 270 N. 27th Street, Suite 100 Boise, Idaho 83702 REQUEST Request: The Applicant is seeking approval of a Short Plat/Final Plat for a proposed residential subdivision consisting of 4 residential lots and a Private Street. The property consists of 2.04 acres with a proposed density of 2 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is located at the southwest corner of N. Star Road and W. Floating Feather Road in Star, Idaho. Ada County Parcel No. R229390010. ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 2 Surrounding Land Use/Designations: Zoning Designation Comp Plan Designation Land Use Existing R-2 Neighborhood Residential Vacant/Pasture Proposed R-2 Neighborhood Residential Vacant/Pasture North of site RR (Ada Co.) R-3 Neighborhood Residential Rural Residential, Single Family Residential Lakeshore Park Subdivision South of site R-2 Neighborhood Residential Single Family Residential Craneridge Subdivision East of site Parks/Open Space Parks/Open Space Hunter’s Creek Park West of site R-2 Neighborhood Residential Single Family Residential Fenix Ranchette Estates Existing Site Characteristics: The property currently is vacant and utilized as pasture. Irrigation/Drainage District(s): Middleton Irrigation Association Inc; Middleton Mill Ditch Co. Flood Zone: This property is in Flood Zone X, area of minimal flood hazard Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No evidence.  Fish Habitat – No known areas.  Floodplain – Property is not in a Special Flood Hazard area.  Mature Trees – Along the south and east border.  Riparian Vegetation – None.  Steep Slopes – None.  Stream/Creek – Property bordered on south & southeast by a free-flowing creek/ditch.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Historical Assets – No historical assets have been observed.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed. APPLICATION REQUIREMENTS Pre-Application Meeting Held August 17, 2020 Neighborhood Meeting Held March 24, 2021 Application Submitted & Fees Paid April 6, 2021 Application Accepted April 5, 2020 Residents within 300’ Notified April 5, 2021 Agencies Notified April 5, 2021 Legal Notice Published April 8, 2021 ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 3 Property Posted April 8, 2021 HISTORY January 5, 2021 Council tabled rezone (RZ-20-11) and Preliminary Plat (PP-20-16) Applications until February 2, 2021. February 2, 2021 Council tabled RZ-20-11 and PP-20-16 until March 2, 2021. March 2, 2021 Council denied RZ-20-11 and PP-20-16. April 5, 2021 Applicant resubmitted without the rezone request and is proposing a short plat. CODE DEFINITIONS / 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. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 4 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 2. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 8-4D-3: STANDARDS (PRIVATE STREETS): All private streets shall be designed and constructed to the following standards: A. Design Standards: 1. Easement: The private street shall be constructed on a perpetual ingress/egress easement or a single platted lot (with access easement) that provides access to all applicable properties. 2. Connection Point: Where the point of connection of the private street is to a public street, the private street shall be approved by the transportation authority. ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 5 3. Emergency Vehicle: The private street shall provide sufficient maneuvering area for emergency vehicles as determined and approved by the Star Fire District. 4. Gates: Gates or other obstacles shall not be allowed, unless approved by Council through a Planned Unit Development or Development Agreement. B. Construction Standards: 1. Obtain approval from the county street naming committee for a private street name(s); 2. Contact the transportation authority to install an approved street name sign that complies with the regulations of the county street naming ordinance; 3. Roadway and Storm Drainage: The private street shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the city of Star based on plans submitted by a certified engineer. 4. Street Width: The private street shall be constructed within the easement and shall have a travel lane that meets ACHD width standards for the City of Star, or as determined by the Council and Star Fire District. 5. Sidewalks: A five foot attached or detached sidewalk shall be provided on one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. 6. Fire Lanes: All drive aisles as determined by the Star Fire District to be fire lanes, shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. 7. No building permit shall be issued for any structure using a private street for access to a public street until the private street has been approved. C. The applicant or owner shall establish an on-going maintenance fund through the Owner’s association with annual maintenance dues to ensure that funds are available for future repair and maintenance of all private streets. This shall be a requirement in a development agreement and/or as part of a planned unit development. A reserve account condition shall be included in the recorded CC&R’s and shall be provided to the City for review. The condition of approval shall include the following: 1. Private Road Reserve Study Requirements. a. At least once every three years, the board shall cause to be conducted a reasonably competent and diligent visual inspection of the private road components that the association is obligated to repair, replace, restore, or maintain as part of a study of the reserve account requirements of the common interest development, if the current replacement value of the major components is equal to or greater than one-half of the gross budget of the association, excluding the association’s reserve account for that period. The ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 6 board shall review this study, or cause it to be reviewed, annually and shall consider and implement necessary adjustments to the board’s analysis of the reserve account requirements as a result of that review. b. The study required by this section shall at a minimum include: i. Identification of the private road components that the association is obligated to repair, replace, restore, or maintain. ii. Identification of the probable remaining useful life of the components identified in paragraph as of the date of the study. iii. An estimate of the cost of repair, replacement, restoration, or maintenance of the components identified in paragraph iv. An estimate of the total annual contribution necessary to defray the cost to repair, replace, restore, or maintain the components identified in paragraph during and at the end of their useful life, after subtracting total reserve funds as of the date of the study. v. A reserve funding plan that indicates how the association plans to fund the contribution identified in paragraph to meet the association’s obligation for the repair and replacement of all private road components. c. A copy of all studies and updates shall be provided to the City, to be included in the development application record. 8-4D-4: REQUIRED FINDINGS (PRIVATE STREETS): In order to approve the application, the administrator and/or Council shall find the following: A. The design of the private street meets the requirements of this article; B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity; and C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 7 4. Developments with a density of less than 1 dwelling units per acre may request a reduction in total required open space and amenities to the Council. Developments with a density of less than 2 dwelling units per acre may request a 50% reduction in total required open space to the Council. 8-4E-2: COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS - STANDARDS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. 4. Developments with a density of less than 1 dwelling units per acre may request a reduction in total required open space and amenities to the Council. Developments with a density of less than 2 dwelling units per acre may request a 50% reduction in total required open space to the Council. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Neighborhood Residential Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 8 • Implement the Land Use Map and associated policies as the official guide for development. • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. PROJECT OVERVIEW SHORT PLAT & PRIVATE STREET: The Short Plat submitted contains 4 single family residential lots and 1 common lot. The lots will have access and frontage from a private street. The residential lots range in size from 19,026 square feet to 22,213 square feet. The average lot size is 20,951 square feet. The applicant has requested a reduction in open space with the only open space proposed being that of the landscape buffer on Floating Feather. Section 8-4E-2 of the UDC allows a reduction in total required open space if approved by the Council. Staff is supportive of the waiver of usable open space given the low density of the project, because the density meets the current Zoning District ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 9 of the property, the fact that it is located adjacent to Hunters Creek Park, and because the existing subdivision to the west does not having open space. The private street will be built to ACHD, City of Star and Star Fire District standards. The submitted Short Plat is showing a 41 ft wide private street that immediately becomes a hammerhead. This designation will require Fire District approval. A private street maintenance plan, including proposed funding, shall also be required by Staff prior to final plat signature. Street name must be obtained by the Ada County Street Naming Committee prior to signature of the final plat. The applicant has submitted an updated landscape plan with the short plat that shows appropriate landscape along W. Floating Feather Road. The UDC requires street trees every 35 feet. A revised landscape plan shall be conditioned to be submitted to staff prior to final plat signature showing the street tree locations. The streetlight plan was not included with the application. Staff suggests a streetlight be placed at the intersection of the Private Road and Floating Feather Road. There should also be streetlights on the end of the cul-de-sac for safety and emergency personnel navigation. Sidewalk currently exists on both Floating Feather Road and Star Road. AGENCY RESPONSES Central District Health December 1, 2020 (original) DEQ December 4, 2020 (original) ACHD December 4, 2020 & April 5, 2021 (memo) Keller Associates April 13, 2021 Middleton Mill/Middleton Irrigation Assoc November 30, 2020 (original) Star Fire District December 29, 2020 (updated 3/12/21) PUBLIC RESPONSES Ellen & Stan Morse, 11282 W. Floating Feather Road, Star, Idaho STAFF RECOMMENDATION Based upon the information provided to staff in the applications and agency comments received to date, the proposed short plat and private road request meets the requirements, standards, and intent for development as they relate to the Comprehensive Plan and Unified Development Code. The proposed maximum allowed density of 2 dwelling unit per acre is below the range of 3-5 dwelling units per acre allowed in the Neighborhood Residential Comprehensive Plan Land Use Map. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added or revised conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 10 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: SHORT 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. 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: ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 11 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 Short Plat for the Paint Point Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. The private street shall meet all requirements of the Star Fire District, including width and turn-around. 3. The Applicant/Owner shall submit a private street maintenance plan, including future funding, in compliance with Section 8-4D-3C of the UDC. 4. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight plan/design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 5. Street trees and landscaping along Floating Feather Road shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees. The applicant shall submit a revised landscape plan to the City prior to submittal of the final plat showing one tree per thirty-five (35) linear feet in addition to the proposed landscaping along Floating Feather Road. 6. The property with the approved Short Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 7. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 8. Pressurized irrigation systems shall comply with the Irrigation District(s) and the City of Star Codes. Plans for pressurized irrigation systems shall be submitted to, and approved by the City of Star Engineer, prior to installation. ---PAGE BREAK--- PAINT POINT SHORT PLAT, PRIVATE ROAD FILE # SP-21-02/PR-20-06 12 9. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 10. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 11. A 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. 12. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 13. 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. 14. Development standards for single family residential units shall comply with effective building and zoning requirements at time of building permit issuance, or as approved through the Development Agreement or as stated herein. 15. All common areas shall be maintained by the Homeowners Association. 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 construction. 17. A sign application is required for any subdivision signs. 18. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #SP-21-02/PR-20-06 for Paint Point Subdivision on 2021. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- W S S S MIDDLETON MILL CANAL MARTENS DELBERT C 1586 N WILD MUSTANG PL SEYMOUR GARY R 1540 N WILD MUSTANG PL WHEELOCK KEVAN 1481 N STAR RD FENIX RANCHETTE ESTATES NO 01 S8 S8 W. FLOATING FEATHER ROAD N. STAR ROAD W8 56' 171' 142' 21' 21' 13' 13' 30' 39' 227' 39' 39' 59' 12' 127' 136' 108' 159' 55' 3,993 SF 0.09 AC 21,225 SF 0.49 AC 21,341 SF 0.49 AC 22,220 SF 0.51 AC 19,026 SF 0.44 AC 83' 72' 125' 16' 12' 30' 20' CONC. DRIVEWAY APPROACH (PER IS.P.W.C. SD-710B) CONNECT TO EXIST. P-IRR 120.0' R28.0' R28.0' 20.0' HAMMER HEAD TURN-AROUND W/RIBBON CURB 25.0' 25.0' SECTION LINE EXISTING SEWER LINE EXISTING WATER LINE EXISTING OVERHEAD POWER EXISTING FENCE EXISTING TOP BANK OF DITCH EXISTING EASEMENT LINE EXISTING TOP BANK OF DITCH EXISTING GROUND CONTOUR EXISTING FIRE HYDRANT PROPERTY CORNER PIN TEMPORARY BENCH MARK EXISTING TREE STREET SIGN EXISTING STREET LIGHT EXISTING PROPERTY LINE GENERAL LEGEND BOUNDARY LINE LOT LINE 8" SANITARY SEWER S8 S8 4" WATER MAIN WATER SERVICE SEWER SERVICE RIBBON CURB CENTERLINE LOT NUMBER SEWER MANHOLE 8" PRESSURE IRRIGATION STREET SIGN P-IRR SERVICE EASEMENT LINE STREET LIGHT PP1 1 1 Revisions PAINT POINT SUBDIDVISION PRELIMINARY PLAT/CONCEPT ENGINEERING PLAN RSC CALL BEFORE YOU DIG! CALL DIGLINE INC. PRIOR TO COMMENCING UNDERGROUND WORK [PHONE REDACTED] Know what'sbelow. Callbefore you dig. ® PRELIMINARY PLAT FOR PAINT POINT SUBDIVISION VICINITY MAP 600' PROJECT SITE LAND DEVELOPER NOTES: · · DEVELOPMENT FEATURES: BUILDING SETBACKS: CIVIL ENGINEER UTILITY REPRESENTATIVES PHONE REPRESENTATIVE UTILITY TELEPHONE SEWER WATER ROADS ELECTRICITY GAS IRRIGATION FIRE (208) 385-2144 (208) 286-7388 (208) 286-7388 (208) 454-8135 (208) 388-6320 (208) 377-6839 (208) 571-3804 (208) 286-7772 CENTURY LINK STAR SEWER & WATER DISTRICT ADA COUNTY HIGHWAY DISTRICT IDAHO POWER INTERMOUNTAIN GAS MIDDLETON MILL DITCH COMPANY STAR FIRE DISTRICT STAR SEWER & WATER DISTRICT CABLE (208) 375-8288 SPARKLIGHT LAND SURVEYOR 11275 W. FLOATING FEATHER ROAD ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- SEE REVISED SHORT PLAT FOR UPDATED INTERNAL DESIGN ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 J:\203010\396 - Paint Point Subdivision\2021-04-12 Short Plat Review 1\2021-04-12 Star, Paint Point, PP Ltr, Rev 1.docx April 13, 2021 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: Paint Point Subdivision Short Plat Application Dear Mayor: Keller Associates, Inc. has reviewed the Preliminary Plat for the Paint Point Subdivision dated March 10, 2021. We reviewed the applicant’s package to check conformance with the City’s Subdivision Ordinance and coordinated our review with Shawn L. Nickel. We have the following comments and based on our review. Preliminary Plat Comments: 1. Verified written legal description. It appears that the boundary does not close, please update. 2. Provide landscape plans. Tree species must meet the City of Boise acceptable species guidelines, for location within or adjacent to right-of-way, as adopted by Star City Code. 3. Public and private easements are shown on plat for open spaces, access drives, drainage facilities, floodway maintenance boundaries, offsite storage areas and connecting piping for detached flood water storage impoundments, existing irrigation ditches, new irrigation ditches or pipelines, bicycle / pedestrian pathways (connectivity to adjacent developments), and irrigation piping. The turn-around requires 10-foot easement along all lot lines that are adjacent to it. The side lot line easements on the preliminary plat says 10-feet and the FP says 5-feet, please update to match. 4. Water and sewer easements for mainlines located outside the public right of way must be shown on face of plat. 5. Storm drainage facilities do not conflict with other utilities. 6. All street lighting shall be in accordance with the current edition of the ISPWC and the City of Star Supplemental Specifications. Street lighting shall be in accordance with ISPWC and the City of Star Supplementals. Cut sheet for lights and light poles shall be approved in writing by the City prior to installation. 7. Applicant needs to explain proposed stormwater disposal plan for local roads as well as Floating Feather Road. ---PAGE BREAK--- J:\203010\396 - Paint Point Subdivision\2021-04-12 Short Plat Review 1\2021-04-12 Star, Paint Point, PP Ltr, Rev 1.docx 8. It is unclear if the project is proposing offsite stormwater disposal to drain ditches. If so, plan approvals and license agreements from the affected irrigation ditch companies will be required. 9. Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company. 10. Finish grades at subdivision boundaries shall match existing finish grades. Runoff shall be maintained on subdivision property unless otherwise approved. 11. Landscape plans including fencing, buffer areas, and street trees will have to conform to the City subdivision ordinance. 12. Easements for sewer/water facilities will be required where placed outside of public right of way. Final Plat Comments: 1. Letter of credit for outstanding pressure irrigation and landscaping improvements only when weather conditions preclude construction of improvements prior to signature of mylar. 2. On the signature page of the plat please include the following: THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY, HEREBY APPROVE THIS PLAT.” underneath the APPROVAL OF CITY ENGINEER line, and before the signature line. Please update wording to match. 3. “Change of Ownership” document filed with the IDWR to the City of Star for all conveyable water rights. We recommend that the preliminary plat conditions 1 and 7 and final plat conditions 1 through 3 listed above be addressed prior to approval of the Short Plat. Any variance or waivers to the City of Star standards, ordinances, or policies must be specifically approved in writing by the City. Approval of the above-referenced Preliminary Plat does not relieve the Registered Professional Land Surveyor or the Registered Professional Engineer of those responsibilities. If you have any questions, please do not hesitate to call Keller Associates at (208) 288-1992. Sincerely, KELLER ASSOCIATES, INC. Ryan V. Morgan, P.E. City Engineer cc: File ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---   1 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 Development Services Department Project/File: Paint Point Subdivision / SPP20-0016 / RZ-20-11/ DA-20-16 / PP-20-16 / PR-20-06 This is a rezone, planned unit development, private road, and preliminary plat application to allow for the development of 9 lots on 2.039 acres. The site is located on the southwest corner of Floating Feather Road and Star Road. Lead Agency: City of Star Site address: 11275 N Floating Feather Road Staff Approval: December 4, 2020 Applicant: Richard Glenn Williams 53 Tessera Avenue Foothill Ranch, CA 92610 Representative: Rock Solid Civil Derritt Kerner 270 N 27th Street Suite #100 Boise, ID 83702 Staff Contact: Brenna Garro Phone: 387-6346 E-mail: [EMAIL REDACTED] A. Findings of Fact 1. Description of Application: The applicant is requesting approval of a development agreement with the City of Star and a rezone from R-2 (Low-Density Residential) to R-5 (Medium Density Residential), a private road, a planned unit development and a preliminary plat application to allow for the development of 9 single-family residential building lots on 2.039 acres. The City of Star’s Land Use Map designates this area as Neighborhood Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Neighborhood residential R-3 South Neighborhood residential R-2 East Existing public use, parks, and open space. Public West Neighborhood residential R-2 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Transit: Transit services are not available to serve this site. ---PAGE BREAK--- 2 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 5. New Center Lane Miles: The proposed development includes 0 centerline miles of new public road. 6. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 7. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • A detached pathway on Floating Feather Road from Wild Mustang Place to Meadow Lake Avenue is scheduled in the IFYWP to be constructed in 2024. • A sidewalk on Floating Feather Road from Brandon Road to Hornback Avenue is scheduled in the IFYWP to be constructed in 2023. • Bridge #2028 over the Middleton Canal on Floating Feather Road is scheduled in the IFYWP to be replaced in 2024. • Floating Feather Road is listed in the CIP to be widened to 3-lanes from Can Ada Road to Star Road between 2036 and 2040. • Floating Feather Road is listed in the CIP to be widened to 3-lanes from Star Road to Plummer Road between 2036 and 2040. • The intersection of Floating Feather Road and Star Road is listed in the CIP to be constructed as a single lane roundabout in 2036-2040. 8. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Floating Feather Road and Star Road as Level 2 facilities that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 85 vehicle trips per day; 9 vehicle trips per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is (575 VPH). * Acceptable level of service for a three-lane collector is (530 VPH). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Floating Feather 431-feet Minor Arterial 158 Better than Star Road 309-feet Collector 264 Better than ---PAGE BREAK--- 3 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Floating Feather Road west of Star Road was 3,229 on 11/05/19. • The average daily traffic count for Star Road south of Floating Feather Road was 4,493 on 10/23/19. C. Findings for Consideration 1. Floating Feather Road a. Existing Conditions: Floating Feather Road is improved with 2-travel lanes, vertical curb, gutter, and 5-foot wide attached concrete sidewalk abutting the site. There is 39 to 65-feet of right-of-way for Floating Feather Road (25 to 40-feet from centerline). b. Policy: Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map and Livable Streets Design Guide. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 46-feet (back-of-curb to back-of-curb) within 70 feet of right-of-way. This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Sidewalk Policy: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all arterial streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. ---PAGE BREAK--- 4 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Floating Feather Road is designated in the MSM as a Residential Arterial with 3-lanes,a 46-foot street section within 74-feet of right- of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Floating Feather Road abutting the site. d. Staff Comments/Recommendations: The applicant should be required to dedicate additional right-of-way to total 37-feet from the center line of Floating Feather Road abutting the site consistent with the MSM. Floating Feather Road is already improved with 17-feet of pavement from centerline consistent with the District’s Frontage Improvements policy, 2-travel lanes, curb, gutter, and 5-foot wide concrete sidewalk. Therefore, staff recommends that no further improvements be required with this development application. Consistent with the District’s Minor Improvements policy, the applicant should be required to replace any damaged curb, gutter, and sidewalk on Floating Feather Road abutting the site. 2. Star Road a. Existing Conditions: Star Road is improved with 3-travel lanes and vertical curb, gutter, and 7-foot wide attached concrete sidewalk abutting the site. There is 100 to 235-feet of right-of- way for Star Road (59 to 195-feet from centerline). b. Policy: Collector Street Policy: District policy 7206.2.1 states that the developer is responsible for improving all collector frontages adjacent to the site or internal to the development as required below, regardless of whether access is taken to all of the adjacent streets. Master Street Map and Typologies Policy: District policy 7206.5 states that if the collector street is designated with a typology on the Master Street Map, that typology shall be considered for the required street improvements. If there is no typology listed in the Master Street Map, then standard street sections shall serve as the default. Street Section and Right-of-Way Policy: District policy 7206.5.2 states that the standard right-of-way width for collector streets shall typically be 50 to 70-feet, depending on the location and width of the sidewalk and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk is located within an easement; in which case the District will require a minimum right-of-way width that extends 2-feet behind the back-of- curb on each side. ---PAGE BREAK--- 5 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 The standard street section shall be 46-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, a continuous center left-turn lane, and bike lanes. Residential Collector Policy: District policy 7206.5.2 states that the standard street section for a collector in a residential area shall be 36-feet (back-of-curb to back-of-curb). The District will consider a 33-foot or 29-foot street section with written fire department approval and taking into consideration the needs of the adjacent land use, the projected volumes, the need for bicycle lanes, and on-street parking. Sidewalk Policy: District policy 7206.5.6 requires a concrete sidewalk at least 5-feet wide to be constructed on both sides of all collector streets. A parkway strip at least 6-feet wide between the back-of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Consult the District’s planter width policy if trees are to be placed within the parkway strip. Sidewalks constructed next to the back-of-curb shall be a minimum of 7-feet wide. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, collector street requirements, and specific roadway features required through development. This segment of Star Road is designated in the MSM as a Residential Collector with 3-lanes and on-street bike lanes, a 36-foot street section within a minimum of 50-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Star Road abutting the site. Staff Comments/Recommendations: Star Road is already improved with 3-travel lanes curb, gutter, bike lanes, and 7-foot wide concrete sidewalk within 100 to 235-feet of right-of-way, consistent with the MSM. Therefore, staff recommends that no further improvements or right- of-way dedication be required with this development application. Consistent with the District’s Minor Improvements policy, the applicant should be required to replace any damaged curb, gutter, and sidewalk abutting the site. 3. Driveways 3.1 Floating Feather Road a. Existing Conditions: There are no existing driveways from the site onto Floating Feather Road. b. Policy: Access Points Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section ---PAGE BREAK--- 6 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. Access Policy: District policy 7205.4.6 states that direct access to minor arterials is typically prohibited. If a property has frontage on more than one street, access shall be taken from the street having the lesser functional classification. If it is necessary to take access to the higher classified street due to a lack of frontage, the minimum allowable spacing shall be based on Table 1a under District policy 7205.4.6, unless a waiver for the access point has been approved by the District Commission. Driveway Location Policy: District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a single left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 660-feet from the intersection for a full-movement driveway. District policy 7205.4.5 requires driveways located on minor arterial roadways from a signalized intersection with a dual left turn lane shall be located a minimum of 330-feet from the nearest intersection for a right-in/right-out only driveway and a minimum of 710-feet from the intersection for a full-movement driveway. Successive Driveways: District policy 7205.4.6 Table 1a, requires driveways located on minor arterial roadways with a speed limit of 40 MPH to align or offset a minimum of 330-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7205.4.8 restricts high-volume driveways (100 VTD or more) to a maximum width of 36-feet and low-volume driveways (less than 100 VTD) to a maximum width of 30-feet. Curb return type driveways with 30-foot radii will be required for high- volume driveways with 100 VTD or more. Curb return type driveways with 15-foot radii will be required for low-volume driveways with less than 100 VTD. Driveway Paving Policy: Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7205.4.8, the applicant should be required to pave the driveway its full width and at least 30- feet into the site beyond the edge of pavement of the roadway and install pavement tapers in accordance with Table 2 under District Policy 7205.4.8. c. Applicant’s Proposal: The applicant is proposing to construct a 29-foot wide private road from the site onto Floating Feather Road approximately 227-feet east of the site’s west property line, 240-feet west of Star Road (measured centerline to centerline), and align centerline to centerline with Watershed Avenue on the north side of Floating Feather Road. d. Staff Comments/Recommendations: The applicant's proposal does not meet the District’s Driveway Location policy which states that if a property has frontage on more than one street that access be taken from the lesser classified street or the District’s Successive Driveways policy which states that driveways onto minor arterial roadways should be offset a minimum of 330-feet from an intersection or another driveway. However, staff recommends a modification of policy to allow the driveway to be located as proposed due to the fact that: • A private road constructed from the site to Star Road would be located within right-of-way for the construction of a future ACHD detention pond facility, • The private road is proposed to align with Watershed Avenue on Floating Feather Road, meeting the intent of the policy . • The limited site frontage (431-feet) and the existing roadways intersecting Floating Feather Road near the site restrict the applicant’s ability to meet the District’s Successive Driveways ---PAGE BREAK--- 7 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 policy which requires driveways to be offset a minimum of 330-feet from any existing or proposed driveway or street. Therefore, staff recommends a modification of policy to allow the applicant’s proposal to construct the private road from the site onto Floating Feather Road located 240-feet west of Star Road to be approved, as proposed. This is a 27% modification of policy and can be approved at the Development Services Manager level. 4. Private Road (Tabiano Lane) a. Existing Conditions: There are no existing private roads within the site. b. Policy: Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. c. Applicant’s Proposal: The applicant is proposing to construct a 24-foot wide private road with 5-foot concrete sidewalk from the site onto Floating Feather Road approximately 227- feet east of the site’s west property line and in alignment with Watershed Avenue on the north side of Floating Feather Road. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved as proposed. If the City of Star approves the private road, the applicant shall be required to pave the private roadway its full width and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Star, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 5. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. ---PAGE BREAK--- 8 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 6. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 7. Other Access Floating Feather Road is classified as a residential arterial roadway and Star Road is classified as residential collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Dedicate additional right-of-way to total 37-feet from the center line of Floating Feather Road abutting the site. 2. Replace or repair any broken or deteriorated segments of curb, gutter, and sidewalk on Floating Feather Road abutting the site. 3. Replace or repair any broken or deteriorated segments of curb, gutter, and sidewalk on Star Road abutting the site. 4. Construct the private road, Tabiano Lane, from the site onto Floating Feather Road as a 24-foot wide private road with 5-foot concrete sidewalk with a curb return type approach located 227-feet east of the site’s west property line and aligns centerline to centerline with Watershed Avenue, as proposed. 5. Install street name and stop signs for the private road. The signs may be ordered though the District. Verification of the correct, approved name of the road is required. 6. Direct lot access is prohibited to Floating Feather Road and Star Road and should be noted on the final plat. 7. Submit civil plans to ACHD Development Services for review and approval. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Payment of impact fees is due prior to issuance of a building permit. 9. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. ---PAGE BREAK--- 9 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-[PHONE REDACTED]) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 1. The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACHD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular transportation system within the vicinity impacted by the proposed development. G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines ---PAGE BREAK--- 10 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 VICINITY MAP ---PAGE BREAK--- 11 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 SITE PLAN ---PAGE BREAK--- 12 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. ---PAGE BREAK--- 13 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. ---PAGE BREAK--- 14 Paint Point Subdivision / SPP20-0016 RZ-20-11 / DA-20-16 / PP-20-16 / PR-20-06 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. ---PAGE BREAK--- ---PAGE BREAK--- December 4, 2020 By e-mail: [EMAIL REDACTED] Barbara Norgrove Star City Hall P.O. Box 130 Star, Idaho 83669 Subject: Sellwood Place Subdivision, AZ-20-20 Annexation-Zoning, DA-20-25 Development Agreement, PP-20-18 Preliminary Plat and Paint Point Subdivision, RZ-20-11 Rezone, DA- 20-26 Development Agreement, PP-20-16 Preliminary Plat, PR-20-06 Private Street Dear Ms. Norgrove: Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: deq.idaho.gov/assistance- resources/environmental-guide-for-local-govts. The following information does not cover every aspect of these projects; however, we have the following general comments to use as appropriate: 1. AIR QUALITY  Please review IDAPA 58.01.01 for all rules on Air Quality, especially those regarding fugitive dust (58.01.01.651), trade waste burning (58.01.01.600-617), and odor control plans (58.01.01.776).  All property owners, developers, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during all phases of construction activities per IDAPA 58.01.01.651.  DEQ recommends the city/county require the development and submittal of a dust prevention and control plan for all construction projects prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. Information on fugitive dust control plans can be found at: http://www.deq.idaho.gov/media/61833-dust_control_plan.pdf  Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances.  Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. Brad Little, Governor Jess Byrne, Director 1445 N Orchard Street, Boise, ID 83706 (208) 373-0550 ---PAGE BREAK--- Response to Request for Comment December 4, 2020 Page 2 For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 2. WASTEWATER AND RECYCLED WATER  DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department.  All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well.  DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water.  DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. WASTEWATER AND RECYCLED WATER  DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval.  All projects for construction or modification of public drinking water systems require preconstruction approval.  DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: deq.idaho.gov/water- quality/drinking-water.aspx). For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite.  If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter.  DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for ---PAGE BREAK--- Response to Request for Comment December 4, 2020 Page 3 protection of ground water resources.  DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER  A DEQ short-term activity exemption (STAE) from this office is required if the project will involve de-watering of ground water during excavation and discharge back into surface water, including a description of the water treatment from this process to prevent excessive sediment and turbidity from entering surface water.  Please contact DEQ to determine whether this project will require a National Pollution Discharge Elimination System (NPDES) Permit. A Construction General Permit from EPA may be required if this project will disturb one or more acres of land, or will disturb less than one acre of land but are part of a common plan of development or sale that will ultimately disturb one or more acres of land.  If this project is near a source of surface water, DEQ requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho’s water resources. Additionally, please contact DEQ to identify BMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions.  The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regional Office, at 2735 Airport Way, Boise, or call (208) 334-2190 for more information. Information is also available on the IDWR website at: permits.html  The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. 5. HAZARDOUS WASTE AND GROUND WATER CONTAMINATION  Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements.  No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards, Rules and Regulations for Hazardous Waste, and Rules ---PAGE BREAK--- Response to Request for Comment December 4, 2020 Page 4 and Regulations for the Prevention of Air Pollution.  Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852).  Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850.  Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. ADDITIONAL NOTES  If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website deq.idaho.gov/waste-mgmt-remediation/storage-tanks.aspx for assistance.  If applicable to this project, DEQ recommends that BMPs be implemented for any of the following conditions: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more information on any of these conditions. We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator DEQ-Boise Regional Office EDMS#: 2020AEK276 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ORDINANCE NO. 329 (10040 W. STATE STREET ANNEXATION) AN ORDINANCE ANNEXING TO THE CITY OF STAR CERTAIN REAL PROPERTY LOCATED IN THE UNINCORPORATED AREA OF ADA COUNTY, IDAHO; MORE SPECIFICALLY AT 10040 W. STATE STREET (ADA COUNTY PARCEL #S0408438955) AND CONTIGUOUS TO THE CITY OF STAR; THE PROPERTY IS OWNED BY NORTHWEST DEVELOPMENT COMPANIES, LLC; ESTABLISHING THE ZONING CLASSIFICATION OF THE ANNEXED PROPERTY AS CENTRAL BUSINESS DISTRICT WITH A DEVELOPMENT AGREEMENT (CBD-DA) OF APPROXIMATELY .93 ACRES; DIRECTING THAT CERTIFIED COPIES OF THIS ORDINANCE BE FILED AS PROVIDED BY LAW; PROVIDING FOR RELATED MATTERS; AND PROVIDING FOR AN EFFECTIVE DATE. WHEREAS, the City of Star, Ada and Canyon County, Idaho (“the City”), is a municipal corporation organized and operating under the laws of the State of Idaho and is authorized to annex and to incorporate within the boundaries of the City contiguous real property in the manner provided by Section 50-222, Idaho Code; and WHEREAS, pursuant to Section 67-6524, Idaho Code, the City of Star has adopted the Unified Development Code Ordinance, the same being Ordinance No. 303, adopted on March 3, 2020 and subsequently amended; and WHEREAS, the owner(s) of the real property situated in the unincorporated areas of Ada County and particularly described in Section 2 of this Ordinance have requested, in writing, annexation of said real property to the City of Star; and WHEREAS, the Mayor and Council, held a public hearing on July 28, 2020 on the proposed annexation and zoning of the property described in Section 2 below, as required by Section 67-6525, Idaho Code, and determined that the requested annexation should be granted and that the annexed property should be zoned Central Business District with a Development Agreement (CBD-DA) pursuant to the Unified Development Code of the City of Star. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND COUNCIL OF THE CITY OF STAR, IDAHO, as follows: Section 1: The Mayor and Council of the City of Star, Idaho, hereby find and declare that the real property described in Section 2 of this Ordinance is contiguous to the City, that said property can be reasonably assumed to be used for orderly development of the City, that the owner(s) of said property have requested, in writing, annexation of said property by the City, and that the requirements of Section 50-222, Idaho Code, for annexation of said property, have been satisfied. Section 2: The real property, described in the attached Exhibit A, situated in Ada County, Idaho, is hereby annexed into the City of Star. From and after the effective date of this Ordinance, the residents and other occupants and property owners within such area shall enjoy all ---PAGE BREAK--- the rights and responsibilities and shall be subject to all ordinances, resolutions, police regulations, taxation and other powers of the City of Star as their fellow residents, occupants, and owners within the City of Star. Section 3: The zoning land use classification of the land described in Section 2 above, is hereby established as Central Business District with a Development Agreement (CBD-DA), as provided by the Unified Development Code of the City of Star. The Zoning Map of the City is hereby amended to include the real property described in Section 2 above in the Central Business District with a Development Agreement (CBD-DA) land use classification. Section 4: The City Clerk is hereby directed to file, within ten (10) days of passage and approval of this Ordinance, a certified copy of this Ordinance with the offices of the Auditor, Treasurer, and Assessor of Ada County, Idaho, and with the State Tax Commission, Boise, Idaho, as required by Section 50-223, Idaho Code, and to comply with the provisions of Section 63-215, Idaho Code, with regard to the preparation and filing of a map and legal description of the real property annexed by this Ordinance. Section 5: This Ordinance shall take effect and be in force from and after its passage, approval, and publication as required by law. In lieu of publication of the entire Ordinance, a summary thereof in compliance with Section 50-901A, Idaho Code maybe be published. DATED this day of 2021. CITY OF STAR Ada and Canyon County, Idaho BY: ATTEST: Trevor A. Chadwick, Mayor Jacob M. Qualls, City Clerk ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 10040 W. STATE STREET ANNEXATION DEVELOPMENT AGREEMENT This Development Agreement ("Agreement") is entered into by and between the City of Star, a municipal corporation in the State of Idaho, hereinafter referred to as "City", and Northwest Development Companies, LLC, hereinafter referred to as "Owner” and “Developer”. WHEREAS, Owner owns a parcel of land of approximately .93 acres in size, currently located within the City of Star, zoned CBD-DA and more particularly described in Exhibit A of Ordinance 329, which is attached hereto and incorporated by reference herein (the "Property"); WHEREAS, Owner has requested that the Property be rezoned in the City and developed in accordance with the applicable ordinances and regulations of the City and this Agreement; WHEREAS, the City, pursuant to Section 67-6511A, Idaho Code, and Star City Code at Title 8, Chapter 10, has the authority to enter into a development agreement for the purpose of allowing, by agreement, a specific development to proceed in a specific area and for a specific purpose or use which is appropriate in the area, but for which all allowed uses for the requested zoning may not be appropriate; WHEREAS, the City has authority to enter into development agreements to condition annexations and re-zones; WHEREAS, Owner desires to be assured that it may proceed with allowing its Property to be rezoned in accordance with this Agreement; WHEREAS, the parties agree to the zoning designations for various parcels within the Property to be annexed in accordance with this Agreement; WHEREAS, Developer filed with the City of Star, a Request to Annex and Zone the Property to CBD-DA, as File No. AZ-20-10, so that the City can review all of the applications affecting the use and development of the Property in an integrated manner consistent with the City's Comprehensive Plan and land use ordinances; WHEREAS, the intent of this Agreement is to protect the rights of Owner’s and Developer’s use and enjoyment of the Property while at the same time mitigating any adverse impacts of the development upon neighboring properties and the existing community and ensuring the Property is developed in a manner consistent with City Ordinances; THEREFORE, the City, Owner, and Developer, for and in consideration of the mutual covenants, duties and obligations herein set forth, hereby agree as follows: Section 1. Legal Authority. This Agreement is made pursuant to and in accordance with the provisions of Idaho Code Section 67-6511A and Star City Code, Title 8, Chapter 1. Section 2. Development/Uses/Standards. ---PAGE BREAK--- 2.1 Development Acreage and Number of Residential Dwelling Units Permitted. As part of the Annexation Conceptual Site Plan shown as Exhibit B, Owner is allowed to develop .93 acres as follows: • Zoning Classification: The zoning classification shall be a CBD-DA. • The Developer shall comply with all city ordinances relating to the future development of this property, except as otherwise provided herein. 2.2 Site Design. The conceptual site plan, as set forth in Exhibit B, is hereby approved. Details will be provided by the owner at the time of development. 2.3 Proportionate Share Agreement for ITD Improvements. Developer shall participate in the costs of construction or improvements to the portions of the State Highway System within the City of Star and/or City of Star Area of City Impact. The Developer will pay the traffic mitigation fee determined by the Idaho Transportation Department based on trip generation numbers provided by the developer as uses are proposed and development applications are reviewed. The City will allocate the funds to roadway improvements in the vicinity of the project. The Developer shall pay this amount (unless otherwise revised by ITD) directly to the City of Star. The City will maintain this contribution in a specific Development Contributions account, to be distributed to ITD when requested for use with a specific Idaho Transportation Improvement Plan (ITIP) project within the City of Star Area of City Impact or City Limits in accordance with the terms of the Intergovernmental Agreement between the Idaho Transportation Department and the City of Star dated April 22, 2020. 2.3 Participation in Seneca Springs Traffic Signal. The owner shall participate in the cost of the future traffic signal located at the intersection of W. State Street and N. Seneca Springs Way. The owners share for this development shall not exceed $25,000.00. Payment shall be made to the City prior to occupancy of the first building on the property. The owner may request phasing of the payment to coincide with the development phases of the development. 2.4 Changes and Modifications. No change in the use or restrictions specified in this Agreement shall be allowed or changed without modification of this Agreement pursuant to the requirements of the Star City Ordinances. In the event Owner changes or expands the uses permitted by this Agreement or fails to comply with the restrictions without formal modification of this Agreement as allowed by the Star City Ordinances, Owner shall be in default of this Agreement. 2.5 Final Design Review. The developer shall receive design review and/or preliminary plat approval from the City for each phase of the Development Plan. Section 3. Conditions, Bonding for Completion. All of the conditions set forth herein shall be complied with or shall be bonded for completion before an Occupancy permit will be granted. Failure to comply with the Star City Ordinances or the terms of this Agreement shall result in a default of this Agreement. Owner or Developer may be allowed to bond for certain conditions at one hundred and fifty percent (150%) of the estimated cost of completion pursuant to Star City Ordinances. ---PAGE BREAK--- 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. 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. ---PAGE BREAK--- 7.3 Choice of Law. This Agreement shall be construed in accordance with the laws of the State of Idaho in effect at the time of the execution of this Agreement. Any action brought in connection with this Agreement shall be brought in a court of competent jurisdiction located in Ada County, Idaho. 7.4 Notices. Any notice which a party may desire to give to another party must be in writing and may be given by personal delivery, by mailing the same by registered or certified mail, return receipt requested postage prepaid, or by Federal Express or other reputable overnight delivery service, to the party to whom the notice is directed at the address of such party set forth below. Star: City of Star Attn: City Clerk P.O. Box 130 Star, ID 83669 Owner/Developer: Travis Stroud Northwest Development Companies, LLC 1980 S. Meridian Road Suite 140 Meridian, Idaho 83642 7.5 Effective Date. This Agreement shall be effective after delivery to each of the parties hereto of a fully executed copy of this Agreement. 7.6 Attorney Fees. Should any litigation be commenced between the parties hereto concerning this Agreement, the prevailing party shall be entitled, in addition to any other relief as may be granted, to court costs and reasonable attorney fees as determined by a court of competent jurisdiction. This provision shall be deemed to be a separate contract between the parties and shall survive any default, termination or forfeiture of this Agreement. [end of text; signatures and exhibits follow] ---PAGE BREAK--- IN WITNESS WHEREOF, the parties have hereunto caused this Agreement to be executed on the day and year set forth below. Dated this day 2021. CITY OF STAR By: Trevor A. Chadwick, Mayor ATTEST: Jacob M. Qualls, City Clerk STATE OF IDAHO ) ) ss. County of Ada ) On this day of 2021, before me the undersigned, a Notary Public in and for said state, personally appeared Trevor A. Chadwick and Jacob M. Qualls, known to me to be the Mayor and City Clerk, respectively, of the City of Star who subscribed their names to the foregoing instrument, and acknowledged to me that they executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and seal, the day and year in this certificate first above written. Notary Public for Idaho Residing at: My Commission Expires: ---PAGE BREAK--- OWNER: Travis Stroud, President Northwest Development Companies, LLC STATE OF IDAHO ) ) ss. County of Ada ) On this day of 2021, before me the undersigned, a Notary Public in and for said state, personally appeared Travis Stroud, known or identified to me to be the persons who subscribed their names to the foregoing instrument, and acknowledged to me that they executed the same. IN WITNESS WHEREOF, I have hereunto set my hand and seal, the day and year in this certificate first above written. Notary Public for Idaho Residing at: My Commission Expires: ---PAGE BREAK--- 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