Document Star_doc_90e02dc1ab

STAR CITY COUNCIL REGULAR MEETING AGENDA City Hall - 10769 W State Street, Star, Idaho Tuesday, January 19, 2021 7:00 pm 1. CALL TO ORDER (Welcome/Pledge of Allegiance) 2. INVOCATION 3. ROLL CALL 4. APPROVAL OF AGENDA (Approval of Agenda as it stands/Amend Agenda) Action Item 5. CONSENT AGENDA Action Items *All matters listed within the Consent Agenda have been distributed to each member of the Star City Council for reading and study, they are considered to be routine and will be enacted by one motion of the Consent Agenda or placed on the Regular Agenda by request. A. Regular Meeting Minutes of January 5, 2021 B. Final Plats for: 1. Sample Commercial Subdivision (Albertsons) (FP-20-27) 6. PRESENTATIONS A. Pathways & Beautification Quarter 4 Service Award 7. OLD/NEW BUSINESS Action Items A. Public Hearing: Canvasback Subdivision Annexation & Zoning, Development Agreement, Preliminary Plat (AZ-20-11/DA-20-11/PP-20-11) – Tabled from 10/6/20 & 11/17/20 B. Public Hearing: Saddlewood Subdivision Preliminary Plat (PP-20-20) C. Ordinance No. 322 Moon Valley Estates Property Annexation D. Ordinance No. 324 Ridley’s Heron River Commercial Property Rezone E. Ordinance No. 325 Moyle Estates Subdivision No. 2 Annexation 8. REPORTS 9. ADJOURNMENT Action Item Limited seating is available at the City Council Meeting at City Hall due to COVID-19. The meeting can be viewed via a link posted to the City of Star website at staridaho.org. This link will be posted by Tuesday, January 19, 2021. Information on how to participate in a public hearing remotely will be posted to staridaho.org under the January 19th meeting information. The public is always welcomed to submit comments in writing. ---PAGE BREAK--- STAR CITY COUNCIL MEETING JANUARY 5, 2021 1 STAR CITY COUNCIL MEETING MINUTES January 5, 2021 1. CALL TO ORDER: The regular meeting of the Star City Council was held on Tuesday, January 5, 2021 at Star City Hall, 10769 W. State Street in Star, Idaho. Mayor Trevor Chadwick called the meeting to order at 7:00 pm and all stood for the Pledge of Allegiance. 2. INVOCATION: Larry Osborn, LifeSpring Christian Church 3. ROLL CALL: Council Present: David Hershey, Michael Keyes, Jennifer Salmonsen, Kevin Nielsen Council Absent: None 4. APPROVAL OF THE AGENDA: Keyes moved to approve the agenda. Hershey seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. 5. CONSENT AGENDA: Keyes moved to approve the consent agenda. Salmonsen seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. 6. PRESENTATION/PUBLIC INPUT: No public input. 7. OLD/NEW BUSINESS: A) PUBLIC HEARING – PAINT POINT SUBDIVISION The Mayor opened the public hearing. No ex parte contact from Council members. Applicant: Rick Williams – 11275 Floating Feather Rd, Star ID 83669 Applicant was seeking approval of a Rezone a Development Agreement, a Preliminary Plat for a proposed residential subdivision consisting of 9 residential lots and 2 common lots and a Private Street. Williams gave an overview of the project. There were discussions regarding irrigation water, private streets size, lot and home size, and price. Public Testimony: Ellen Morse – 11282 W Floating Feather Rd, Star ID 83669 Morse opposed this project. Her concerns were with density, traffic, placement, and impact on home value. Stan Morse – 11282 W Floating Feather Rd, Star ID 83669 Morse opposed this project. He was concerned about decreased home values and potential traffic problems. Online, Delbert Martens – 1586 N Wild Mustang Pl, Star ID 83669 Martens opposed this project. He was concerned about property size, common areas and noise, the driveway entrance, visitor parking, and privacy issues. Online, Cheryl Sanchez – 1813 N Water Heights Way, Star ID 83669 Sanchez opposed to this project. She had concerns about the first entrance and traffic at Hunters Creek Park, putting another private street that will create more traffic, and the high density. Online, Lori Murray – 1543 N Wild Mustang Pl, Star ID 83669 Murray opposed this project. Her concerns included water rights, parking, not meeting the requirements of the current subdivision and high density. ---PAGE BREAK--- STAR CITY COUNCIL MEETING JANUARY 5, 2021 2 Online, Kevan Wheelock – 1481 N Star Rd, Star ID 83669 Wheelock requested the homes to at least have an aesthetically country appearance and would like the sidewalks to connect to make a loop for better flow. Rebuttal: Williams addressed the concerns from each of the public testimonies. There were discussions regarding home sizes, zoning, grantors, CC&Rs, definitions and rights. The Council suggested tabling the application and would like to see a better conceptual plan, improving pedestrian safety, for Williams to reach out to neighbors and address density, parking, and the other issues. The Mayor closed the public hearing and went into deliberations. Keyes made suggestions regarding the private road, density, zoning, walkways, and parking. Nielsen moved to table the application to February 2. Hershey seconded the motion. VOTE: Tabled until February 2, 2021. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. B) PUBLIC HEARING – SELLWOOD PLACE SUBDIVISION The Mayor opened the public hearing. No ex parte contact from Council members. Applicant: Wendy Shrief – 2760 W Excursion Way, Meridian ID 83642 Applicant is seeking and approval of an Annexation and Zoning a Development Agreement, and Preliminary Plat for a proposed residential subdivision consisting of 76 residential lots and 12 common lots. Shrief outlined the project with some updates. There was discussion regarding landscaping, amenities, sidewalks, and mailboxes. Public Testimony: Travis Chesley – 2351 N Brandon Rd, Star ID 83669 Chesley opposed this project. His biggest concern was no sidewalks, no lights, and poor visibility. There was a discussion regarding lighting and the entrance. Tom Spillner – 10965 W Eagle Flats Ln, Star ID 83669 Spillner opposed this project. He also represented neighbor, Jake Schmidt who was not notified of the meeting or development. Spillner’s biggest issues were the access entrance, water irrigation ditch piping and maintaining access, and zoning. He would like a berm placed, single story residences, and play areas. Jeff Langford – 2348 N Bottle Creek Pl, Eagle ID 83616 Langford opposed the project. His concerns included the high density, frontage, berms, details about the homes, and the entrance safety. Maxine McCombs – 2211 N Schreiner Ln, Star ID 83669 McCombs opposed this project. Her concerns included density, and traffic safety issues. Vic Warr – 2050 N Brandon Rd, Star ID 83669 Warr opposed this project. His issues included not having a transition area, stub road, surface water runoff and gullies and how will that be handled, traffic and lighting. Charles Cooley – 2645 N Brandon Rd, Star ID 83669 Cooley opposed this project. He is concerned about traffic safety, the views, lighting and pedestrian safety. Online, Ann Kuck – 10399 W Rolling Hills Dr, Star ID 83669 Kuck appreciated the open space and buffer they added and getting rid of the stub road. She talked about density and asked for a landscape plan before it is approved. Online, Robert Fehlau – 2203 N Sunny Ln, Star ID 83669 Fehlau requested that the non-buildable common lot be put into the description. He would like to see larger lots to create more of a buffer and transition, less density, and that the natural area be protected and undisturbed. ---PAGE BREAK--- STAR CITY COUNCIL MEETING JANUARY 5, 2021 3 Rebuttal: Shrief addressed the concerns from each of the public testimonies. There were discussions regarding moving the access entrance with ACHD’s approval, detached sidewalks, a landscaping plan, a lighting plan, irrigation and ditches, water rights, drainage and grading, farmland statutes, and amenities. The Mayor closed the public hearing and went into deliberations. Keyes moved to table the application to February 2. Salmonsen seconded the motion. There was a short discussion among the Council regarding density. VOTE: Tabled to February 2, 2021. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. C) Ordinance No 323 Greyloch Cabinetry Rezone Keyes moved to dispense with the rules to be able to approve the ordinance after reading once by title only. Nielsen seconded the motion. Roll call vote. All ayes from Council. Hershey moved to approve Ordinance 323. Keyes seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. D) Resolution 21-01 Comprehensive Plan Land Use Map and Text Amendment Color code issues will be cleaned up to what was previously approved. There was further discussion regarding the defined and simplified transitional matrix, verbiage in the Land Use Section 8.5.3, and graphs being updated. Keyes moved to approve Resolution 21-01. Nielsen seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. E) Approval of Bid Documents and Plans for Hunters Creek Park Improvements City Engineer, Ryan Morgan with Keller Associates – 131 SW 5th Ave A, Meridian ID 83642 Morgan outlined the layout for Hunters Creek Park. It will go to bid on January 12, be received back January 28, with the proposal to the Council on February 2. Some add alternates were discussed, including scoreboards, an asphalt pathway, and sidewalk extension. There was further discussion regarding ADA compliance, grading different types and needs of lighting, trees and landscaping. The goal is completion by mid-March. Keyes moved to approve with the add alternates. Nielsen seconded the motion. VOTE: Approved. Ayes – Hershey, Keyes, Salmonsen, Nielsen. Motion carried. 8. EXECUTIVE SESSION Nielsen moved to go into Executive Session. Keyes seconded the motion. Roll call vote. All ayes from Council. The Executive session ended at 10:10. 9. Action taken as a result of the Executive Session: Nielsen moved that pursuant to City of Star Code Ordinance 1-6-4 and 1-6-5 and under authority of Idaho Code Section 50-260 that we unappoint the City Clerk and City Treasurer. Keyes seconded the motion. Roll call vote. VOTE: Ayes – Hershey, Keyes, Salmonsen, Nielsen. Unappointment confirmed. 10. REPORTS: No reports. 11. ADJOURNMENT: The Mayor adjourned the meeting at 10:15 pm. Respectfully submitted: Approved: Meredith Hudson, Deputy City Clerk Trevor A Chadwick, Mayor ---PAGE BREAK--- File # FP-20-27 Page 1 Sample Commercial Subdivision Final Plat CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel Planning Director and Zoning Administrator MEETING DATE: January 19, 2021 FILE(S) FP-20-27 Final Plat, Sample Commercial Subdivision REQUEST The Applicant is seeking approval of a Final Plat for Sample Commercial Subdivision consisting of 5 commercial lots and 1 common lot on 12.89 acres. The property is located at 210 N. Highbrook Way in Star, Idaho. The subject property is generally located at the northeast corner of N. Highbrook Way and W. State Street. Ada County Parcel Number is R8108003003 & R8108003012. APPLCIANT/REPRESENTATIVE: OWNER: Roger Collins, The Land Group ABS ID-O, LLC 462 E. Shore Drive Suite 100 250 Parkscenter Blvd Eagle, Idaho 83616 Boise, Idaho 83706 PROPERTY INFORMATION Land Use Designation - Commercial (C-2-DA) Acres - 12.89 acres Commercial Lots - 5 Common Lots - 1 HISTORY September 19, 2017 Council approved applications for Annexation and Zoning (AZ-17-01), Development Agreement (DA-17-01) and Preliminary Plat (PP-17-02) for Sample Commercial Subdivision. ---PAGE BREAK--- File # FP-20-27 Page 2 Sample Commercial Subdivision Final Plat GENERAL DISCUSSION Staff Reviewed Comments from the Preliminary Plat Approval/Findings of Fact: The application reflects three phases for this development, Phase 1 is the current phase for review. The second phase will be additional commercial development to the east and the third phase will be residential development to the north. Plans for these two phases were not received with this application. However, residential is proposed as single-family dwellings, consistent with the adjacent homes with density to increase moving south towards the commercial development. Overall density is proposed as seven units to the acre with an estimated 121 residential unit’s total meeting requirements of the Comprehensive Plan Map. The Preliminary Plat – Phase 1 includes seven lots, of which five are commercial lots, one is a common lot and one ROW dedication of 1.86 acres to ACHD. The development is proposed as a grocery anchored, commercial shopping center on 13.29 acres. Per the Applicant, buildings will be designed with elevations that create interest through the use of broken planes, windows, and cornices. Large flat walls will not be provided. Building heights and elevations will be varied to reduce the appearance of a large mass. This will be accomplished through varying rooflines, canopies or arcades, designed with proper proportions and complimentary materials. The maximum building height proposed is 45’. A drainage swale is proposed on the common lot located northwest of the commercial development. Perpetual maintenance of this drainage swale is required. Trash enclosures are reflected on the plans for each business. Per the Unified Development Code, each business shall have an enclosed trash collection area. These enclosures shall be made of solid walls on three sides and at least four feet in height. Additional standards may be required by Republic Services. No area or structure shall be used or occupied in any manner creating dangerous, injurious, noxious or hazardous conditions to the surrounding areas. Hours of operation are proposed as 5:00 am to 1:00 am. Per the Star City Code, Section 3-2-1 Noise, Prohibited Acts and 3-2-4 Specific Noise Violations, during construction, operation and maintenance of said commercial development, application shall ensure all tenants are aware of all regulations of this section. ---PAGE BREAK--- File # FP-20-27 Page 3 Sample Commercial Subdivision Final Plat Outdoor lighting along State Highway 44 shall follow the City’s designated streetlight design for State Highway 44. All internal streetlights shall follow the UDC and “dark sky” guidelines. Outdoor service and equipment shall not be located within 50’ of any abutting residential district. Landscaping shall be incorporated into the design for visual and acoustical impacts. Pressurized irrigation shall be installed for all landscaping. City water may not be used for irrigation. An irrigation agreement from all effected canal and ditch districts will be required prior to any building permits. Self-service uses shall for safety purposes be highly visible, opening to a public street or adjoining business and have low impact lighting. Financial transaction areas shall be oriented toward high volume traffic areas. Landscaping in these areas shall be limited to no more than three feet in height. Sidewalks in all zones except Central Business District shall be a minimum of five feet in width. Non-residential buildings shall not be located closer than 15’ to a residential property line. Minimum yard requirements may be reduced to 50% if screening is provided. Screening may be acceptable with landscaping, masonry or solid fencing free of advertising. Landscaping area shall not be less than 20’ in width. Chain link fencing shall not be used. Landscaping buffers shall facilitate pedestrian access from residential development to abutting commercial districts and vice versa. Street buffers for commercial shall be on a common lot or on a permanent easement, maintained by the property owner or business owner’s association. Except where fences and walls are being used as decorative landscape elements, fences and walls are permitted only on the interior edge of the street buffer. Parking lot landscaping shall comply with the UDC section 8-4 B-8. Bicycle parking shall be located as close as possible to the building entrance. One bicycle parking space shall be provided for every 25 vehicle parking spaces for all commercial uses. Parking standards shall be followed for all uses, see UDC section 8-4 C-6. Required parking for retail stores is one per each 250 sq. ft. of gross floor area, single family ---PAGE BREAK--- File # FP-20-27 Page 4 Sample Commercial Subdivision Final Plat attached, townhouses and duplexes are dependent on number of bedrooms and multifamily is two per dwelling – one covered, one not. The type of business will dictate the required number of parking spaces It is the responsibility of the applicant to ensure that the size and number of handicap accessible spaces meets all Americans with Disabilities Act (ADA) requirements. The UDC defines off street loading spaces by size of the building. The main grocery building shall fall under the requirement of having two types of spaces – one that shall be not less than 12’ in width and 35’ in length and type two space shall be not less than 15’ in width and 65’ in length. All spaces shall have 14’ in height requirements. Parking and loading shall not back out into the street. No off-street loading space shall be located closer than 50’ to an abutting a residential unless entirely enclosed within a sound attenuating structure, such as masonry block. No off-street loading shall face an abutting residential district. Any off-street loading space located within 50’ of a residential district shall not operate between the hours of 10:00 pm and 7:00 am. Amenities are not a requirement of a commercial development but will be required once the residential area develops. The proposed residential area is approximately 17.42 acres – the common open space shall exceed 5% of the gross land area of the development. Several examples of qualified open space are available per UDC 8-4 F-3. All additional businesses will be required to apply for zoning compliance certificates and/or conditional use permits prior to construction. Staff analysis of Final Plat Submittal: The Final Plat layout for Phase I complies with the approved Preliminary Plat. Streetlights – Streetlight plan has been submitted with the final plat application. The streetlight plan shows the minimum required streetlight locations, including along State Street and within the parking lot area of the development. The applicant shall work with Planning Staff on the final street design and layout. PUBLIC NOTIFICATIONS Notifications of this application were sent to agencies having jurisdiction on October 20, 2020. Keller Associates Review Checklist ---PAGE BREAK--- File # FP-20-27 Page 5 Sample Commercial Subdivision Final Plat FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve this Final Plat, the Unified Development Code requires that Council must find the following: A. The Plat is in conformance with the Comprehensive Plan. The Council finds that this subdivision upon Preliminary Plat approval was in conformance with the Comprehensive Plan; no changes have been made to change this status. B. Public services are available or can be made available and are adequate to accommodate the proposed development. Staff finds that all public services are available and able to accommodate this development. C. There is public financial capability of supporting services for the proposed development. Staff knows of no financial hardship that would prevent services from being provided. D. The development will not be detrimental to the public health, safety or general welfare; and, Staff finds no facts to support that this subdivision phase will be detrimental to the public health, safety or general welfare. E. The development preserves significant natural, scenic or historic features. Staff finds that existing conditions have not substantially changed from the approved Preliminary Plat of this subdivision. CONDITIONS OF APPROVAL 1. 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. 2. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 3. 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. 4. 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) 5. The applicant shall work with City Staff on the streetlight design prior to installation. The design must meet the dark sky standards consistent with the intent of the City. Streetlights shall be consistent throughout the remaining phases of the subdivision. 6. A plat note shall state that development standards for commercial development shall comply with the effective building and zoning requirements at time of building permit issuance. ---PAGE BREAK--- File # FP-20-27 Page 6 Sample Commercial Subdivision Final Plat 7. 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.) 8. A letter from the US Postal Service shall be given to the City at Final Plat stating the subdivision is in compliance with the Postal Service. 9. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met. 10. A separate sign application is required for any subdivision sign. 11. As built plans for pressurized irrigation systems shall be submitted to the City of Star prior to signature of the final plat. 12. Applicant shall provide the City with a full size and 11”x17” copy of the signed recorded final plat with all signatures, prior to any building permits being issued. 13. 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. 14. A copy of signed irrigation agreements shall be submitted to the City prior to signature of the final plat. 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 copy of the recorded CC&R’s shall be submitted to the City of Star prior to any building permits being issued. 18. 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. 19. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council Approved File # FP-20-27 Sample Commercial Subdivision, Final Plat on 2021. ---PAGE BREAK--- June 30, 2020 Shawn Nickel City Planner City of Star – Planning and Zoning Department 10769 W. State Street Star, ID 83669 RE: Final Plat Application – Sample Commercial Subdivision Dear Mr. Nickel: Attached to this letter is the Final Plat Application for the Sample Commercial Subdivision. This application includes R8108003003 (11.68 acres) and a portion of parcel R8108003012 (1.21 acres ROW) with a total area for the Final Plat of 12.89 acres. The 12.89-acre site (blue area below) is generally located on the northeast corner of the proposed N. Highbrook Way. The property is currently zoned R-7 in the City of Star. No structures exist on the property and it is currently vacant and previously utilized for agriculture. The site is bound on the south by commercial and future commercial properties; future commercial to the east; future mixed-use development (commercial and residential on the west. To the north are existing single-family homes in the Endsley Court Subdivision and future higher density residential, zoned R-7. Final Plat Area: ---PAGE BREAK--- This plat creates six total lots (5 commercial and 1 common) with a density of 0.51 lots per acre and average lot size of 1.95 acres. The final layout for the Final Plat is overall consistent with the approved preliminary plat, with the exceptions listed below that were due to required design changes: ACHD required full build out of W. Sample Farm Dr. and the intersection of W. Sample Farm Dr. and N. Highbrook Way, with the development of Endsley Court Subdivision. Therefore, this road work originally contemplated for this subdivision has been eliminated. The boundary of the right-of-way also changed due to the final intersection configuration. ITD required this project to update the previous TIS and subsequently provided a “Star Grocery and Commercial Development condition Memo - Revised (Phase 1 only)”, outlining updated conditions for the State Street improvements. Therefore, the State Street road configuration has changed from the Preliminary Plat layout. The Layout, Materials, Grading and Landscape plans have been adjusted to align with the new layout. Utilities are available to support the project, and the approved utility design is included with this submittal. For irrigation of the common areas and lots we propose to utilize surface water right shares supplemented by a well to supply the needed water for the system. The layout is shown on the attached drawings; the pump system will be a private system owned and maintained by the Common Area Maintenance Entity. The common areas provided within the project consist of the common lot and the pedestrian corridors at the perimeter of the project and the outdoor seating area at the new Albertsons building. The amenities include extra open space over what is required providing walking areas and the seating area to provide a gathering spot and landscaping that has been designed for an aesthetic pedestrian environment. Thank you in advance for your consideration and support. We look forward to working with the City to plan a quality project of which we can all be proud. Sincerely, Roger Collins Sr. Planner ---PAGE BREAK--- Sample Commercial Subdivision - Vicinity Map ---PAGE BREAK--- R/W R/W SADDLEBROOK SUBDIVISION PHASE 2 SADDLEBROOK SUBDIVISION PHASE 3 R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W EP EP R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EP EG EG EG EG EP EP EP EP EP EP EP EP EP EP EP EP EP EP R/W R/W R/W R/W R/W R/W R/W GIRR 12 9 5 20 8 10 16 16 15 14 12 12 8 3 6 9 7 8 6 8 3 19 4 7 4 8 5 15 15 14 14 14 20 16 10 14 14 GIRR 14 25' ACCESS EASEMENT EP EP GIRR 5 5 3 6 S89°28'24"E 647.56' S00°31'36"W 793.71' N00°31'36"E 737.70' R=11384.16' L=650.07' S89°28'24"E 206.69' S89°28'24"E 246.02' N00°31'36"E 153.55' S89°28'24"E 246.02' N00°31'36"E 156.20' N00°31'36"E 146.99' S89°28'24"E 39.28' N00°31'36"E 67.48' S89°28'24"E 28.12' N00°31'36"E 69.36' N00°33'09"E 149.79' 2% R/W 23' 74' R.O.W. 2% R/W 23' 5' 8' LANDSCAPE STRIP C/L 1.75%±0.25% STANDARD 6" VERTICAL CURB AND GUTTER PER ACHD SUPP SD-701, EXTEND FULL ROAD SECTION 6" BEHIND BACK OF CURB ASPHALT AND BASE SECTION PER GEOTECHNICAL INVESTIGATION RECOMMENDATIONS 2% 18' 60' EASEMENT 2% 18' 3' GRAVEL SHOULDER C/L ASPHALT AND BASE SECTION PER GEOTECHNICAL INVESTIGATION RECOMMENDATIONS 6' BIKE LANE 11' TRAVEL LANE 11' CENTER TURN LANE 11' TRAVEL LANE 6' BIKE LANE 9' DRAINAGE SWALE 11' TRAVEL LANE 11' TRAVEL LANE 5' BIKE LANE 5' BIKE LANE 9' DRAINAGE SWALE 3' GRAVEL SHOULDER 2' 2' 2% R/W 28.5' 85' R.O.W. 2% R/W 5' 8' LANDSCAPE STRIP C/L 1.75%±0.25% STANDARD 6" VERTICAL CURB AND GUTTER PER ACHD SUPP SD-701, EXTEND FULL ROAD SECTION 6" BEHIND BACK OF CURB ASPHALT AND BASE SECTION PER GEOTECHNICAL INVESTIGATION RECOMMENDATIONS 6' BIKE LANE 11' LEFT TURN LANE 11' TRAVEL LANE 6' BIKE LANE 11' TRAVEL LANE 11' LEFT TURN LANE 28.5' FUTURE 5' SIDEWALK FUTURE 5' SIDEWALK Grocery Shops Fuel Bank Fast Food 63,587 SF 8,400 SF 3,022 SF 3,200 SF 4,800 SF N. Dearhaven Way (ACHD) N. Center Street (ACHD) State Highway 44 (ITD) Residential Not - A - Part HORIZONTAL SCALE: 1" = 100' 100' 200' 0 Site State Street (Hwy 44) 10,873 cars 15,772 cars 13,096 cars Star Road 5,274 cars Center Street Deerhaven Way Gambrel St. Union St. 3rd St. 1st St. Can Ada Road NOT TO SCALE Vicinity Map CURRENT ZONING: RUT (COUNTY) PROPOSED ZONING: C-2 & R-7 LAND AREA: FIRST PHASE DEVELOPMENT (SHOPPING CENTER) 11.43-AC FUTURE COMMERCIAL DEVELOPMENT 11.05-AC FUTURE RESIDENTIAL DEVELOPMENT 16.03-AC DEERHAVEN WAY DEDICATED R.O.W. 1.35-AC HIGHWAY 44 DEDICATED R.O.W. 0.51-AC TEMPORARY EASEMENT R.O.W. 1.20-AC TOTAL AREA (INCLUDING R.O.W.) 41.57-AC BUILDING AREA (PHASE 1 COMMERCIAL): 83,009-SF Project Summary: Future Commercial Development Retail, Office, and Medical uses - must self park, no shared parking with proposed development. File Location: g:\2016\116092\cad\116092 pp site plan.dwg Last Plotted By:roger collins Date Plotted: Wednesday, September 13 2017 at 01:34 PM Date of Issuance: Project No.: Designed by: Checked by: Sheet No.: Revisions Sheet Title: Project Name: CONSTRUCTION NOT FOR This document and the information contained herein may not be copied or reproduced without express written permission of The Land Group, Inc. Unauthorized disclosure or construction use are prohibited by copyright law. PP-1 DR/JD MD/RC 9/12/2017 116092 Overall Concept Site Plan Preliminary Plat Sample Commercial Development Phase 1 Star Idaho Gambrel St. Saddlebrook Way Deerhaven Way TEMPORARY 60' ROW EASEMENT - ROAD TO BE CONSTRUCTED WITH PHASE 1 DEVELOPMENT Future Residential Development Lots at north boundary adjacent to Saddlebrook Subdivision are to match lot size of Saddlebrook Subdivision and balance to not exceed R-7 density for combined residential development. RELOCATION AND PIPING OF DRAIN NO. 9 TO BE COMPLETED W/ PHASE 1 DEVELOPMENT. Phase 1 Commercial Development Overall Concept Site Plan Future Residential Development Lots at north boundary adjacent to Saddlebrook Subdivision are to match lot size of Saddlebrook Subdivision and balance to not exceed R-7 density for combined residential development. Not - A - Part Not - A - Part ZONING BOUNDARY LINE PROPOSED C-2 ZONE PROPOSED R-7 ZONE PROPOSED C-2 ZONE PROPOSED R-7 ZONE 1 Deerhaven Way - Commercial - Collector Scale: 1"=10' 2 Deerhaven Way - Temporary - Collector Scale: 1"=10' 1 PP-1 2 PP-1 3 Deerhaven Way - Commercial - Collector Scale: 1"=10' 3 PP-1 15' ITD ROW DEDICATION ---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 EG EG EP EP EP EP EP EP 10''SS 10''SS 10''SS 10''SS R/W 10''W 10''W 10''W 10''W 10''W 10''W 10''W 10''W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W 8''W 8''W 8''W 8''W 8''W 8''W 8''W GIRR 30''GIRR 30''GIRR 8''SS 8''SS 8''SS 8''SS 8''SS 8''SS 12 9 5 20 8 10 16 16 15 14 12 12 8 3 6 9 7 8 6 8 3 36''GIRR 36''GIRR 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W 8''W GIRR SAN 19 4 18''GIRR 18''GIRR 10''SS 10''SS 10''SS 10''SS 10''SS 7 4 8 5 15 15 14 14 14 20 16 10 14 14 30''GIRR GIRR GIRR GIRR SAN CO 10''SS 8''W 8''W 8''W 8''W SAN SAN SAN SAN SAN SAN CO T GMTR 4''SS 4''SS 4''SS UGP UGP FS MTR MTR SAN 14 18''GIRR 18''GIRR 18''GIRR 18''GIRR 30''GIRR 30''GIRR 30''GIRR 30''GIRR 30''GIRR SD MTR MTR 4''SS 36''GIRR 36''GIRR 36''GIRR 36''GIRR 36''GIRR VLY 8''W 10''SS 10''SS 36''GIRR 36''GIRR GIRR R/W GIRR EP EP GIRR GIRR GIRR GIRR GIRR GIRR GIRR 36''GIRR SAN SAN GIRR 8''W 8''W SAN 36''GIRR 10''SS 10''SS GIRR W GIRR GIRR MTR SD GIRR GIRR SD SD 5 5 3 6 Grocery Shops Fuel Bank Fast Food 63,537 SF 8,400 SF 5,000 SF (MAX.) 3,200 SF 4,800 SF N. Deerhaven Way (ACHD) State Highway 44 (ITD) HORIZONTAL SCALE: 1" = 50' 50' 100' 0 CURRENT ZONING: RUT (COUNTY) PROPOSED ZONING: C-2 DIMENSIONAL STANDARDS: C-2: FRONT SETBACK: 0-FT REAR SETBACK: 20-FT INTERIOR SIDE SETBACK: 0-FT STREET SIDE SETBACK: 20-FT MAXIMUM BUILDING HEIGHT: 35-FT PARKING SETBACKS: PERIMETER BUFFER: 5-FT W/ 1 TREE PER 35' LAND AREA (PROPOSED PARCELS): FIRST PHASE DEVELOPMENT (SHOPPING CENTER) 11.43-AC DEERHAVEN WAY ROW DEDICATION 1.35-AC HWY 44 R.O.W. 15' ROW DEDICATION 0.51-AC BUILDING AREA (COMMERCIAL CENTER ONLY): 83,009-SF PARKING: REQUIRED STALLS: OFFICE/BANKS (1/200 SF)- 16 RETAIL (1/250 SF)- 300 RESTAURANTS (1/100 SF)- 48 TOTAL- 364 PROVIDED STALLS: 429 (+65) REQUIRED ADA ACCESSIBLE: 8 PROVIDED ADA ACCESSIBLE: 17 REQUIRED BICYCLE STALLS (1/25 STALLS): 15 PROVIDED BICYCLE STALLS: 20 Phase 1 Summary: PARCEL 2 PARCEL 1 PARCEL 3 PARCEL 4 PARCEL 5 PARCEL 6 Concept Site Plan 1. NEW 6" TRAFFIC CONTROL MEDIAN CURB. 2. NEW SIGNALIZED INTERSECTION PER ITD STANDARDS. 3. NEW SITE SIGN. 4. HEAD GATE RELOCATIONS TO BE COORDINATED WITH MIDDLETON MILL AND FLAKE LATERAL. SEE SHEET PP-7 FOR ADDITIONAL INFORMATION. 5. NEW 6" CONCRETE CURB & GUTTER. 6. NEW 6" CONCRETE VERTICAL CURB. 7. NEW SITE LIGHT POLE AND BASE. 8. ZERO CURB WITH DECORATIVE BOLLARDS. 9. PAINTED PEDESTRIAN CROSSING AREA. 10. TRASH ENCLOSURE PER DETAIL 6 SHEET L1.50. 11. BICYCLE PARKING SPACES. 12. SITE SIDEWALK MINIMUM). 13. IDAHO POWER TRANSFORMER FOR ELECTRICAL SERVICE. 14. TELEPHONE SERVICE PEDESTAL - 4" TELEPHONE CONDUIT TO BUILDING. 15. GAS METER - 4IN LOW PRESSURE, 2 PSI GAS. 16. WATER SERVICE METER. 17. OIL WATER SEPARATOR FOR SEWER. 18. SEWER SERVICE. 19. NEW FIRE HYDRANT. 20. 5' WIDE SIDEWALK PER ITD STANDARDS. 21. 5' WIDE SIDEWALK PER ACHD STANDARDS. 22. STREET LIGHTING PER CITY OF STAR STANDARDS. 23. ELEVATED PEDESTRIAN CROSSING FOR TRAFFIC CALMING. 24. 8" CMU SCREEN WALL. Keynotes: Sheet Notes 1. SEE L SERIES FOR LANDSCAPE PLANS. 2. A 20' WIDE EASEMENT SHALL BE GRANTED TO STAR WATER & SEWER DISTRICT FOR ALL WATER AND WATER & SEWER MAINS OUTSIDE THE PUBLIC RIGHTS OF WAY. 1 2 3 3 6 6 5 5 5 5 5 6 6 6 6 5 6 5 6 5 6 5 8 4 7 (TYP) 7 7 6 6 6 (TYP) (TYP) 6 (TYP) 6 (TYP) 6 (TYP) (TYP) (TYP) (TYP) 9 (TYP) 9 (TYP) 9 (TYP) 11 11 12 11 11 9 9 65' (TYPICAL) 20' 25' 20' 15' 10' 15' 16' 30' 12.33' 11' 30' 18' 7' 30' 30' 25' 20.4' 98' 26' 26' 8.7' 56' 30' 50' 25' 25' 71.56' 57.82' 41.94' 20' 67.04' 28' 33' 50' 18' 7' 12.2' 40' 10 10 10 10 15 17 12 12 12 12 12 12 13 13 13 13 14 16 16 16 16 16 18 18 18 19 19 19 TRUCK DOCK 40' 10' 18' 45' File Location: g:\2016\116092\cad\116092 pp site plan.dwg Last Plotted By:roger collins Date Plotted: Wednesday, September 13 2017 at 01:34 PM Date of Issuance: Project No.: Designed by: Checked by: Sheet No.: Revisions Sheet Title: Project Name: CONSTRUCTION NOT FOR This document and the information contained herein may not be copied or reproduced without express written permission of The Land Group, Inc. Unauthorized disclosure or construction use are prohibited by copyright law. PP-2 DR/JD MD/RC 9/12/2017 116092 Site Plan - Phase 1 Preliminary Plat Sample Commercial Development Phase 1 Star Idaho 1 PP-1 2 PP-1 100' DRAIN NO. 9A EASEMENT 25' ACCESS EASEMENT 60' ACHD ROADWAY EASEMENT ACHD DRAINAGE SWALE 60' 15' ITD ROW DEDICATION 60' 6.11'± WIDENING NEW RIGHT TURN LANE 20 20 20 21 21 DRAINAGE SWALE DRAINAGE SWALE DRAINAGE SWALE NEW RIGHT TURN LANE 12'± WIDENING 43.8' 14.15'± WIDENING 30' DRAINAGE SWALE POTENTIAL FUTURE POND FOR IRRIGATION STORAGE / AESTHETICS 11 8 15' 22 (TYP) 22 (TYP) 12.5' 25' 18' 18' 81.7' 5' 220' 12295' 334' 21 18 120' TRUCK DOCK CLEARANCE 8.7' 5' 23 RETURNABLES YARD 24 7 (TYP) 19 3 3 19 7 7 24 Legend: PERVIOUS PAVERS OR PERVIOUS CONCRETE DRAINAGE AREA COMPACTED GRAVEL MAINTENANCE ROAD FOR SEWER AND IRRIGATION LINES ---PAGE BREAK--- 3 4 5 6 1 BLOCK 1 2 W. State Street (HWY 44) S.18 S.7 N. Highbrook Way S88°16'03"E 2640.76' S88°25'20"E 2504.60' 20' STAR SEWER & WATER DISTRICT EASEMENT INST. No. 2018-008963 20' STAR SEWER & WATER DISTRICT EASEMENT INST. No. 2018-008964 25' IRRIGATION EASEMENT INST. No. 2017-118685 S1/4 FOUND ALUMINUM CAP CP&F INST. No. 2017-051888 Basis of Bearing C1 S88°16'03"E 1320.38' POINT OF BEGINNING U N P L A T T E D SECOND AMENDED PLAT OF THE TOWNSITE OF STAR ENDSLEY COURT SUBDIVISION 20' STAR SEWER & WATER DISTRICT EASEMENT INST. No. 2018-008963 S00°31'36"W 113.57' S89°28'24"E 511.26' S00°31'36"W 808.73' C3 N00°31'36"E 173.97' N06°47'42"E 100.75' N00°31'36"E 517.96' S89°27'08"E 63.00' L2 C2 S81°26'07"E 137.66' SECOND AMENDED PLAT OF THE TOWNSITE OF STAR SEE SHEETS 2 AND 3 FOR LOT AND ADDITIONAL EASEMENT DIMENSIONS N. Center Street 1/16 N83°20'14"W 233.85' N89°30'52"W 25.00' L1 S.18 S.7 S.8 S.17 FOUND ALUMINUM CAP CP&F INST. No. 2018-[PHONE REDACTED].38' S.13 S.12 S.7 S.18 T.4N., R.2W T.4N., R1W N. Can Ada Roa Curve Table CURVE C1 C2 C3 LENGTH 300.17' 650.06' 74.52' RADIUS 11399.16' 11399.16' 11399.16' DELTA 1°30'31" 3°16'03" 0°22'28" CHORD BEARING N86°55'29"W N84°32'12"W N82°42'56"W CHORD LENGTH 300.16' 649.97' 74.52' C1/4 FOUND ALUMINUM CAP CP&F INST. No. 2018-072967 S00°31'36"W 1731.27' Line Table LINE L1 L2 BEARING N00°29'08"E S00°31'36"W LENGTH 43.50' 28.77' SHEET 1 OF 5 PN 116092 FOUND BRASS OR ALUMINUM CAP MONUMENT AS SHOWN FOUND 5/8" REBAR, WITH PLASTIC CAP, PLS 13550 OR AS SHOWN FOUND 1/2" REBAR WITH PLASTIC CAP, MSF 13550 FOUND 1-1/4" COPPER DISC W/MAGNETIC CAP, MSF 13550 SET 5/8"x 24" REBAR WITH PLASTIC CAP, MSF 13550 SET 1/2"x 24" REBAR WITH PLASTIC CAP, MSF 13550 CALCULATED POINT, (NOTHING SET) SECTION LINE SUBDIVISION BOUNDARY LINE RIGHT-OF-WAY LINE ROAD CENTERLINE INTERIOR LOT LINE EASEMENT LINE ADJACENT LOTS SECTION TIE LOT NUMBER EASEMENT HATCH PATTERNS (AS LABELED) 4 Scale: 1" = 100' 100' 200' 0 Final Plat for Sample Commercial Subdivision Being a Re-Subdivision of a portion of Blocks 8, 11, 12, 13, 14 and 15 of the "Second Amended Plat of the Townsite of Star" and a portion of the Southeast One Quarter of the Southwest One Quarter of Section 7, Township 4 North, Range 1 West, Boise Meridian, City of Star, Ada County, Idaho 2020 1. ALL LOT LINES COMMON TO A PUBLIC RIGHT-OF-WAY LINE, AND THE EXTERIOR SUBDIVISION BOUNDARY HAVE A TEN (10) FOOT WIDE PERMANENT PUBLIC UTILITIES, PROPERTY DRAINAGE & PRESSURE IRRIGATION EASEMENT, UNLESS DIMENSIONED OTHERWISE. SAID EASEMENTS ARE RESERVED FOR THE OWNERS ASSOCIATION OR ASSIGNS. 2. EACH SIDE OF INTERIOR LOT LINES HAVE A FIVE FOOT WIDE PUBLIC UTILITIES, PROPERTY DRAINAGE AND PRESSURE IRRIGATION EASEMENT UNLESS DIMENSIONED OTHERWISE. SAID EASEMENTS ARE RESERVED FOR THE OWNERS ASSOCIATION OR ASSIGNS. 3. IN COMPLIANCE WITH THE IDAHO CODE SECTION 31-3805 THE OWNER OF THIS SUBDIVISION HAS PROVIDED AN UNDERGROUND IRRIGATION SYSTEM AND SHALL BE OWNED & MAINTAINED BY THE ENDSLEY COURT COMMUNITY ASSOCIATION, INC. LOTS WITHIN THE SUBDIVISION WILL BE OBLIGATED FOR ASSESSMENTS FROM THE MIDDLETON MILL DITCH COMPANY FOR SAID IRRIGATION WATER. 4. THE PRESSURE IRRIGATION SYSTEM WITHIN THIS DEVELOPMENT SHALL BE MAINTAINED BY THE OWNERS ASSOCIATION. 5. ANY RESUBDIVISION OF THIS PLAT SHALL COMPLY WITH THE APPLICABLE REGULATIONS IN EFFECT AT THE TIME OF THE RESUBDIVISION AND SHALL BE SUBJECT TO THE CITY OF STAR APPROVAL. 6. MINIMUM BUILDING SETBACKS SHALL BE IN ACCORDANCE WITH THE CITY OF STAR APPLICABLE ZONING AND SUBDIVISION REGULATIONS AT THE TIME OF ISSUANCE OF INDIVIDUAL BUILDING PERMITS OR AS SPECIFICALLY APPROVED AND/OR REQUIRED, OR AS SHOWN ON THIS PLAT. 7. THIS DEVELOPMENT RECOGNIZES SECTION 22-4503 OF THE IDAHO CODE, RIGHT TO FARM ACT, WHICH STATES: "NO AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF SHALL BE OR BECOME A NUISANCE, PRIVATE OR PUBLIC, BY ANY CHANGED CONDITIONS IN OR ABOUT THE SURROUNDING NONAGRICULTURAL ACTIVITIES AFTER IT HAS BEEN IN OPERATION FOR MORE THAN ONE YEAR, WHEN THE OPERATION, FACILITY OR EXPANSION WAS NOT A NUISANCE AT THE TIME IT BEGAN OR WAS CONSTRUCTED. THE PROVISIONS OF THIS SECTION SHALL NOT APPLY WHEN A NUISANCE RESULTS FROM THE IMPROPER OR NEGLIGENT OPERATION OF AN AGRICULTURAL OPERATION, AGRICULTURAL FACILITY OR EXPANSION THEREOF." 8. THIS SUBDIVISION IS SUBJECT TO A DEVELOPMENT AGREEMENT ASSOCIATED WITH REZONE APPLICATION #AZ-17-01 RECORDED IN INSTRUMENT No. 2018-000698 AND ALL SUBSEQUENT MODIFICATIONS. 9. THIS SUBDIVISION IS SUBJECT TO A LICENSE AGREEMENT WITH THE MIDDLETON MILL DITCH COMPANY, MIDDLETON IRRIGATION ASSOCIATION, INC., AND THE FLAKE DITCH COMPANY, AS RECORDED IN INSTRUMENT No. 2019-020270, RECORDS OF ADA COUNTY, IDAHO. 10. THIS SUBDIVISION IS SUBJECT TO A LICENSE AGREEMENT WITH THE DRAINAGE DISTRICT No. 2 AS RECORDED IN INSTRUMENT No. 2020- , RECORDS OF ADA COUNTY, IDAHO. 11. THIS SUBDIVISION IS SUBJECT TO A LICENSE AGREEMENT WITH THE ADA COUNTY HIGHWAY DISTRICT AS RECORDED IN INSTRUMENT No. 2020- , RECORDS OF ADA COUNTY, IDAHO. Notes Legend: 462 East Shore Drive, Suite 100 Eagle, ID 83616 Referenced Survey 1. PLAT FOR ENDSLEY COURT SUBDIVISION, BOOK 117 OF PLATS AT PAGES 17841 THROUGH 17846, RECORDS OF ADA COUNTY, IDAHO. 2. RECORD OF SURVEY No. 5676, RECORDS OF ADA COUNTY, IDAHO. Survey Narrative THIS PLAT WAS PREPARED FOR THE DEVELOPMENT OF THE SAMPLE COMMERCIAL SUBDIVISION. THE PROPERTY IS A RE-SUBDIVISION OF THE SECOND AMENDED PLAT OF THE CITY OF STAR. THE AREA BEING SUBDIVIDED IS AN AREA THAT HAS BEEN THOUGH A COMMERCIAL ANNEXATION PROCESS (APN:R8108003003) AND AN ACHD RIGHT OF DEDICATION FOR NORTH HIGHBROOK WAY. THE NORTH CONNECTION POINT OF NORTH HIGHBROOK WAY ABUTS THE EXISTING ENDSLEY COURT SUBDIVISION. THE SOUTH 1/4 CORNER AND THE SOUTHEAST CORNER OF SECTION 7 WERE HELD FOR THE BASIS OF BEARINGS. 06/26/2020 ---PAGE BREAK--- Curve Table CURVE C2 C3 C4 C5 C6 C7 C8 C9 C10 LENGTH 650.06' 74.52' 650.07' 26.04' 274.45' 152.95' 196.63' 74.52' 74.52' RADIUS 11399.16' 11399.16' 11384.16' 11384.16' 11384.16' 11384.16' 11384.16' 11384.16' 11384.16' DELTA 3°16'03" 0°22'28" 3°16'18" 0°07'52" 1°22'53" 0°46'11" 0°59'23" 0°22'30" 0°22'30" CHORD BEARING N84°32'12"W N82°42'56"W N84°31'48"W N86°06'02"W N85°20'39"W N84°16'08"W N83°23'21"W N82°42'24"W N82°42'24"W CHORD LENGTH 649.97' 74.52' 649.98' 26.04' 274.45' 152.95' 196.63' 74.52' 74.52' Line Table LINE L2 L3 BEARING S00°31'36"W S89°28'24"E LENGTH 28.77' 17.75' W. State St. (HWY 44) S.18 S.7 N. Highbrook Way S1/4 75' S00°31'36"W 782.05' 6 3' 7 4' 2 1 6 5 3 4 BLOCK 1 DEDICATED ITD RIGHT-OF-WAY N00°31'36"E 185.47' N89°28'24"W 414.88' 141.15' S89°28'24"E 206.69' 149.95' S89°28'24"E 254.50' 153.55' 116.95' S83°17'14"E 238.14' L3 N00°31'36"E 756.95' S81°26'07"E 137.66' S89°28'24"E 511.26' S00°31'36"W 808.73' C5 C2 N00°31'36"E 173.97' N06°47'42"E 100.75' N00°31'36"E 517.96' S89°27'08"E 63.00' L2 142.60' 153.55' 263.00' C8 C4 C6 15.02' C7 C3 47.85' 793.71' N00°31'36"E 165.71' N00°31'36"E 69.36' N00°31'36"E 67.48' S89°28'24"E 39.28' N89°28'24"W 28.12' 15.00' 132.00' S00°31'36"W 147.00' 273.73' 31.50' 42.50' 31.50' 42.50' S00°31'36"W 270.50' S89°28'24"E 254.50' 6 3' 15.11' 158.86' C9 C10 POINT OF BEGINNING N00°31'36"E 113.57' 46.05' 178.01' 20' WIDE STAR SEWER AND WATER DISTRICT EASEMENT INST. No. 2018-008963 9' 11' 18.96' 20' WIDE STAR SEWER AND WATER DISTRICT EASEMENT INST. No. 2018-008963 16' CHORD 25' WIDE IRRIGATION EASEMENT INST. No. 2017-118685 25' WIDE IRRIGATION EASEMENT INST. No. 2017-118685 15' 10' 13.86' 20 ' WIDE STAR SEWER AND WATER DISTRICT EASEMENT INST. No. 2018-008964 DEDICATED ACHD RIGHT-OF-WAY 74.81' 62.35' ADA COUNTY HIGHWAY DISTRICT EASEMENT 20' WIDE STAR SEWER AND WATER DISTRICT EASEMENT INST. No. 2018-008963 89.48' 12' 25' 20' N09°07'39"E 34.21' S00°31'50"W 102.09' SHEET 2 OF 5 PN 116092 Scale: 1" = 60' See Sheet 1 of 5 for Legend and Notes 60' 120' 0 462 East Shore Drive, Suite 100 Eagle, ID 83616 Final Plat for Sample Commercial Subdivision SEE SHEET 3 FOR ADDITIONAL DIMENSIONS AND EASEMENT INFORMATION 06/26/2020 ---PAGE BREAK--- 31.50' 21.50' 6 3' L3 S89°27'08"E 63.00' L2 47.85' 30.59' 30.30' 10' 2.74' 20' WIDE STAR SEWER AND WATER DISTR EASEMENT INST. No. 2019-106073 STAR SEWER AND WATER DIST EASEMENT INST. No. 2019-1060 E N D S L E Y C O U R T S U B D I V I S I O N SECOND AMENDED PLAT OF THE TOWNSITE OF STAR 10.00' S00°31'36"W 517.96' 31.50' 21.50' 6 3' L3 S89°27'08"E 63.00' L2 47.85' 20' WIDE STAR SEWER AND WATER DISTRICT EASEMENT INST. No. 2018-008963 16.60' 20' WIDE STAR SEWER AND WATER DISTRICT EASEMENT INST. No. 2018-008964 2.37' E N D S L E Y C O U R T S U B D I V I S I O N SECOND AMENDED PLAT OF THE TOWNSITE OF STAR 10.00' S00°31'36"W 517.96' 31.50' 21.50' 6 3' L3 S89°27'08"E 63.00' L2 47.85' 8.87' 10' WIDE IDAHO POWER COMPANY EASEMENT INST. No. 2019-095899 ADA COUNTY HIGHWAY DISTRICT EASEMENT INST. No. 2019-026516 20.49' 4.02' 50' WIDE DRAINAGE DISTRICT No. 2 EASEMENT INST. No. 2017-118683 29.37' E N D S L E Y C O U R T S U B D I V I S I O N SECOND AMENDED PLAT OF THE TOWNSITE OF STAR 10.00' 0°31'36"W 517.96' Line Table LINE L2 L3 BEARING S00°31'36"W S89°28'24"E LENGTH 28.77' 17.75' SHEET 3 OF 5 PN 116092 Scale: 1" = 20' See Sheet 1 of 5 for Legend and Notes 20' 40' 0 462 East Shore Drive, Suite 100 Eagle, ID 83616 Final Plat for Sample Commercial Subdivision EASEMENTS FOR STAR SEWER AND WATER DISTRICT Scale: 1" = 20' EASEMENTS FOR STAR SEWER AND WATER DISTRICT Scale: 1" = 20' EASEMENTS FOR DRAINAGE DISTRICT No. 2, IDAHO POWER COMPANY & ADA COUNTY HIGHWAY DISTRICT Scale: 1" = 20' 06/26/2020 ---PAGE BREAK--- Final Plat Sample Commercial Subdivision SHEET 4 OF 5 PN 116092 462 East Shore Drive, Suite 100 Eagle, ID 83616 Certificate of Owners KNOW ALL PERSONS BY THESE PRESENTS: THAT THE UNDERSIGNED, IS THE OWNER OF THE REAL PROPERTY HEREAFTER DESCRIBED: A PARCEL OF LAND LOCATED IN A PORTION OF THE VACATED 'SECOND AMENDED PLAT OF THE TOWNSITE OF STAR', SITUATE IN THE SOUTHWEST ONE QUARTER OF THE SOUTHEAST ONE QUARTER AND A PORTION OF THE SOUTHEAST ONE QUARTER OF THE SOUTHWEST ONE QUARTER OF SECTION 7, TOWNSHIP 4 NORTH, RANGE 1 WEST, BOISE MERIDIAN, ADA COUNTY, IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTH ONE QUARTER CORNER OF SAID SECTION 7, FROM WHICH THE SOUTHEAST CORNER OF SAID SECTION 7 BEARS SOUTH 88°16'03” EAST, 2640.76 FEET; THENCE SOUTH 88°16'03” EAST, 1320.38 FEET, ON THE SOUTH LINE OF SAID SECTION 7, TO THE ONE SIXTEENTH CORNER; THENCE LEAVING SAID SECTION LINE, NORTH 00°29'08” EAST, 43.50 FEET, ON THE EAST LINE OF THE AFOREMENTIONED SOUTHWEST ONE QUARTER OF THE SOUTHEAST ONE QUARTER; THENCE LEAVING SAID EAST LINE, NORTH 89°30'52” WEST, 25.00 FEET, TO A POINT COMMON WITH THE WESTERLY RIGHT-OF-WAY OF NORTH CENTER STREET AND THE NORTHERLY RIGHT-OF-WAY LINE OF WEST STATE STREET (STATE HWY 44); THENCE ON THE NORTHERLY RIGHT-OF-WAY LINE OF SAID WEST STATE STREET, THE FOLLOWING FOUR COURSES: NORTH 83° 20' 14" WEST, 233.85 FEET; THENCE NORTH 87° 40' 46" WEST, 115.18 FEET TO A POINT OF CURVATURE; THENCE 300.17 FEET ON THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 11399.16 FEET, A CENTRAL ANGLE OF 01° 30' 31", AND WHOSE LONG CHORD BEARS NORTH 86° 55' 29" WEST, 300.16 FEET, TO THE POINT OF BEGINNING. THENCE CONTINUING ON SAID RIGHT-OF-WAY LINE, 650.06 FEET ON THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 11399.16 FEET, A CENTRAL ANGLE OF 03° 16' 03", AND WHOSE LONG CHORD BEARS NORTH 84° 32' 12" WEST, 649.97 FEET TO A POINT ON THE MID-SECTION LINE OF SAID SECTION 7; THENCE CONTINUING ON SAID RIGHT-OF-WAY LINE, 74.52 FEET ON THE ARC OF A CURVE TO THE RIGHT, HAVING A RADIUS OF 11399.16 FEET, A CENTRAL ANGLE OF 02° 22' 28", AND WHOSE LONG CHORD BEARS NORTH 82° 42' 56" WEST, 74.52 FEET; THENCE LEAVING SAID RIGHT-OF-WAY LINE, NORTH 00° 31' 36" EAST, 173.97 FEET; THENCE NORTH 06° 47' 42" EAST, 100.75 FEET; THENCE NORTH 00° 31' 36" EAST, 517.96 FEET; THENCE SOUTH 89° 27' 08" EAST, 63.00 FEET; THENCE SOUTH 00° 31' 36" WEST, 28.77 FEET; THENCE SOUTH 81° 26' 07" EAST, 137.66 FEET; THENCE SOUTH 89° 28' 24" EAST, 511.26 FEET; THENCE SOUTH 00° 31' 36" WEST, 808.73 FEET T TO THE POINT OF BEGINNING. THE ABOVE DESCRIBED PARCEL CONTAINS 12.89 ACRES, MORE OR LESS. IT IS THE INTENTION OF THE UNDERSIGNED TO HEREBY INCLUDE THE ABOVE DESCRIBED PROPERTY IN THIS PLAT AND TO DEDICATE TO THE PUBLIC THE PUBLIC STREETS AS SHOWN ON THIS PLAT. THE EASEMENTS AS SHOWN ON THIS PLAT ARE NOT DEDICATED TO THE PUBLIC. HOWEVER, THE RIGHT TO USE SAID EASEMENTS IS HEREBY PERPETUALLY RESERVED FOR PUBLIC UTILITIES AND SUCH OTHER USES AS DESIGNATED WITHIN THIS PLAT AND NO PERMANENT STRUCTURES ARE TO BE ERECTED WITHIN THE LINES OF SAID EASEMENTS. ALL LOTS WITHIN THIS PLAT WILL BE ELIGIBLE TO RECEIVE WATER SERVICE FROM AN EXISTING STAR SEWER AND WATER DISTRICT MAIN LINE LOCATED IN THE SUBJECT SUBDIVISION, AND STAR SEWER AND WATER DISTRICT, HAS AGREED IN WRITING TO SERVE ALL OF THE LOTS WITHIN THIS SUBDIVISION. I, MICHAEL S. FEMENIA, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR LICENSED BY THE STATE OF IDAHO, AND THAT THIS PLAT AS DESCRIBED IN THE "CERTIFICATE OF OWNERS" WAS DRAWN FROM AN ACTUAL SURVEY MADE ON THE GROUND UNDER MY DIRECT SUPERVISION AND ACCURATELY REPRESENTS THE POINTS PLATTED THEREON, AND IS IN CONFORMITY WITH THE STATE OF IDAHO CODE RELATING TO PLATS AND SURVEYS. Certificate of Surveyor BY: BRADLEY R. AUTHORIZED SIGNATORY ABS ID-O, LLC STATE OF IDAHO ) ) SS COUNTY OF ADA ) ON THIS DAY OF , IN THE YEAR , BEFORE ME, THE UNDERSIGNED, A NOTARY PUBLIC IN AND FOR SAID STATE, PERSONALLY APPEARED BRADLEY R. KNOWN OR IDENTIFIED TO ME TO BE THE AUTHORIZED SIGNATORY OF ABS ID-O, LLC, AND ACKNOWLEDGED TO ME THAT SUCH LIMITED LIABILITY COMPANY EXECUTED THE SAME. IN WITNESS WHEREOF, I HAVE HEREUNTO SET MY HAND AND AFFIXED MY OFFICIAL SEAL THE DAY AND YEAR IN THIS CERTIFICATE FIRST ABOVE WRITTEN. MY COMMISSION EXPIRES RESIDING IN BOISE, IDAHO NOTARY PUBLIC FOR IDAHO Acknowledgment 06/26/2020 ---PAGE BREAK--- SHEET 5 OF 5 PN 116092 462 East Shore Drive, Suite 100 Eagle, ID 83616 Final Plat Sample Commercial Subdivision SANITARY RESTRICTIONS AS REQUIRED BY IDAHO CODE, TITLE 50, CHAPTER 13 HAVE BEEN SATISFIED ACCORDING TO THE LETTER TO BE READ ON FILE WITH THE COUNTY RECORDER OR HIS AGENT LISTING THE CONDITIONS OF APPROVAL. SANITARY RESTRICTIONS MAY BE RE-IMPOSED, IN ACCORDANCE WITH SECTION 50-1326, IDAHO CODE, BY THE ISSUANCE OF A CERTIFICATE OF DISAPPROVAL. CENTRAL DISTRICT HEALTH PRESIDENT Approval of Ada County Highway District THE FOREGOING PLAT WAS ACCEPTED AND APPROVED BY THE BOARD OF ADA COUNTY HIGHWAY DISTRICT COMMISSIONERS ON THE DAY OF , IN THE YEAR 20 . ADA COUNTY HIGHWAY DISTRICT CITY ENGINEER Approval of City Engineer I, THE UNDERSIGNED, CITY ENGINEER IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, ON THIS DAY ,HEREBY APPROVE APPROVE THIS PLAT. COUNTY SURVEYOR Certificate of County Surveyor I, THE UNDERSIGNED, PROFESSIONAL LAND SURVEYOR FOR ADA COUNTY, IDAHO, DO HEREBY CERTIFY THAT I HAVE CHECKED THIS PLAT AND THAT IT COMPLIES WITH THE STATE OF IDAHO CODE RELATING TO PLATS AND SURVEYS. PLS DATE DATE COUNTY TREASURER Certificate of the County Treasurer I, THE UNDERSIGNED, COUNTY TREASURER IN AND FOR THE COUNTY OF ADA, STATE OF IDAHO, PER THE REQUIREMENTS OF IDAHO CODE 50-1308 DO HEREBY CERTIFY THAT ANY AND ALL CURRENT AND/OR DELINQUENT COUNTY PROPERTY TAXES FOR THE PROPERTY INCLUDED IN THIS SUBDIVISION HAVE BEEN PAID IN FULL. THIS CERTIFICATION IS VALID FOR THE NEXT THIRTY (30) DAYS ONLY. COUNTY OF ADA ) STATE OF IDAHO ) DEPUTY ) SS EX-OFFICIO RECORDER County Recorder's Certificate FEE: I HEREBY CERTIFY THAT THIS INSTRUMENT WAS FILED FOR RECORD AT THE REQUEST OF THE LAND GROUP, INC. AT MINUTES PAST O'CLOCK ON THIS DAY OF , IN THE YEAR 20 , IN BOOK OF PLATS AT PAGES THROUGH , INSTRUMENT No. . I, MICHAEL S. FEMENIA, DO HEREBY CERTIFY THAT I AM A PROFESSIONAL LAND SURVEYOR LICENSED BY THE STATE OF IDAHO, AND THAT THIS PLAT AS DESCRIBED IN THE "CERTIFICATE OF OWNERS" WAS DRAWN FROM AN ACTUAL SURVEY MADE ON THE GROUND UNDER MY DIRECT SUPERVISION AND ACCURATELY REPRESENTS THE POINTS PLATTED THEREON, AND IS IN CONFORMITY WITH THE STATE OF IDAHO CODE RELATING TO PLATS AND SURVEYS. Certificate of Surveyor CITY OF STAR CLERK Approval of City of Star I, THE UNDERSIGNED, , CITY CLERK IN AND FOR THE CITY OF STAR, ADA COUNTY, IDAHO, DO HEREBY CERTIFY THAT AT A REGULAR MEETING OF THE CITY COUNCIL HELD ON THE DAY OF , IN THE YEAR 20 , THIS PLAT WAS DULY ACCEPTED AND APPROVED. Approval of Central District Health 06/26/2020 ---PAGE BREAK--- Star Albertsons Phase 1 Design Development Star Idaho SITE LIGHTING PLAN E1.1 XR Type Description Manufacturer Model Number Lamps/Ballast Location SA1 D-Series 2 LED Area Luminaire Lithonia DSX2 LED P6 40K T5W MVOLT 644w LED Pole Mounted Site SA2 D-Series 2 LED Area Luminaire Lithonia DSX2 LED P6 40K T5W MVOLT 322w LED Pole Mounted Site SA3 Ecobra Head LeoTex EC7 MV NW 3 GY 700 160w LED Pole Mounted Highbrook Way SA4 D-Series 2 LED Area Luminaire Lithonia DSX2 LED P6 40K T5W MVOLT 966 LED Pole Mounted Site SIG Decorative Post top Sun Valley SIG HRIII 100w MH PT RAL-9005-T 209w MH Pole Mounted State Street ---PAGE BREAK--- OHT T GMTR FS FS FS W 6''SS G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G BOL BOL YIELD YIELD YIELD YIELD VAN VAN VAN G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G G 2''W 2''W G G G G FUEL CENTER BUILDING FUEL CENTER SITE FUEL CENTER BUILDING FUEL CENTER SITE Star Albertsons Phase 1 Design Development Star Idaho SITE LIGHTING PLAN E1.0 ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 1 CITY OF STAR LAND USE STAFF REPORT MEMO TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director & Zoning Administrator MEETING DATE: January 19, 2021 – PUBLIC HEARING FILE(S) AZ-20-11 Annexation and Zoning DA-20-11 Development Agreement PP-20-11 Preliminary Plat for Canvasback Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Patrick and Rhonda Hynes Trust 4835 NE Hwy 20 Corvallis, Oregon 97330 Applicant/Representative: Jane Suggs, Gem State Planning 9840 W. Overland Road Suite 120 Boise, Idaho 83709 UPDATE This application was originally heard by Council on October 6, 2020 and again on November 17, 2020. At the last meeting, Council tabled the application and directed the applicant to work with the neighbors on a design that incorporated better lot transition to the existing Star Acres Subdivision. Council stated that a workshop with the Council and the applicant may be an option if necessary. The applicant has met with neighbors and has submitted a revised preliminary plat and narrative to Council for further review on January 19th. Staff has reviewed the updated plat for compliance with the Comprehensive Plan and Unified Development Code and finds that it meets the requirements and is therefore in support of the submitted revisions. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- PHASE 1 PHASE 2 L Y E I A B A. D I V A D P R O F E S S I O E N G I N E E R N A L R E G I S T E R E D S T A T E O F I D A H O 8 2 72 NOT FOR CONSTRUCTION TEL [PHONE REDACTED] www.baileyengineers.com 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 CIVIL ENGINEERINGIPLANNINGICADD ailey Engineering, Inc. DEVELOPMENT FEATURES ACREAGE TOTAL PARCEL - 30.49 ACRES TOTAL LOTS - 117 BUILDABLE LOTS - 106 RESIDENTIAL - 106 COMMON LOTS - 11 DENSITY DU/ACRE - 3.48 COMMON AREA - 5.30 ACRES - 17.4% USEABLE OPEN SPACE - 4.51 ACRES 14.8% PHASES PHASE 1 - 77 BUILDABLE - 71 COMMON - 6 PHASE 2 - 40 BUILDABLE - 35 COMMON - 5 ZONING EXISTING - RUT/RT PROPOSED - R-4 SEWAGE DISPOSAL STAR SEWER AND WATER DISTRICT WATER SUPPLY STAR SEWER AND WATER DISTRICT CITY STAR SCHOOL DISTRICT STAR FIRE DISTRICT STAR IRRIGATION DISTRICT FARMERS UNION DITCH COMPANY LTD OWNERS HYNES PATRICK & RHONDA TRUST 4835 HWY 20 CORVALLIS, OR 97330 DEVELOPER TRILOGY DEVELOPMENT, INC. 9839 W. CABLE CAR ST. BOISE ID 83709 ENGINEER DAVID A. BAILEY, P.E. BAILEY ENGINEERING, INC. 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 [PHONE REDACTED] PLANNER/CONTACT JANE SUGGS 9840 W. OVERLAND RD., SUITE 120 BOISE, ID 83709 [PHONE REDACTED] UPDATED PRELIMINARY PLAT FOR JANUARY 19, 2021 HEARING ---PAGE BREAK--- PHASE 1 PHASE 2 L Y E I A B A. D I V A D P R O F E S S I O E N G I N E E R N A L R E G I S T E R E D S T A T E O F I D A H O 8 2 72 NOT FOR CONSTRUCTION TEL [PHONE REDACTED] www.baileyengineers.com 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 CIVIL ENGINEERINGIPLANNINGICADD ailey Engineering, Inc. DEVELOPMENT FEATURES ACREAGE TOTAL PARCEL - 30.49 ACRES TOTAL LOTS - 117 BUILDABLE LOTS - 106 RESIDENTIAL - 106 COMMON LOTS - 11 DENSITY DU/ACRE - 3.47 COMMON AREA - 5.30 ACRES - 17.4% USEABLE OPEN SPACE - 4.51 ACRES 14.8% PHASES PHASE 1 - 77 BUILDABLE - 71 COMMON - 6 PHASE 2 - 40 BUILDABLE - 35 COMMON - 5 ZONING EXISTING - RUT/RT PROPOSED - R-4 SEWAGE DISPOSAL STAR SEWER AND WATER DISTRICT WATER SUPPLY STAR SEWER AND WATER DISTRICT CITY STAR SCHOOL DISTRICT STAR FIRE DISTRICT STAR IRRIGATION DISTRICT FARMERS UNION DITCH COMPANY LTD OWNERS HYNES PATRICK & RHONDA TRUST 4835 HWY 20 CORVALLIS, OR 97330 DEVELOPER TRILOGY DEVELOPMENT, INC. 9839 W. CABLE CAR ST. BOISE ID 83709 ENGINEER DAVID A. BAILEY, P.E. BAILEY ENGINEERING, INC. 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 [PHONE REDACTED] PLANNER/CONTACT JANE SUGGS 9840 W. OVERLAND RD., SUITE 120 BOISE, ID 83709 [PHONE REDACTED] UPDATED PRELIMINARY PLAT FOR JANUARY 19, 2021 HEARING ---PAGE BREAK--- 1 CITY OF STAR LAND USE STAFF REPORT MEMO TO: Mayor & Council FROM: Shawn L. Nickel, City Planner MEETING DATE: November 17, 2020 FILE(S) AZ-20-11 Annexation and Zoning DA-20-11 Development Agreement PP-20-11 Preliminary Plat for Canvasback Subdivision PROJECT SUMMARY/UDPATE On October 6, 2020, the City Council tabled the Canvasback Subdivision application and requested that the applicant redesign the development to address concerns by neighbors and Council at the hearing. Items included: • Transitional lots/buffers adjacent to the eastern boundary of the property (along Wing Road); • New Home Setbacks; • Stub Street Location onto Wing Road; The applicant has resubmitted a revised preliminary plat and letter addressing each of the issues brought up in the previous hearing. Copies of each are attached to this memo for Council reference. ---PAGE BREAK--- PHASE 1 PHASE 2 L Y E I A B A. D I V A D P R O F E S S I O E N G I N E E R N A L R E G I S T E R E D S T A T E O F I D A H O 8 2 72 NOT FOR CONSTRUCTION TEL [PHONE REDACTED] www.baileyengineers.com 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 CIVIL ENGINEERINGIPLANNINGICADD ailey Engineering, Inc. DEVELOPMENT FEATURES ACREAGE TOTAL PARCEL - 30.49 ACRES TOTAL LOTS - 123 BUILDABLE LOTS - 112 RESIDENTIAL - 112 COMMON LOTS - 11 DENSITY DU/ACRE - 3.67 COMMON AREA - 5.30 ACRES - 17.4% USEABLE OPEN SPACE - 4.57 ACRES 15.0% PHASES PHASE 1 - 82 BUILDABLE - 76 COMMON - 6 PHASE 2 - 41 BUILDABLE - 36 COMMON - 5 ZONING EXISTING - RUT/RT PROPOSED - R-4 SEWAGE DISPOSAL STAR SEWER AND WATER DISTRICT WATER SUPPLY STAR SEWER AND WATER DISTRICT CITY STAR SCHOOL DISTRICT STAR FIRE DISTRICT STAR IRRIGATION DISTRICT FARMERS UNION DITCH COMPANY LTD OWNERS HYNES PATRICK & RHONDA TRUST 4835 HWY 20 CORVALLIS, OR 97330 DEVELOPER TRILOGY DEVELOPMENT, INC. 9839 W. CABLE CAR ST. BOISE ID 83709 ENGINEER DAVID A. BAILEY, P.E. BAILEY ENGINEERING, INC. 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 [PHONE REDACTED] PLANNER/CONTACT JANE SUGGS 9840 W. OVERLAND RD., SUITE 120 BOISE, ID 83709 [PHONE REDACTED] 11/03/2020 REVISED PRELIM PLAT FROM NOVEMBER 17 HEARING ---PAGE BREAK--- L Y E I A B A. D I V A D P R O F E S S I O E N G I N E E R N A L R E G I S T E R E D S T A T E O F I D A H O 8 2 72 NOT FOR CONSTRUCTION TEL [PHONE REDACTED] www.baileyengineers.com 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 CIVIL ENGINEERINGIPLANNINGICADD ailey Engineering, Inc. DEVELOPMENT FEATURES ACREAGE TOTAL PARCEL - 30.49 ACRES TOTAL LOTS - 123 BUILDABLE LOTS - 112 RESIDENTIAL - 112 COMMON LOTS - 11 DENSITY DU/ACRE - 3.67 COMMON AREA - 5.30 ACRES - 17.4% USEABLE OPEN SPACE - 4.57 ACRES 15.0% PHASES PHASE 1 - 82 BUILDABLE - 76 COMMON - 6 PHASE 2 - 41 BUILDABLE - 36 COMMON - 5 ZONING EXISTING - RUT/RT PROPOSED - R-4 SEWAGE DISPOSAL STAR SEWER AND WATER DISTRICT WATER SUPPLY STAR SEWER AND WATER DISTRICT CITY STAR SCHOOL DISTRICT STAR FIRE DISTRICT STAR IRRIGATION DISTRICT FARMERS UNION DITCH COMPANY LTD OWNERS HYNES PATRICK & RHONDA TRUST 4835 HWY 20 CORVALLIS, OR 97330 DEVELOPER TRILOGY DEVELOPMENT, INC. 9839 W. CABLE CAR ST. BOISE ID 83709 ENGINEER DAVID A. BAILEY, P.E. BAILEY ENGINEERING, INC. 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 [PHONE REDACTED] PLANNER/CONTACT JANE SUGGS 9840 W. OVERLAND RD., SUITE 120 BOISE, ID 83709 [PHONE REDACTED] 11/03/2020 REVISED PRELIM PLAT FROM NOVEMBER 17 HEARING ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Shawn L. Nickel, Planning Director & Zoning Administrator MEETING DATE: October 6, 2020 – PUBLIC HEARING FILE(S) AZ-20-11 Annexation and Zoning DA-20-11 Development Agreement PP-20-11 Preliminary Plat for Canvasback Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Patrick and Rhonda Hynes Trust 4835 NE Hwy 20 Corvallis, Oregon 97330 Applicant/Representative: Jane Suggs, Gem State Planning 9840 W. Overland Road Suite 120 Boise, Idaho 83709 REQUEST Request: The Applicant is seeking approval of an Annexation and Zoning a Development Agreement, and a Preliminary Plat for a proposed residential subdivision consisting of 112 residential lots and 11 common lots. The property is located at the southwest corner of W. New Hope Road and N. Wing Road and consists of 20.6 acres with a proposed density of 3.67 dwelling units per acre. PROPERTY INFORMATION Property Location: The subject property is generally located on the south side of W. New Hope Road between N. Brandon Road and N. Wing Road in Star, Idaho. Ada County Parcel No. S0405244200 & S0405244700. Existing Site Characteristics: The property is currently in agricultural production ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 2 Irrigation/Drainage District(s): - Farmer’s Union Ditch Company, LTD P.O. Box 1474, Eagle, ID 83616 Flood Zone: This property is not located in a Special Flood Hazard Area. Special On-Site Features:  Areas of Critical Environmental Concern – No known areas.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – No.  Riparian Vegetation – No known areas.  Steep Slopes – No.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held December 18, 2019 Neighborhood Meeting Held February 12, 2020 Application Submitted & Fees Paid July 30, 2020 Application Accepted July 30, 2020 Residents within 300’ Notified August 03, 2020 Agencies Notified August 03, 2020 Legal Notice Published August 04, 2020 Property Posted September 25, 2020 HISTORY Request previously scheduled for public hearing on September 15, 2020 and tabled to October 06, 2020. There have been no previous requests through the City for development of this property. SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing County Rural Transitional (RUT) Neighborhood Residential Agricultural Proposed R-4-DA Neighborhood Residential Neighborhood Residential North of site R-3 Neighborhood Residential Greendale Grove Sub. ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 3 South of site County Rural Transitional (RUT) Neighborhood Residential Single Family Dwelling / Agriculture East of site County Rural Transitional (RUT) Rural Residential / Special Transition Overlay Single Family Dwelling / Agriculture West of site County Rural Transitional (RUT) Neighborhood Residential Single Family Dwelling / Agriculture CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1B-1: ANNEXATION AND ZONING; REZONE: B. Standards: 1. The subject property shall meet the minimum dimensional standards of the proper district. 2. The city may require a development agreement in conjunction with the annexation and zoning, or rezone, pursuant to Idaho Code section 67-6511A, which may include a concept plan. In addition to other processes permitted by city and state code, exceptions or waivers of standards, other than use, may be permitted through execution of a development agreement. A development agreement and concept plan shall be required for any rezone to a mixed-use zone, high density zone or land which includes steep slope (land over 25%) or floodway. 3. The termination of a development agreement shall result in the reversal of the official zoning map amendment approval and applicable development approval for any undeveloped portion of property subject to the development agreement. The undeveloped property subject to the development agreement shall be rezoned to the district classification as designated by the development agreement. When no designation is provided, the property shall revert to its original zoning or, if the original designation no longer exists, to the closest current equivalent zoning as determined by the current Comprehensive Plan Land Use Map designation. 4. An amendment or termination of a previously recorded development agreement shall be recorded in the office of the county recorder by the clerk. 5. An approved development agreement must be executed within ninety (90) days of the meeting at which the development agreement is approved by the city council. A one-time administrative extension of maximum thirty (30) days may be granted by the zoning administrator. Additional extensions may be approved by majority vote of the city council. Failure to execute the development agreement within the required timeframe will result in the denial of all related applications. C. Required Findings: The council shall review the application at the public hearing. In order to ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 4 grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: R RESIDENTIAL DISTRICT: To provide regulations and districts for various residential neighborhoods. Gross density in a Residential district shall be determined according to the numeral following the R. The numeral designates the maximum number of dwelling units per acre. In zoning designations of R-1, R-2, R-3, R-4 and R-5, housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications submitted after the effective date hereof in all districts exceeding one dwelling unit per acre. Wells and septic systems may be permitted for larger lots in this land use designation that are not adjacent to municipal services, as determined by the Sewer District, and if approved by the applicable Health Department. Private streets may be approved in this district for access to newly subdivided or split property. This district does allow for some non-residential uses as specified in 8-3A-3. DA DEVELOPMENT AGREEMENT: This designation, following any zoning designation noted on the official zoning map of the city C-2-DA), indicates that the zoning was approved by the city with a development agreement, with specific conditions of zoning. 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 5 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. 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 ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 6 residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 7 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. 8-1E-1: DEFINITIONS - TERMS DEFINED TRANSITIONAL LOT OR PROPERTY: The size of a new residential lot when being proposed adjacent to an established residential use. The ratio for lots adjacent to properties shall be determined on a case by case basis, when considering the size of the development potential for the existing use. This shall not be required if separated by an existing roadway or large canal where the distance between new structures and existing structures equal or exceed 100 feet. 8-3B-3: ADDITIONAL RESIDENTIAL DISTRICT STANDARDS - RESIDENTIAL DISTRICTS: B. When development is planned with lots that directly abut existing lots within a Rural Residential area, or “Special Transition Overlay Area” as shown on the Comprehensive Plan Land Use map, an appropriate transition shall be provided for the two abutting residential lot types. A transition shall take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting rural residential lots, or may include the provision of ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 8 a buffer strip avoiding urban lots directly abutting rural residential lots, or may include setbacks within the urban lots similar to the rural residential lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the rural residential lots. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. Special Transition Overlay Area Development adjacent to, and potentially within, this area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. Site layout is to provide for a transition in density and lot sizing. 8.3 Goal: Encourage the development of a diverse community that provides a mix of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible, an assortment of amenities within walking distance of residential development. 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 9 A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where C. Site layout within the Special Transition Overlay Area is to provide for a transition in density and lot sizing. Base densities may be significantly reduced or home sites may be clustered to increase open space within a portion of a site when property is within this overlay. 8.5.4 Policies Related to The Special Transition Overlay Areas: A. Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new abutting lots to be one acre in size or may include buffering. B. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. C. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. D. When an urban density residential development is planned with lots that directly abut lots within a Special Transition Overlay Area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include the provision of a buffer strip avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include setbacks within the urban lots similar to the Special Transition Overlay Area lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the Special Transition Overlay Area lots. E. Larger setbacks should be required for new lots planned to abut existing Special Transition Overlay Area lots. 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 10 • 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 Residential R-3 and County Rural Urban Transition (RUT) to Medium-Low Density Residential (R-4) on the applicant’s property will allow for the subdivision of the property to develop with urban densities that will be consistent with the current Comprehensive Plan Map. The overall gross density of the proposed development is 3.67 dwelling units per acre. The current Comprehensive Plan Land Use Map designates this property as Neighborhood Residential, with an anticipated density of 3 to 5 dwelling units per acre. The requested density falls in the middle of this designation. The requested zoning designation and density meets the intent of the Comprehensive Plan. PRELIMINARY PLAT: The Preliminary Plat submitted contains 112 single family residential lots, and 11 common area lots for a total of 123 total lots. The residential lots range in size from 5,298 square feet to 14,988 square feet. The applicant has indicated that the development will contain a total of five acres (16.4%) of open space. The applicant states that useable open space, not including street buffers and endcaps equal to 3.52 acres (11.6%) exceeding the requirement for usable open space in the current Unified Development Code, Section 8-4E-2. Streets are proposed to be public and will measure 36 ft from back of curb to back of curb and satisfy Section 8-4D- 34B(4) of the UDC. The development will use access off N. Brandon Road and W. New Hope Road as well as N. Wing Road. The development will also have a stub road on the south of the property that will terminate at the property line with the possibility to extend in the future. The current Unified Development Code, Section 8-4E-2 requires a development of this size to have 3 site amenities. The applicant is proposing a children’s play structure, covered picnic shelter and pathway connections for access to the development and park. ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 11 ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Sidewalks are proposed at five-foot widths and will be attached throughout overall subdivision. • Lighting Streetlights shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire development. The applicant has not submitted street light design standards. A condition of approval will be required to receive staff approval of streetlights prior to final plat approval. • Street Names Street names will be approved by the Ada Street Naming Committee prior to signature of final plat. • Landscaping - As required by the Unified Development Code, Chapter 8, Section 8-8C-2- M Street Trees; A minimum of one street tree shall be planted for every thirty-five (35) linear feet of street frontage. The applicant shall use “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code. • Setbacks – Client is requesting a five foot side yard setback for all homes in the development. • Block – All blocks meet the 750’ block length requirement. AGENCY RESPONSES Star Fire District August 31, 2020 Keller and Associates August 06, 2020 ITD April 22, 2020 ACHD September 22, 2020 DEQ August 13, 2020 Farmer’s Union Ditch Company September 04, 2020 West Ada School District September 08, 2020 Ada County Development Services August 04, 2020 PUBLIC RESPONSES Lonn and Ann Kuck - 10399 W. Rolling Hills Dr., Star, ID 83669 September 28, 2020 Steve and Charlene Greene – 9999 W Star Acres Drive, Star, ID 83669 September 28, 2020 Will Eason – 10174 W. Star Acres Dr., Star, ID 83669 September 28, 2020 Terry Bier and Carolee Polfer – 10040 West Star Acres Dr., Star, ID 83669 ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 12 Gary and Judy Enzminger - Email TRANSITIONAL LOTS: The eastern boundary of the subdivision is immediately adjacent to Star Acres Subdivision, an Ada County approved 5-acre lot subdivision that is in Un-Incorporated Ada County. The majority of the houses built within the Star Acres Subdivision are located to the west end of the lots and along N. Wing Road. The Star Comprehensive Plan designates the area within this subdivision as a Special Transition Overlay Area. The Unified Development Code provides a definition for transitional Lots or Properties and states the following: The size of a new residential lot when being proposed adjacent to an established residential use. The ratio for lots adjacent to properties shall be determined on a case by case basis, when considering the size of the development potential for the existing use. This shall not be required if separated by an existing roadway or large canal where the distance between new structures and existing structures equal or exceed 100 feet. It appears from the submitted preliminary plat that the developer has made an effort to design the development with this requirement in mind (see exhibit attached). N. Wing Road and the proposed 30-foot landscape buffer provide in excess of 100 feet of separation. The one concern that staff has is with regard to the two proposed lots (Lots 2 & 3, Block 7) at the southeast corner of the proposed development. An existing house on the adjacent lot in Star Acres is in very close proximity to the boundary of the proposed Lots 2 & 3 and there is not a roadway or canal providing the defined buffer of 100 feet. Council should consider this when making its decision on compliance with the UDC standards. One staff suggestion is to combine lots 2 & 3 into one lot or increase the open space buffer between the two developments. STAFF ANALYSIS & RECOMMENDATIONS Staff is overall 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 modification, and preliminary plat meets the requirements, standards and intent for development as they relate to the Unified Development Code and the Comprehensive Plan. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 13 FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve these applications, the Unified Development Code requires that Council must find the following: ANNEXATION/REZONE FINDINGS: 1. The map amendment complies with the applicable provisions of the Comprehensive Plan. The purpose of the Star Comprehensive Plan is to promote the health, safety, and general welfare of the people of the City of Star and its Impact Area. Some of the prime objectives of the Comprehensive Plan include: ✓ Protection of property rights. ✓ Adequate public facilities and services are provided to the people at reasonable cost. ✓ Ensure the local economy is protected. ✓ Encourage urban and urban-type development and overcrowding of land. ✓ Ensure development is commensurate with the physical characteristics of the land. The goal of the Comprehensive Plan for Land Use is to encourage the development of a diverse community that provides a mixture of land uses, housing types, and a variety of employment options, social and recreational opportunities, and where possible provides an assortment of amenities within walking distance of a residential development. The City must find compliance with the Comprehensive Plan. 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The City must find that the proposal complies with the proposed district and purpose statement. The purpose of the residential districts is to provide regulations and districts for various residential neighborhoods with gross densities in compliance with the intent of the Comprehensive Plan designation. Housing shall be single family detached unless approved with a PUD or development agreement. Connection to municipal water and sewer facilities are required for all subdivision and lot split applications in all districts exceeding one dwelling unit per acre. Private streets may be approved in this district for access to newly subdivided or split property. 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, ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 14 school districts. The City must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The City must find that this annexation is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. 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. ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 15 CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for the Canvasback Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. All public streets shall have a minimum street width of 36’ and shall be constructed to ACHD standards. 3. The stub street shall be built in accordance with Star Fire District requirements. 4. The applicant shall enter into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees will be collected by the City of Star, by phase, prior to final plat signature. The development agreement shall be signed and recorded as part of the ordinance for annexation and zoning and shall contain the details of the fees to be collected. 5. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision. Streetlights shall be continuous throughout the subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight plan/design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 6. Street trees shall be installed per Chapter 8, including Section 8-8C-2-M(2) Street Trees including one tree per thirty-five (35) linear feet. 7. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 8. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 9. Pressurized irrigation systems shall comply with the Irrigation District(s) and the City of Star Codes. Plans for pressurized irrigation systems shall be submitted to, and approved by the City of Star Engineer, prior to installation. 10. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 11. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 12. A letter from the US Postal Service shall be given to the City at Final Plat stating the subdivision is in compliance with the Postal Service. 13. A form signed by the Star Sewer & Water District shall be submitted to the City prior to the signature of the Final Plat stating that all conditions of the District have been met, including annexation into the District. 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. ---PAGE BREAK--- CANVASBACK SUBDIVISION – FILE # AZ-20-11/DA-20-11/PP-20-11 16 17. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. 18. A sign application is required for any subdivision signs. 19. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File #AZ-20-11/PP-20-11/DA-20-11 for Canvasback Subdivision on 2020. ---PAGE BREAK--- Canvasback Subdivision Vicinity map 2 43°42'19.13" N 116°27'59.40" W Scale: 1 inch approx 1000 feet Jun 24, 2020 - landproDATA.com The materials available at this website are for informational purposes only and do not constitute a legal document. Powered by ---PAGE BREAK--- L Y E I A B A. D I V A D P R O F E S S I O E N G I N E E R N A L R E G I S T E R E D S T A T E O F I D A H O 8 2 72 NOT FOR CONSTRUCTION TEL [PHONE REDACTED] www.baileyengineers.com 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 CIVIL ENGINEERINGIPLANNINGICADD ailey Engineering, Inc. DEVELOPMENT FEATURES ACREAGE TOTAL PARCEL - 30.49 ACRES TOTAL LOTS - 123 BUILDABLE LOTS - 112 RESIDENTIAL - 112 COMMON LOTS - 11 DENSITY DU/ACRE - 3.67 COMMON AREA - 5.00 ACRES - 16.4% USEABLE OPEN SPACE - 3.52 ACRES 11.6% ZONING EXISTING - RUT/RT PROPOSED - R-4 SEWAGE DISPOSAL STAR SEWER AND WATER DISTRICT WATER SUPPLY STAR SEWER AND WATER DISTRICT CITY STAR SCHOOL DISTRICT STAR FIRE DISTRICT STAR IRRIGATION DISTRICT FARMERS UNION DITCH COMPANY LTD OWNERS HYNES PATRICK & RHONDA TRUST 4835 HWY 20 CORVALLIS, OR 97330 DEVELOPER TRILOGY DEVELOPMENT, INC. 9839 W. CABLE CAR ST. BOISE ID 83709 ENGINEER DAVID A. BAILEY, P.E. BAILEY ENGINEERING, INC. 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 PLANNER/CONTACT SHAWN BROWNLEE TRILOGY DEVELOPMENT, INC. 9839 W. CABLE CAR ST. BOISE ID 83709 [PHONE REDACTED] ---PAGE BREAK--- L Y E I A B A. D I V A D P R O F E S S I O E N G I N E E R N A L R E G I S T E R E D S T A T E O F I D A H O 8 2 72 NOT FOR CONSTRUCTION TEL [PHONE REDACTED] www.baileyengineers.com 1119 E. STATE ST., SUITE 210 EAGLE, ID 83616 CIVIL ENGINEERINGIPLANNINGICADD ailey Engineering, Inc. ---PAGE BREAK--- ---PAGE BREAK--- Gem State Planning, LLC 9840 W. Overland Road, Suite 120, Boise, Idaho 83709 July 1, 2020 Mr. Shawn Nickel, City Planner City of Star 10769 W. State Street Star, Idaho 83669 Subject: Canvasback Subdivision at New Hope/Brandon/Wing Roads Applications for Annexation, Zoning, Preliminary Plat and Development Agreement Dear Mr. Nickel: On behalf of the property owners, Patrick & Rhonda Hynes Trust and the developer, Trilogy Development, please accept the subject applications for Canvasback Subdivision. This new community of single family homes is located south of New Hope Road, between Brandon Road and Wing Road (4N, 1W, Section The property is 30.49 acres, is currently zoned RUT in Ada County and is being farmed. Annexation and Zone The property is located just south of the recently annexed Greendale Subdivision, which provides a path of annexation into the City of Star. The Star Comprehensive Plan Future Land Use Map designates this property as Neighborhood Residential. This designation is “suitable primarily for single family residential use” with densities of 3-5 units per acre. Canvasback Subdivision is planned for 112 buildable lots or 3.67 dwelling units per acre. We are requesting a rezone to R-4 which is in keeping with the City’s Neighborhood Residential designation. With the accompanying Development Agreement, the lots in Canvasback Subdivision meet dimensional standards for R-4 lots. The annexation and rezone will not negatively impact the provision of public services. In fact, the developers of Canvasback and Greendale Subs are working to together to provide sewer and water extensions along Brandon and New Hope Roads, that will also service adjacent parcels. In addition, the annexation of this property at the requested zone will not be detrimental to public health, safety and welfare and is in the best interest of the City of Star. Preliminary Plat As noted above, Canvasback Subdivision is planned for 112 buildable lots and 11 common lots for a total of 123 lots. Canvasback Subdivision is located adjacent to the Star Acres Subdivision to the east. Star Acres Sub was developed in the mid 1970’s as an Ada County Subdivision. The Star Acres lots are zoned RUT or 5-acre lot size. These lots are not within the City of Star but are in the City’s Special Transition Overlay Area. The Star City Code states that development directly adjacent to this special area requires an appropriate transition where new urban development, such as Canvasback Subdivision, is being planned. According to Star Code 8-3B-3, the transition may include clustering urban lots, a buffer strip, different setbacks, or larger lots directly abutting the rural lots. Canvasback is using several methods to provide more than adequate transition to the Star Acres lots. As shown on the preliminary plat, most of the Canvasback Subdivision is separated from the Star Acres lots ---PAGE BREAK--- 9840 W. Overland Road, Suite 120, Boise, Idaho 83709 by the 50’ wide right of way for Wing Road. In addition, we have clustered the Canvasback lots to create a large open space/community park along the Wing Road frontage, encompassing about 1/3 of the frontage. In the northeast portion of Canvasback Subdivision, we are planning 4 larger lots, along with a 30’ buffer strip. The only portion of Canvasback that is directly adjacent to the Special Transition Overlay Area is in the southeast corner. To provide a transition, we have enlarged the 2 Canvasback lots in that area and are also providing a buffer lot. Open Space and Amenities The common lots total 5.0 acres or 16.4% of the 30.49 acre site. The usable open space, which does not include street buffers and endcaps, totals 3.52 acres or 11.6% of the site. Both open spaces calculations exceed the requirements of Star Code 8-4E-2.A.1. The property size and number of homes will require three qualified site amenities. Our amenities include a children’s play structure and picnic shelter in the 3+ acre centrally located park. We are also providing pathway connections between home lots that will provide easy access to the park and to neighboring lots. Lot 15, Block 3 is an open grass area that is included in our open space calculations but is not specifically programed for an urban park. Neighborhood meeting A neighborhood meeting was held on Wednesday, February 12, 2020, at 6 pm at Star City Hall and was very well attended. The attendance sheet from the meeting in attached. We have also included a list of written comments and questions received from the Mr. Steve Greene in the Star Acres Subdivision to the east. This is the subdivision plan was presented: ---PAGE BREAK--- 9840 W. Overland Road, Suite 120, Boise, Idaho 83709 That plan included 114 buildable lots and 3 new street connections to Wing Road. As a result of the comments we received at the neighborhood meeting and from Mr. Greene, we made significant revisions to the layout. We eliminated 2 of the 3 street connections to Wing Road. We increased the buffer along Wing Road from 20’ to 30’ wide to provide room for landscaping, along with the necessary irrigation facilities. We realigned the southern access to Wing Road so that it lines up with Rolling Hills Drive. And by moving the south stub street, we now have 2 larger lots adjacent to our neighbor at 10399 Rolling Hills Drive, instead of 3 lots in our earlier plan. Development Agreement We have included a draft development agreement in our application package. Through this development agreement we are requesting five foot side yard setbacks for all the homes in Canvasback Subdivision. We also agree to limit the number of buildable lots to 112. Streets and Utilities All streets in Canvasback are public streets that are 36’ back-of-curb to back-of-curb, with attached 5’ sidewalks, in a 50’ right of way. Both New Hope Road and Wing Road will also be improved to meet the same standard where adjacent to the subdivision property. Canvasback frontage on Brandon Road will be improved to collector street standards as indicated on the plat detail. Water, sewer, and pressurized irrigation will be provided to each lot. Open irrigation ditches that cross the property will be enclosed in pipe. The location and volume of irrigation discharge to adjacent properties will not change. In fact, Mr. Sam Rosti, the President of the Farmers Union Irrigation District, is familiar with the property and has met with the project engineer on site to assist with irrigation design. Traffic Study A traffic impact study has been prepared and was submitted to ACHD and ITD on March 23, 2020. A copy of the TIS is included in our application package. In summary, Canvasback Subdivision, with the changes made in response to comments, will be a great asset to Star and a wonderful community for families to live and play. We look forward to working with you through the approval process. Please contact me if you have questions about the applications or the new community. Sincerely, Jane Suggs Jane Suggs ---PAGE BREAK--- From the Office of Deputy Chief Victor Islas Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 August 31, 2020 City of Star City Planner/Zoning Administrator P.O. Box 130 Star, Idaho 83669 RE: Canvasback Subdivision File # AZ-20-11 Annexation-Zoning File # PP-20-11 Preliminary Plat To Whom It May Concern: The Star Fire Protection District has reviewed submitted plans for the Canvasback Subdivision located in Star, Idaho. Our Comments are as follows: This project shall comply with the 2015 International Fire Code (IFC) and any codes set forth by the City of Star Idaho. This project can be serviced by the Star Fire Protection District. The response station to this development will be Fire Station 51 located at 11665 W. State Street, Suite B, Star, Idaho 83669. The response time under normal driving conditions will be 7 minutes utilizing google maps. Access roads shall be provided and maintained following Appendix D and Section 503 of the 2015 IFC. Access shall include adequate roadway widths, signage, turnarounds, and turning radius for fire apparatus. • One-or two-family dwellings residential developments: o Developments of one-or two-family dwellings where the number of dwelling units exceed 30 shall be provided with at least two separate and approved fire apparatus access roads. Access road design shall be designed and constructed to allow for evacuation simultaneously with emergency response operations. ---PAGE BREAK--- From the Office of Deputy Chief Victor Islas Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 Continued Comments for: Canvasback Subdivsion All fire department access roads in the 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 during construction as per City code. The Fire hydrant spacing shall be no more than 400’ apart and will be equipped with Storz LDH connection in place of the 4 182” outlet. Hydrants shall be approved and witnessed by the Fire Code Official. Final inspection by Fire District of above list including hydrant flow must be verified before building permits are issued. If you have questions or would like to discuss this letter in detail, please feel free to contact my office at (208) 585-6650. Sincerely, Victor E. Islas Deputy Chief ---PAGE BREAK--- GROWING POSSIBILITIES 131 SW 5th Ave, Suite A Meridian, ID 83642 (208) 288-1992 203010-369 August 6, 2020 Mayor Trevor Chadwick City of Star P.O. Box 130 Star, ID 83669 Re: Canvasback Subdivision Preliminary Plat Application Dear Mayor: Keller Associates, Inc. has reviewed the Preliminary Plat for the Canvasback Subdivision dated June 17, 2020. We reviewed the applicant’s package to check conformance with the City’s Subdivision Ordinance and coordinated our review with Cathy Ward. We have the following comments and question based on our review. 1. The distances on the east side of the property boundary shown on the plan do not match the legal description provided. 2. It appears that there is a sewer line that runs through Lot 13, Block 5 that will need an easement. 3. Stamp needs to be signed. 4. Add a streetlight at the intersection of N Spotted Rail Ave and Rolling Hills. 5. Irrigation arrows appear to be pointing to the wrong areas and structures. 6. Street lighting shall be in accordance with ISPWC and the City of Star Supplementals. Cut sheet for lights and light poles shall be approved in writing by the City prior to installation. 7. Construction plans for a subdivision-wide pressure irrigation system will be required for each final plat. Plan approvals and license agreements from the affected irrigation and/or canal companies will be required. 8. Historic irrigation lateral, drain, and ditch flow patterns shall be maintained unless approved in writing by the local irrigation district or ditch company. 9. Potable water cannot be used for irrigation purposes. A separate pressure irrigation system will be required. 10. Finish grades at subdivision boundaries shall match existing finish grades. Runoff shall be maintained on subdivision property unless otherwise approved. 11. Easements for sewer/water facilities will be required where placed outside of public right of way. DocuSign Envelope ID: 51338037-F0C6-4FC0-A7BF-3D171A732FB5 ---PAGE BREAK--- 203010-369 We recommend that the conditions 1 and 5 listed above be addressed prior to approval of the Preliminary Plat. Any variance or waivers to the City of Star standards, ordinances, or policies must be specifically approved in writing by the City. Approval of the above-referenced Preliminary Plat does not relieve the Registered Professional Land Surveyor or the Registered Professional Engineer of those responsibilities. If you have any questions, please do not hesitate to call Keller Associates at (208) 288-1992. Sincerely, KELLER ASSOCIATES, INC. Ryan V. Morgan, P.E. City Engineer cc: File DocuSign Envelope ID: 51338037-F0C6-4FC0-A7BF-3D171A732FB5 ---PAGE BREAK--- Page 1 of 6 Staff Technical Report 3/30/2020 REVISED 4/21/2020 Development: Canvasback Subdivision Lead Agency: City of Star Shawn Nickel [EMAIL REDACTED] Phone: [PHONE REDACTED] Location: East of SH-16, SE corner of New Hope and Wing Road in Star, ID Applicant: Shawn Brownlee Trilogy Development 9839 W. Cable Car St, Suite 101 Boise, ID 83709 (208) 895-8858 office Consultant: Chhang Ream CR Engineering, Inc. 181 East 50th Street [EMAIL REDACTED] Phone: [PHONE REDACTED] Staff Contact: Erika Bowen Traffic Technical Engineer [EMAIL REDACTED] Phone: [PHONE REDACTED] ext. #7 Traffic Findings for Consideration 1. Proposed Development The proposed Canvasback Subdivision contains 113 single-family homes. Total build is anticipated in 2023. The development is taking all access from local roads. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov Page 1 of 1 April 22, 2020 Shawn Brownlee Trilogy Development 9839 W. Cable Car St, Suite 101 Boise, ID 83709 VIA EMAIL RE: Canvasback Subdivision – ITD Development Condition Memo Dear Shawn, I really appreciate the work you are doing to help those who are living in this beautiful area of Star, ID. The Canvasback Subdivision Traffic Impact Study (TIS) provided by CR Engineering has been reviewed. The trips generated by your development adds congestion to SH-44 and SH-16. 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 will work 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. ITD determined Canvasback Subdivision’s proportionate share contribution to be $188,000 This is based off the subdivision’s site trips through the intersection of SH-16 / SH-44 in comparison to total 2045 traffic volumes. The next anticipated intersection improvement is an interchange. Details of the proportionate share calculation are included in the attached ITD Staff Technical Report. Thank you again for your partnership. If there are any questions or concerns please don’t hesitate to email me at [EMAIL REDACTED] or give me a call at [PHONE REDACTED]. Sincerely, Justin Price Justin Price ITD District 3 Traffic Engineer Cc: Shawn Nickel – City of Star Mindy Wallace – ACHD ---PAGE BREAK--- Page 2 of 6 2. Vicinity Map 3. Trip Generation: 4. Traffic Impact Analysis Dated: March 23, 2020 a. Scope of Work ITD only requested full build-out site trips and not analysis at the intersections of SH-16 / Beacon Light Rd, SH-16 / SH-44, SH-44 / Star Road. Future intersections improvements are known at each of these intersections based on corridor plans, and other recent TIS’s. b. Executive Summary CR Engineering prepared a traffic impact study for the proposed Canvasback Subdivision. Below is an executive summary of the findings as presented by CR Engineering. The following executive 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 3 of 6 ---PAGE BREAK--- Page 4 of 6 5. ITD Policy Review a. Proportionate Share Contribution ITD District 3 has issued Memo 39-Development Proportionate Share Contribution as a means to request equitable contribution from developers to improve public facilities needed to serve new growth and development. b. Jurisdictional Authority ITD does not have jurisdictional authority to require improvements from the developer A formal letter of request will need to be sent to the city of Star requesting them to include any mitigation to the State highway system in their development agreement. c. Interagency Agreement ITD does not have a signed Interagency Agreement with the city of Star. The draft document should be presented at the April 27th Star City Council meeting. 6. Staff Comments Recommendations The TIS provided site trips passing through the following three intersections: Given that traffic disperses to both SH-16 and SH-44, staff feels it is most fair to only ask for proportionate share contribution at a single intersection. The one that experiences traffic from both directions, SH-16 / SH-44 ---PAGE BREAK--- Page 5 of 6 Intersection of SH-44 / SH-16 ITD’s SH-44 Traffic Analysis identifies an interchange being the next needed improvement at this location to meet 2045 traffic demands. GARVEE office staff estimates the design and construction costs for the SH-44 / SH-16 interchange as $40M. Staff calculates the developer’s proportionate share to be 0.95% based off total intersection trips at 2045 PM Peak. 2045 is the year analyzed in the SH-44 Traffic Analysis. 2023 Site Traffic 2045 Total Traffic Staff recommends the developer pay a proportionate share of $188,000 (0.47%) to the future interchange at SH-16 / SH-44 based off total intersection trips at 2045. Proportionate share needs to be provided prior to occupancy of the development. *ITD Staff Recommendations are intended to assure that the proposed development will not place an undue burden on the existing State Highway system within the vicinity impacted by the proposed development. Recommendations included in ITD’s Staff Technical Report along with any development conditions (see associated Permit Committee Agenda/Minutes) is only valid for the period of one year from the date of the TIS report. ITD reserves the right to request an updated TIS to reflect current traffic conditions if an approved encroachment application and/or proportionate share contribution are not obtained/provided within one year. PM Site = 68 PM Total = 14,465 PM % = 0.47 Proportionate Share for SH-44 / SH-16 Interchange Improvements % = 0.47 ---PAGE BREAK--- August 13, 2020 Shawn L. Nickel City Planner and Zoning Administrator Star City Hall P.O. Box 130 Star, Idaho 83669 RE: Canvasback Subdivision, AZ-20-11 Annexation-Zoning, DA-20-11 Development Agreement, and PP-20-11 Preliminary Plat Thank you for the opportunity to respond to your request for comment. While DEQ does not review projects on a project-specific basis, we attempt to provide the best review of the information provided. DEQ encourages agencies to review and utilize the Idaho Environmental Guide to assist in addressing project-specific conditions that may apply. This guide can be found at: deq.idaho.gov/assistance- resources/environmental-guide-for-local-govts. The following information does not cover every aspect of this project; however, we have the following general comments to use as appropriate: 1. Air Quality  Please review IDAPA 58.01.01 for all rules on Air Quality, especially those regarding fugitive dust (58.01.01.651), trade waste burning (58.01.01.600-617), and odor control plans (58.01.01.776). All property owners, developers, and their contractor(s) must ensure that reasonable controls to prevent fugitive dust from becoming airborne are utilized during all phases of construction activities per IDAPA 58.01.01.651. DEQ recommends the city/county require the development and submittal of a dust prevention and control plan prior to final plat approval. Dust prevention and control plans incorporate appropriate best management practices to control fugitive dust that may be generated at sites. Information on fugitive dust control plans can be found at: http://www.deq.idaho.gov/media/61833-dust_control_plan.pdf  Citizen complaints received by DEQ regarding fugitive dust from development and construction activities approved by cities or counties will be referred to the city/county to address under their ordinances. Per IDAPA 58.01.01.600-617, the open burning of any construction waste is prohibited. The property owner, developer, and their contractor(s) are responsible for ensuring no prohibited open burning occurs during construction. For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. 1445 North Orchard • Boise, ID 83706 • (208) 373-0550 Brad Little, Governor John H. Tippets, Director STATE OF IDAHO DEPARTMENT OF ENVIRONMENTAL QUALITY ---PAGE BREAK--- Response to Request for Comment August 13, 2020 Page 2 2. Wastewater and Recycled Water  DEQ recommends verifying that there is adequate sewer to serve this project prior to approval. Please contact the sewer provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.16 and IDAPA 58.01.17 are the sections of Idaho rules regarding wastewater and recycled water. Please review these rules to determine whether this or future projects will require DEQ approval. IDAPA 58.01.03 is the section of Idaho rules regarding subsurface disposal of wastewater. Please review this rule to determine whether this or future projects will require permitting by the district health department. All projects for construction or modification of wastewater systems require preconstruction approval. Recycled water projects and subsurface disposal projects require separate permits as well.  DEQ recommends that projects be served by existing approved wastewater collection systems or a centralized community wastewater system whenever possible. Please contact DEQ to discuss potential for development of a community treatment system along with best management practices for communities to protect ground water.  DEQ recommends that cities and counties develop and use a comprehensive land use management plan, which includes the impacts of present and future wastewater management in this area. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 3. Drinking Water  DEQ recommends verifying that there is adequate water to serve this project prior to approval. Please contact the water provider for a capacity statement, declining balance report, and willingness to serve this project.  IDAPA 58.01.08 is the section of Idaho rules regarding public drinking water systems. Please review these rules to determine whether this or future projects will require DEQ approval. All projects for construction or modification of public drinking water systems require preconstruction approval.  DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system (refer to the DEQ website at: deq.idaho.gov/water- quality/drinking-water.aspx). For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite.  If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter.  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 ---PAGE BREAK--- Response to Request for Comment August 13, 2020 Page 3 explore options to both best serve the future residents of this development and provide for protection of ground water resources.  DEQ recommends cities and counties develop and use a comprehensive land use management plan which addresses the present and future needs of this area for adequate, safe, and sustainable drinking water. Please schedule a meeting with DEQ for further discussion and recommendations for plan development and implementation. For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. Surface Water  A DEQ short-term activity exemption (STAE) from this office is required if the project will involve de-watering of ground water during excavation and discharge back into surface water, including a description of the water treatment from this process to prevent excessive sediment and turbidity from entering surface water.  Please contact DEQ to determine whether this project will require a National Pollution Discharge Elimination System (NPDES) Permit. A Construction General Permit from EPA may be required if this project will disturb one or more acres of land, or will disturb less than one acre of land but are part of a common plan of development or sale that will ultimately disturb one or more acres of land.  If this project is near a source of surface water, DEQ requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho’s water resources. Additionally, please contact DEQ to identify BMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions.  The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regional Office, at 2735 Airport Way, Boise, or call (208) 334-2190 for more information. Information is also available on the IDWR website at: http://www.idwr.idaho.gov/WaterManagement/StreamsDams/Streams/AlterationPermit/AlterationPermit.htm  The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. 5. Hazardous Waste And Ground Water Contamination  Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements.  No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. ---PAGE BREAK--- Response to Request for Comment August 13, 2020 Page 4 These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards, Rules and Regulations for Hazardous Waste, and Rules and Regulations for the Prevention of Air Pollution.  Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.02.851 and 852). Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.02.851.01 and 04. Hazardous material releases to state waters, or to land such that there is likelihood that it will enter state waters, must be reported to DEQ in accordance with IDAPA 58.01.02.850.  Ground Water Contamination. DEQ requests that this project comply with Idaho’s Ground Water Quality Rules (IDAPA 58.01.11), which states that “No person shall cause or allow the release, spilling, leaking, emission, discharge, escape, leaching, or disposal of a contaminant into the environment in a manner that causes a ground water quality standard to be exceeded, injures a beneficial use of ground water, or is not in accordance with a permit, consent order or applicable best management practice, best available method or best practical method.” For questions, contact Albert Crawshaw, Waste & Remediation Manager, at (208) 373-0550. 6. Additional Notes  If an underground storage tank (UST) or an aboveground storage tank (AST) is identified at the site, the site should be evaluated to determine whether the UST is regulated by DEQ. EPA regulates ASTs. UST and AST sites should be assessed to determine whether there is potential soil and ground water contamination. Please call DEQ at (208) 373-0550, or visit the DEQ website deq.idaho.gov/waste-mgmt-remediation/storage-tanks.aspx for assistance.  If applicable to this project, DEQ recommends that BMPs be implemented for any of the following conditions: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, and ponds. Please contact DEQ for more information on any of these conditions. We look forward to working with you in a proactive manner to address potential environmental impacts that may be within our regulatory authority. If you have any questions, please contact me, or any of our technical staff at (208) 373-0550. Sincerely, Aaron Scheff Regional Administrator Boise Regional Office ec: CM#2020AEK198 ---PAGE BREAK--- Ada County Courthouse 200 West Front Street Boise ID 83702 [PHONE REDACTED] Fax [PHONE REDACTED] www.adacounty.id.gov Department Divisions Building Community Planning Engineering & Surveying Permitting Ada County Commissioners Diana Lachiondo, First District Patrick Malloy, Second District Kendra Kenyon, Third District ADA COUNTY Development Services Department Richard Beck Interim Director August 4, 2020 Via Email: [EMAIL REDACTED] Shawn Nickel City of Star Planning & Zoning Department 10769 W. State Street Star, ID 83669 RE: Annexation / Canvasback Subdivision Shawn, The City of Star has requested feedback regarding a proposed annexation and preliminary plat for the Canvasback Subdivision located on the southwest corner of New Hope Road and Wing Road. The subdivision will consist of 112 single-family residential lots on 30.5 acres at a density of 3.7 dwelling units per acre. Ada County is in support of the application due to the proximity of the site to public services and infrastructure. Future residents of the site will have nearby access to existing parks, schools, commercial services and employment opportunities, and will help to support the businesses located within Star’s downtown. The proposed application is supported by Goal 2.2f of the Ada County Comprehensive Plan as it encourages residential development to occur at urban densities within Areas of City Impact where urban public facilities are available. The layout of the subdivision also complies with several goals of the Star Comprehensive Plan, as adopted by Ada County. The proposal to provide 3.52 acres of usable open space within the development, which will include a park, playground and picnic shelter will comply with Residential Policy 3, which encourages neighborhood parks and open spaces within residential areas, and the proposed pedestrian paths will comply with Transportation Policy 9 which encourages non-motorized pathways between residential areas to reduce vehicle trips and improve access for non-drivers. It is recommended that additional stub streets be provided, particularly to the adjacent property to the southwest to which no connections are proposed, in order for the development to meet the Ada County Comprehensive Plan’s connectivity goals. Goal 4.3 supports the development of local transportation systems that are well- connected, both internally and to the regional transportation system and Goal 4.3d calls for new developments to provide stub streets that will connect to future developments on adjacent lands wherever possible. ---PAGE BREAK--- Page 2 of 2 Regarding land use, the comprehensive plan currently adopted by the County for the Star Area of City Impact designates the site as Low Density Residential, with a maximum density of up to two units per acre. Star has since adopted an updated comprehensive plan designating the site as Neighborhood Residential, within which the proposed density would be allowed. Ada County looks forward to working with city staff in the renegotiation and adoption of the updated comprehensive plan. Thank you for this opportunity to provide feedback. Sincerely, Brent Moore, MCMP, AICP Community & Regional Planner Ada County Development Services ---PAGE BREAK--- Communities in Motion 2040 2.0 Development Review The Community Planning Association of Southwest Idaho (COMPASS) is the metropolitan planning organization (MPO) for Ada and Canyon Counties. COMPASS has developed this review as a tool for local governments to evaluate whether land developments are consistent with the goals of Communities in Motion 2040 2.0 (CIM 2040), the regional long-range transportation plan for Ada and Canyon Counties. This checklist is not intended to be prescriptive, but rather a guidance document based on CIM 2040 2.0 goals. Recommendations This proposal exceeds growth forecasted for this area. Transportation infrastructure may not be able to support the new transportation demands. The proposal is on the fringe of urban development in a predominately farmland area. Nearby services, such as schools, parks, grocery, and other services are likely accessed only by vehicle and there are no plans for public transportation to this location. The nearest bus service is more than four miles away. More information about COMPASS and Communities in Motion 2040 2.0: Web: www.compassidaho.org Email [EMAIL REDACTED] More information about the development review process: http://www.compassidaho.org/dashboard/devreview.htm Development Name: Canvasback Agency: Star CIM Vision Category: Future Neighborhoods New households: 112 New jobs: 0 Exceeds CIM forecast: Yes Farmland contributes to the local economy, creates additional jobs, and provides food security to the region. Development in farm areas decreases the productivity and sustainability of farmland. Farmland consumed: Yes Farmland within 1 mile: 1,129 acres Housing within 1 mile: 790 Jobs within 1 mile: 160 Jobs/Housing Ratio: 0.2 Nearest bus stop: >4 miles Nearest public school: 1.7 miles Nearest public park: 3 miles Nearest grocery store: >4 miles CIM Corridor: New Hope Road Pedestrian level of stress: R Bicycle level of stress: R A good jobs/housing balance – a ratio between 1 and 1.5 – reduces traffic congestion. Higher numbers indicate the need for more housing and lower numbers indicate an employment need. Residents who live or work less than ½ mile from critical services have more transportation choices. Walking and biking reduces congestion by taking cars off the road, while supporting a healthy and active lifestyle. Level of Stress considers facility type, number of vehicle lanes, and speed. Roads with G or PG ratings better support bicyclists and pedestrians of all ages and comfort levels. Nearest police station: >4 miles Nearest fire station: 2.4 miles Developments within 1.5 miles of police and fire stations ensure that emergency services are more efficient and reduce the cost of these important public services. ---PAGE BREAK--- [EMAIL REDACTED] September 4, 2020 Jerry A. Kiser Attorney at Law 4708 W. Fairview Ave., Suite 203 P.O. Box 8389 Boise, Idaho 83707 By email to: [EMAIL REDACTED] and by regular U.S. mail to: City of Star Attn: Shawn Nickel P.O. Box 130 Star, ID 83669 (208) 861-4657 Re: Canvasback Subdivision/ File AZ-20-11 Annexation-Zoning; DA-20-11 Development Agreement; PP-20-11 Preliminary Plat Dear Mr. Nickel: I write as attorney for the HRM pipeline, (HRM) an Idaho lateral water user association. The HRM delivers irrigation water from the Farmers Union canal to the property being developed as Canvasback subdivision as well as a number of other water users in the area. Regarding the proposed development and subdivision, the HRM has certain requirements which include, but may not be limited to, the following: 1. The developer/property owner must recognize irrigation rights-of-way for cleaning, maintenance and repair of the HRM delivery ditches and pipeline. The HRM has rights-of-way granted by State law. The sizes of those rights- of-way vary depending on the location, size and type of delivery structure or method of conveyance of water delivered to its water users. The HRM maintains a right-of-way of at least 10 feet on each side of its buried pipelines. Open ditch rights-of-way differ depending on a number of factors such as the width of the ditch and geographic features on or near the ditch. Idaho law provides no improvements including but not limited to, fences, structures, roads, pipelines or other construction is to be placed in the HRM rights-of- way without written permission from the HRM. The HRM strongly recommends rights-of-way be platted as common area lots to prevent encroachment or unauthorized improvements in the right-of-way by lot owners. The HRM should be contacted to determine specific rights-of-way the HRM has for its ditches and pipelines. 2. No change in the point of diversion or place of use of the water is allowed unless approved by the HRM. ---PAGE BREAK--- 3. Any construction activities, including road or other construction must be completed at times and in a manner so as not to interfere in any way with the HRM's delivery of water or cleaning, maintenance, and repairs to its pipes and ditches. 4. In most circumstances, the HRM requires subdivisions install a pressurized irrigation system. Any such system should be pre-approved by the HRM. 5. Pursuant to Idaho law, the written permission of the HRM must be obtained before any ditch or canal is buried in irrigation pipe by any land owner. Written permission must also be obtained from the HRM to relocate or change the location of any existing ditch, canal or pipeline. Please note the HRM may have further and additional input regarding impacts to the lateral by the proposed subdivision. The President of the HRM is Mike Sessions and he can be reached at [PHONE REDACTED]. If you have any questions regarding the foregoing, please feel free to contact me or Mike. cerely, Any A. Kiser L./Attorney at Law cc: HRM Pipeline ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---   1 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 Development Services Department Project/File: Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 This is an annexation with rezone from RUT to R-4, a preliminary plat application consisting of 123 lots, and a Development Agreement with the City of Star. The site is located on 30.5-acres. Lead Agency: City of Star Site address: South of New Hope Road between Brandon Road and Wing Road Staff Approval: September 22, 2020 Applicant/ Representative: Gem State Planning Jane Suggs 9840 W Overland Road, Ste. 120 Boise, ID 83709 Staff Contact: Stacey Yarrington, Planner III Phone: 387-6171 E-mail: [EMAIL REDACTED] A. Findings of Fact 1. Description of Application: The applicant is requesting approval for annexation with rezone from RUT (Rural Urban Transition) to R-4 (Medium-low density Residential), a preliminary plat application consisting of 112 single family lots and 11 common lots, and a Development Agreement with the City of Star. The site is located on 30.5-acres and the applicant’s proposal is consistent with the City of Star’s Future Land Use Map that designates this area as Neighborhood Residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Medium-low Residential R-3 South Rural Urban Transition (Ada County) RUT East Rural Urban Transition RUT West Medium-low Residential/ Rural Urban Transition R-4, RUT 3. Site History: ACHD has not previously reviewed this site for a development application. 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Canopi Estates, a 15 single-family lot subdivision located directly west of the site was approved by ACHD in June 2020. • Greiner Hope Springs, a 270-lot residential development located west of the site was approved by ACHD in August 2019. Vicinity Map ---PAGE BREAK--- 2 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 • Greendale Grove, a 106-lot residential development located northeast of the site was approved by ACHD in April 2019. • Greendale, a 131-lot residential development located north of the site was approved by ACHD in April 2019. 5. Transit: Transit services are not available to serve this site. 6. New Center Lane Miles: The proposed development includes 0.77 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Integrated Five Year Work Plan (IFYWP) or the District’s Capital Improvement Plan (CIP). 9. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies New Hope Road as a Level 3 facility and Brandon Road as a Level 2 facility. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 1,154 vehicle trips per day; 113 vehicle trips per hour in the PM peak hour, based on the traffic impact study. 2. Traffic Impact Study CR Engineering, Inc., prepared a traffic impact study for the proposed Canvasback Subdivision. Below is an executive summary of the findings as presented by CR Engineering, Inc. The following executive summary is not the opinion of ACHD staff. ACHD has reviewed the submitted traffic impact study for consistency with ACHD policies and practices and may have additional requirements beyond what is noted in the summary. ACHD Staff comments on the submitted traffic impact study can be found below under staff comments. SUMMARY  Improvements Needed to Mitigate 2020 Existing Traffic • All study area intersections and roadways are anticipated to operate at an acceptable planning level of service threshold under existing traffic conditions.  Improvements Needed to Mitigate 2023 Build-Out Year Background Traffic • All study area roadways are anticipated to operate at an acceptable planning level of service threshold with 2023 background traffic. • With 2023 background traffic, all study area intersections are expected to meet minimum operational thresholds analyzed with the existing intersection control and lane configurations. One study area intersection is expected to meet ACHD’s turn lane guidelines: o Pollard Lane and Beacon Light Road intersection ---PAGE BREAK--- 3 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 ▪ Based on the expected volumes, the existing westbound right-turn lane is not required. The westbound left-turn lane could be added by restriping the westbound approach to have one left-turn lane and one shared through/right- turn lane. ▪ Roadway widening will be needed west of the intersection to accommodate the westbound left-turn lane.  Improvements Needed to Mitigate 2023 Build-Out Year Total Traffic • All study area roadways are anticipated to operate at an acceptable planning level of service threshold with 2023 total traffic. • All study area intersections are anticipated to operate at an acceptable planning level of service threshold with the existing intersection control and lane configurations or with the turn lane needed with 2023 background conditions. No additional improvements are needed under 2023 total traffic conditions. o Intersection Mitigation All study area intersections are expected to meet minimum operational thresholds with and without the turn lanes as summarized under 2023 background traffic conditions. As a result, no additional intersection improvements are needed to mitigate 2023 total traffic operations. The estimated site traffic at the external study area intersections as a percentage of the 2023 total traffic are: ▪ Wing Road and Beacon Light Road intersection – 6.8% in the AM peak hour and 7.0% in the PM peak hour ▪ Pollard Lane and Beacon Light Road intersection – 6.1% in the AM peak hour and 6.3% in the PM peak hour ▪ Floating Feather Road and Brandon Road intersection – 8.4% in the AM peak hour and 8.9% in the PM peak hour Policy: a. Mitigation Proposals: Mitigation recommendations shall be provided within the report. At a minimum, for each roadway segment and intersection that does not meet the minimum acceptable level of service planning threshold or v/c ratio, the report must discuss feasible measures to avoid or reduce the impact to the system. To be considered adequate, measures should be specific and feasible. Mitigation may also include: • Revision to the Phasing Plan to coincide with the District’s planning Capital Projects. • Reducing the scope and/or scale of the project. Alternative Mitigation Measures: 7106.7.3 states that if traditional mitigation measures such as roadway widening and intersection improvements are infeasible as determined by ACHD, the TIS may recommend alternative mitigation measures. Alternative mitigation measures shall demonstrate that impacts from the project will be offset. • If the impacted roadway segments and/or intersections are programmed as funded in the Integrated Five Year Work Plan (IFYWP) or the Capital Improvements Plan (CIP); no alternative mitigation is required. • If the impacted roadway segments and/or intersections are not programmed in either the IFYWP or the CIP; the applicant may analyze the shoulder hour and (ii) provide a safety analysis to determine alternative mitigation requirements. o If the impacted roadway segments and intersections meet the minimum acceptable level of service planning thresholds in the shoulder hour the applicant may suggest feasible alternative mitigation such as: sidewalks, bike facilities, ---PAGE BREAK--- 4 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 connectivity, safety improvements, etc. within 1.5 miles of the proposed development. o If the shoulder hour planning thresholds are exceeded the applicant may request to enter into a Development Agreement and pay into the Priority Corridor Fund an amount determined by the ACHD to offset impacts from the project. • Alternative Mitigation may also include: o Revision to the Phasing Plan to coincide with the District’s future Capital Projects. o Reducing the scope and/or scale of the project. b. Level of Service Planning Thresholds: District Policy 7206.4.1 states that, Level of Service Planning Thresholds have been established for principal arterials and minor arterials within ACHD’s Capital Improvement Plan and are also listed in section 7106. Unless otherwise required to provide a Traffic Impact Study under section 7106, a proposed development with site traffic less than 10% of the existing roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of service planning threshold or V/C ratio. Staff Comments/Recommendations: Traffic Services and Planning Review staff have reviewed and generally agree with the findings and recommendations of the submitted traffic impact study. The Traffic Impact Study indicates that with the development and background traffic, the Pollard Lane/Beacon Light Road intersection should be widened and re-striped to have one left-turn lane and one shared through/right-turn lane. However, widening of the intersection as recommended in the TIS is infeasible because there is insufficient right-of-way and the location of the large drainage ditch along the east side of Pollard Lane, to accommodate the proposed improvement mitigation. Therefore, no improvements are required for this intersection consistent with District Level of Service Planning Thresholds policy that states, a proposed development with site traffic less than 10% of the existing roadway or intersection peak hour traffic shall not be required to provide mitigation for a roadway or intersection that currently exceeds the minimum acceptable level of planning threshold or V/C ratio. The proposed development is estimated to generate 6.3% in the PM peak hour to the existing intersection peak hour traffic. 3. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane minor arterial is (575 VPH). * Acceptable level of service for a two-lane collector is (425 VPH). Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Beacon Light Road 0-feet Minor Arterial 248 Better than New Hope Road (Brandon to Can Ada Road) 0-feet Minor Arterial 78 Better than Brandon Road 345-feet Collector 21 Better than New Hope Road (Brandon to Wing) 655-feet Local N/A N/A Wing Road 1,360-feet Local N/A N/A ---PAGE BREAK--- 5 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 4. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Beacon Light Road east of Wing Road was 1,869 on 02/13/2020. • The average daily traffic count for New Hope Road east of Can Ada Road was 1,172 on 05/18/2016. • The average daily traffic count for Brandon Road south of New Hope Road was 506 on 09/13/2016. • There are no current traffic counts for Wing Road. C. Findings for Consideration 1. Purple Sage/Beacon Light Alignment Study On June 28, 2008 the ACHD Commission approved the Purple Sage/Beacon Light Alignment Study which included a preferred alignment for the roadway and determined that Beacon Light Road would be extended as a 3-lane minor arterial roadway. The study notes that right-of-way dedication and construction of the roadway will occur incrementally as development occurs. The alignment of Beacon Light Road has been designated on ACHD’s Master Street Map and the realignment of Beacon Light to connect to New Hope Road was approved as part of the Greendale Subdivision directly north of the site. The realignment of Beacon Light Road also changed the designation of New Hope Road between Brandon Road and Wing Road from a Minor Arterial to a Local Street. 2. New Hope Road a. Existing Conditions: New Hope Road is improved with 2-travel lanes, 24-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for New Hope Road (30-feet from centerline). b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. ---PAGE BREAK--- 6 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. 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. c. Applicant Proposal: The applicant is proposing to construct New Hope Road abutting the site as ½ of a 36-foot street section with curb, gutter, and 5-foot wide attached concrete sidewalk within the existing right-of-way. d. Staff Comments/Recommendations: As noted above, this section of New Hope Road between Brandon Road and Wing Road is now classified as a local street due to the realignment of Beacon Light Road and New Hope Road. The applicant’s proposal meets District policy and should be approved, as proposed. 3. Brandon Road a. Existing Conditions: Brandon Road is improved with 2-travel lanes, 22-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is 53-feet of right-of-way for Brandon Road (23-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. ---PAGE BREAK--- 7 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 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. 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 Brandon Road is designated in the MSM as a Residential Collector with 2-lanes and on-street bike lanes, a 36-foot street section within 50-feet of right-of-way. c. Applicant Proposal: The applicant is proposing to dedicate additional right-of-way to total 37- feet from centerline of Brandon Road abutting the site. The applicant is proposing to construct Brandon Road abutting the site as ½ of a 36-foot wide collector street section with curb, gutter, 7-foot wide parkway strip, and 5-foot wide detached concrete sidewalk. d. Staff Comments/Recommendations: The applicant’s proposal is consistent with the MSM and meets District policy and should be approved, as proposed, except for the proposed 7-foot wide planter strip. The applicant should be required to provide a minimum 6-foot wide planter strip, or 8-foot wide planter strip if street trees are desired. For detached sidewalks, the applicant should be required to extend the right-of-way to 2-feet behind the back edge of sidewalk, or the applicant may reduce the right-of-way width to 2-feet behind the back of curb ---PAGE BREAK--- 8 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back edge of the sidewalk. 4. Wing Road a. Existing Conditions: Wing Road is improved with 2-travel lanes, 24-feet of pavement, and no curb, gutter or sidewalk abutting the site. There is 50-feet of right-of-way for Wing Road (25- feet from centerline). Wing Road intersects New Hope Road as a non-standard intersection with a curve in the roadway. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. ---PAGE BREAK--- 9 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 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. Half Street Policy: District Policy 7207.2.2 required improvements shall consist of pavement widening to one-half the required width, including curb, gutter and concrete sidewalk (minimum 5-feet), plus 12-feet of additional pavement widening beyond the centerline established for the street to provide an adequate roadway surface, with the pavement crowned at the ultimate centerline. A 3-foot wide gravel shoulder and a borrow ditch sized to accommodate the roadway storm runoff shall be constructed on the unimproved side. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing streets adjacent to a proposed development may be required. These improvements are to correct deficiencies or replace deteriorated facilities. Included are sidewalk construction or replacement; curb and gutter construction or replacement; replacement of unused driveways with curb, gutter and sidewalk; installation or reconstruction of pedestrian ramps; pavement repairs; signs; traffic control devices; and other similar items. c. Applicant’s Proposal: The applicant is proposing to realign the intersection of Wing Road and New Hope Road as a T-type intersection and construct Wing Road as ½ of 36-foot street section with curb, gutter, and 5-foot wide attached sidewalk within 50-feet of right-of-way. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. The applicant should be required to dedicate additional right-of-way to 2-feet behind back of sidewalk on Wing Road abutting the site to accommodate the realignment of the Wing Road/ New Hope Road intersection. New Hope Rd Wing Rd ---PAGE BREAK--- 10 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 5. Internal Streets a. Existing Conditions: There are no existing streets within the site. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. ---PAGE BREAK--- 11 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant is proposing to construct the internal streets as 36-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way. The applicant is proposing to construct a 12-foot wide landscape island on Wigeon Street with two, 21-foot wide travel lanes located between Lots 7 and 8, Block 4 and Lots 7 and 8, Block 5. The applicant is proposing to construct 7 knuckles throughout the site. d. Staff Comments/Recommendations: The applicant’s proposal meets District policy. However, as part of ACHD’s approval of Canopi Estates, a stub street to the site’s north property line was approved, Canopi Street. Therefore, the applicant should be required to extend Canopi Street into the site and construct the internal streets as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalk within 50-feet of right-of-way. The applicant’s proposal to construct a 12-foot wide center landscape island on Wigeon Street with two, 21-foot wide travel lanes should be approved, as proposed. The applicant should be required to plat the center landscape island as right-of-way owned by ACHD; and the Developer or Homeowners Association apply for a license agreement if landscaping is to be placed within the median. 6. Roadway Offsets a. Existing Conditions: There are no existing streets within the site. b. Policy: Local Offset Policy: District policy 7206.4.5, requires local roadways to align or offset a minimum of 330-feet from a collector roadway (measured centerline to centerline). District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125- feet from any other street (measured centerline to centerline). ---PAGE BREAK--- 12 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 c. Applicant’s Proposal: The applicant is proposing to construct a new local street, Warbler Avenue, to intersect New Hope Road located approximately 370-feet west of Wing Road (measured centerline to centerline). The applicant is proposing to construct a new local street, Wigeon Street, to intersect Brandon Road located approximately 860-feet south of New Hope Road and 505-feet north of Beagle Flats Lane (measured centerline to centerline). The applicant is proposing to construct a local street, Rolling Hills Drive to intersect Wing Road located approximately 1,340-feet south of New Hope Road in alignment with Rolling Hills Drive to the east. The applicant is proposing to construct the internal streets with a minimum 125-foot offset from any other street (measured centerline to centerline). d. Staff Comments/Recommendations: The applicant’s proposal meets District policy and should be approved, as proposed. 7. Stub Streets a. Existing Conditions: As part of ACHD’s June 2020 action on Canopi Estates Subdivision located north and west of the site a stub street, Canopi Street, was approved to stub to the site’s north property line. b. Policy: Stub Street Policy: District policy 7207.2.4 (local) states that stub streets will be required to provide circulation or to provide access to adjoining properties. Stub streets will conform with the requirements described in Section 7207.2.5.4 (local), except a temporary cul-de-sac will not be required if the stub street has a length no greater than 150-feet. A sign shall be installed at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” In addition, stub streets must meet the following conditions: • A stub street shall be designed to slope towards the nearest street intersection within the proposed development and drain surface water towards that intersection; unless an alternative storm drain system is approved by the District. • The District may require appropriate covenants guaranteeing that the stub street will remain free of obstructions. Temporary Dead End Streets Policy: District policy 7207.2.4 (local) requires that the design and construction for cul-de-sac streets shall apply to temporary dead end streets. The temporary cul-de-sac shall be paved and shall be the dimensional requirements of a standard cul-de-sac. The developer shall grant a temporary turnaround easement to the District for those portions of the cul-de-sac which extend beyond the dedicated street right-of-way. In the instance where a temporary easement extends onto a buildable lot, the entire lot shall be encumbered by the easement and identified on the plat as a non-buildable lot until the street is extended. c. Applicant Proposal: The applicant is proposing to construct 2 stub streets as follows: • A stub street to the west, Night Heron Street, 140-feet in length, located approximately 480- feet south of New Hope Road. • A stub street to the south, ‘unnamed’, 140-feet in length, located approximately 965-feet east of Brandon Road. ---PAGE BREAK--- 13 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 d. Staff Comments/Recommendations: The applicant’s proposal to construct a stub street to the south located 965-feet east of Brandon Road meets District policy and should be approved, as proposed. As indicated above, ACHD approved a stub street to the site’s north property line, Canopi Street, as part of the Canopi Estates Subdivision. Therefore, the applicant should be required to extend the Canopi Street into the site. If Canopi Street, is not yet constructed, when this development moves forward then a stub street should be constructed to the site’s north property line in alignment with the future Canopi Street. Due to ACHD’s action on Canopi Estates, staff does not recommend that the stub street to the west, Night Heron Street, be constructed as it would dead-end into a residential building lot. There is a large parcel along the site’s north and west boundaries. In order to provide for future connectivity, staff recommends that the applicant construct a stub street to parcel S0405244552 to provide for future connectivity in this area. The applicant should provide signage at the terminus of all the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” No temporary turnarounds are required as the proposed stub streets are less than 150-feet in length. 8. Traffic Calming Speed Control and Traffic Calming Policy (Local): District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require a maintenance and/or license agreement. Canopi Estates Extend Canopi Street into site No Stub Street Canvasback ---PAGE BREAK--- 14 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 a. Applicant’s Proposal: The applicant is proposing to construct a landscape island on Wigeon Street approximately 405-feet east of Brandon Road to provide traffic calming on Wigeon Street because it is approximately 800-feet in length. b. Staff Comments/Recommendations: As indicated above, the applicant should be required to continue Canopi Street into the site, which will align with the east end of the proposed landscape island. Therefore, staff recommends that the applicant redesign Wigeon Street to relocate the landscape island outside of the future Canopi Street/Wigeon Street intersection or propose an alternative traffic calming design prior to plan submittal. If the landscape island is relocated on Widgeon Street for traffic calming, 21-foot wide travel lanes are required on either side of the island. 9. Tree Planters Tree Planter Policy: Tree Planter Policy: The District’s Tree Planter Policy prohibits all trees in planters less than 8-feet in width without the installation of root barriers. Class II trees may be allowed in planters with a minimum width of 8-feet, and Class I and Class III trees may be allowed in planters with a minimum width of 10-feet. 10. Landscaping Landscaping Policy: A license agreement is required for all landscaping proposed within ACHD right-of-way or easement areas. Trees shall be located no closer than 10-feet from all public storm drain facilities. Landscaping should be designed to eliminate site obstructions in the vision triangle at intersections. District Policy 5104.3.1 requires a 40-foot vision triangle and a 3-foot height restriction on all landscaping located at an uncontrolled intersection and a 50-foot offset from stop signs. Landscape plans are required with the submittal of civil plans and must meet all District requirements prior to signature of the final plat and/or approval of the civil plans. 11. Other Access Brandon Road is classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. D. Site Specific Conditions of Approval 1. Construct New Hope Road abutting the site as ½ of a 36-foot street section with curb, gutter, and 5-foot wide attached concrete sidewalk within the existing right-of-way (50-feet). 2. Dedicate additional right-of-way to total 37-feet from centerline of Brandon Road abutting the site. Canopi Street extension ---PAGE BREAK--- 15 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 3. Construct Brandon Road abutting the site as ½ of a 36-foot wide collector street section with curb, gutter, 6-foot wide (8-foot wide w/trees) parkway strip, and 5-foot wide detached concrete sidewalk. Provide a permanent right-of-way easement for detached sidewalks located outside of the dedicated right-of-way. 4. For detached sidewalks, the applicant should be required to extend the right-of-way to 2-feet behind the back edge of sidewalk, or the applicant may reduce the right-of-way width to 2-feet behind the back of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back edge of the sidewalk. 5. Realign the intersection of Wing Road and New Hope Road as a T-type intersection and construct Wing Road as ½ of a 36-foot street section with curb, gutter, and 5-foot wide attached sidewalk within 50-feet of right-of-way. 6. Dedicate additional right-of-way to 2-feet behind back of sidewalk on Wing Road abutting the site to accommodate the realignment of the Wing Road/ New Hope Road intersection. 7. Extend Canopi Street into the site and construct the internal streets as 36-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way. 8. Construct a new local street, Warbler Avenue, to intersect New Hope Road located 370-feet west of Wing Road. 9. Construct a local street, Wigeon Street, to intersect Brandon Road located 860-feet south of New Hope Road and 505-feet north of Beagle Flats Lane. 10. Construct a local street, Rolling Hills Drive to intersect Wing Road located 1,340-feet south of New Hope Road in alignment with Rolling Hills Drive to the east. 11. Construct 7 knuckles throughout the site, as proposed. 12. Construct an “unnamed” stub street to the site’s south property line, located 965-feet east of Brandon Road. 13. IF Canopi Street, is not constructed when this development moves forward, then construct one stub street to the north, Canopi Street, located 480-feet east of Brandon Road. 14. Construct a local stub street to parcel S0405244552. 15. Install signage at the terminus of all the stub streets stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE.” 16. Redesign Wigeon Street to locate the landscape island outside of the future Canopi Street/ Wigeon Street intersection or propose an alternative traffic calming design prior to plan submittal. 17. If the landscape island is relocated on Wigeon Street for traffic calming, 21-foot wide travel lanes are required on either side of the landscape island. 18. Plat the center landscape island as right-of-way owned by ACHD; and the Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within the island. 19. Direct lot access is prohibited to Brandon Road and shall be noted on the final plat. 20. 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. 21. Payment of impact fees is due prior to issuance of a building permit. 22. Comply with all Standard Conditions of Approval. ---PAGE BREAK--- 16 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5. A license agreement and compliance with the District’s Tree Planter policy is required for all landscaping proposed within ACHD right-of-way or easement areas. 6. All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-[PHONE REDACTED]) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District’s Utility Coordinator at 387-6258 (with file numbers) for details. 9. All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Standards unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 10. Construction, use and property development shall be in conformance with all applicable requirements of ACHD prior to District approval for occupancy. 11. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant’s authorized representative and an authorized representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of any change from ACHD. 12. If the site plan or use should change in the future, ACHD Planning Review will review the site plan and may require additional improvements to the transportation system at that time. Any change in the planned use of the property which is the subject of this application, shall require the applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time unless a waiver/variance of the requirements or other legal relief is granted by the ACHD Commission. F. Conclusions of Law 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. ---PAGE BREAK--- 17 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 G. Attachments 1. Vicinity Map 2. Site Plan 3. Utility Coordinating Council 4. Development Process Checklist 5. Appeal Guidelines ---PAGE BREAK--- 18 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 VICINITY MAP ---PAGE BREAK--- 19 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 SITE PLAN ---PAGE BREAK--- 20 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. ---PAGE BREAK--- 21 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. ---PAGE BREAK--- 22 Canvasback/ SPP20-0004/ AZ-20-11/ PP-20-11/ DA-20-11 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- Written Public Statement regarding Canvasback Subdivision for Council meeting 10/06/2020 Star City Planners, Council and Mayor, My Name is Robert Fehlau. I have lived for over 12 years at 2203 North Sunny Lane in Star Acres subdivision, just to the east of proposed Canvasback Subdivision. The Proposed Canvasback Subdivision should not be approved because it does not meet lot size requirements set by the Star City Master Plan, The City of Star Uniform Development Code or by legal precedence for subdivisions abutting Rural Residential Special Transition Overlay Zones. In order to meet these requirements, the following must be met: 1. Canvasback lots directly abutting Wing Road need to be increased to approximately ½ acre. 2. Lots directly abutting special transition land need to be increased to one acre or create a total 70 foot setback to be ½ acre. 3. Lots behind the open space backing to wing road should be limited to ½ acre including the open space. 4. Adjoining lot sizes within Canvasback Subdivision should be increased to transition with these requirements. 1. Canvasback lots directly abutting Wing Road (Block 2/5,6,7,8 & 26), need to be increased to approximately ½ acre as required by proximity to a Special Transition Overlay Zone and precedence of past Development requirements. I have seen through the creation, and refining, of the Star City Comprehensive Master Plan that the city is trying to protect the special rural qualities that made us choose to live in this community above any other area in the Boise Valley. Star Acres, on the east side of Wing Road, was uniquely developed in 1975 with 30 lots approximately 5 acres each, which by recorded covenants cannot be subdivided. Star Acres is identified in the Star City Master plan as a Special Transition Overlay Zone and Rural Residential. ---PAGE BREAK--- A. “Overlay Area lots directly abutting, or may include the provision of one half to one-acre size lots directly abutting the Special Transition Overlay Area lots. Larger setbacks should be required for new lots planned to abut existing Rural Residential lots. “ p. 63 Star Comp. Plan. The Transition Zone was created to anticipate growth with a direction that does not make our community a patchwork of mismatched, awkward subdivisions. B. “When development is planned with lots that directly abut existing lots within a Rural Residential area, or “Special Transition Overlay Area” as shown on the Comprehensive Plan Land Use map, an appropriate transition shall be provided for the two abutting residential lot types…. may include the provision of a buffer strip avoiding urban lots directly abutting rural residential lots (Wing Road), or may include setbacks within the urban lots similar to the rural residential lots directly abutting (20 foot setback), or may include the provision of one half to one acre size lots directly abutting the rural residential lots.” Star Uniform Development Code 8-3B-3: Residential Districts 65/66) All three of these requirements were requested and granted for the Greendale lots which front Wing Road. C. Legal Precedence for this was also created by of the Star City Councils requirement of approximately ½ acre lots in the Greendale Subdivision along Wing Road just north of the Proposed Canvasback Subdivision. D. The Star Master Plan states the importance of this precedence. (p.63) ” A Development adjacent to and within the Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new abutting lots to be one acre in size or may include buffering.” E. The Star City Council Minutes of 3/19/19 &6/4/19 (attached) show that Wing Road (50 feet wide) was taken into account as a partial buffer, as well as a 20-foot setback (total of 70 feet), to require lots abutting Wing Road to be approximately one-half acre instead of one acre. (From 3/19/19 minutes) “Chadwick stated he likes everything about the project, except the triangle piece was a hang-up for him because it is next to five acre parcels and they have no transition for that. He asked if there couldn't be half- acre parcels there and eliminate any access off of Hardwood Grove; that that would make it more of a transitional piece. “ From the June 4th 2019 minutes (attached) “The Council had given them instructions last time concerning the existing five-acre lots to the east of their property and how they would take access onto the Beacon Light realignment and the possibility of reducing the density along there to provide some transitioning. She reviewed the new design, showing they went from 46 lots down to 26 lots in the 12.77-acre area along Wing Road….Wing Road will still be eliminated and there will be twenty feet of landscaping along it as a buffer. McKay reviewed the lots ---PAGE BREAK--- being different sizes, increasing in size as they go east and they will be staggered, not in a line. I was there at those Council meetings and saw not only the public concern for this requirement but also saw the Council’s efforts to stand by the Master plans design standards to ensure this transition. F. Therefore, by precedence, any future lots directly abutting Wing Road and across from the Special Transition Overlay should meet this same standard and be required to be approximately ½ acre, including a 20 foot setback. The revised Canvasback Subdivision Plot plan is proposing a lot size averaging only .297 acres for lots 5,6,7,8 & 26, directly abutting Wing Road. The precedence requirement of Greendale Subdivisions lots which abut Wing Road average .482 acres. (see attached maps) 2. The two southeast proposed Canvasback lots (Block 7/ 2,3) directly abut the Special Transition Overlay Zone and Rural Residential without the Wing Road separation. A. With a 70’ setback, these two lots should be approximately ½ acre each. By the same legal precedence, lots 2@ .21 ac. and 3@ .27 ac. Are at least half the size they should be. The same 70-foot setback requirement equal to the 50-foot-wide Wing road and the 20-foot street side setback is needed in order to meet the approximately ½ acre minimum. B. Without the 70-foot set back, the lot sizes here should be required to be one full acre. C. From the developers own response to the neighborhood meeting:(attached) “Only one of the Star Acres lots directly abuts Canvasback Subdivision, in the southeast corner. At that location we have provide a 10’ open space buffer and have reduced the number of adjoining lots from 3 lots to 2 lots. The two new Canvasback lots are 9200 sf (.21 ac.) and 12,098 sf (.27 ac.) in area. The owners of the Star Acres Rural Residential lot at 10399 Rolling Hills Drive have planted a healthy stand of large trees that provide a nice buffer from both Rolling Hills Drive and the proposed Canvasback lots. The remaining 4 Star Acres lots are separated from Canvasback Subdivision by Wing Road, which has a 50’ wide right-of-way.” D. Precisely because of the fact that Wing Road does not create the same separation is why these lots should be larger, not smaller. E. As stated above and in the Star Master Plan (p.63)“This may include new abutting lots to be one acre in size or may include buffering.” F. Buffering, by precedence, in this case would be 70 feet, not 10 feet. ---PAGE BREAK--- G. What trees the existing adjoining property has does not have any bearing on the requirements of the proposed subdivision. 3. Lots behind the open space backing to Wing Road should be limited to ½ acre including the open space. A. This lower extension of open space was created so that six lots ( 20-25) near Wing Road could be reduced to only an average of .163 acres. B. These lots should still hold to the ½ acre requirement with the open space averaged in to meet the same criteria and this open space calculation should not include the 20 foot setback. C. Those six lots total .98 acres. Including the open space just between those lots and Wing Road, the combined area looks to be no larger than 2 acres total. D. That would make the density there to be 3 lots per acre, or 1/3 of an acre. E. These 6 lots should be reduced to 4 lots, which would roughly average ½ acre per lot including the open space. 4. Adjoining lot sizes within Canvasback Subdivision should be increased to transition with these requirements. A. Major redesign of the proposed Canvasback subdivision is needed to meet these requirements. The 10 lots adjacent to or across the street from all the lots that back up to Wing Road should be increased to create a transition into the Canvasback neighborhood. Those ten lots, which average .148 acre, would look awkwardly small. In the Greendale Subdivision, the lots adjacent to the ½ acre lots are at least .226 acre to create this transition. B. We know that the developer’s argument will be that they will not be able to make a profit with these requirements. Previous research into the codes and precedence would have shown them that this plan should not be considered. They are asking for too much. C. There are plenty of other developers that are doing very well building on larger lots. The first two requirements were pointed out In February 2020 to the developer’s planner, Jane Suggs, at the Neighborhood Meeting proposing the Canvasback Subdivision. The City of Star Uniform Development Code, which was approved 2-4-2020, on page 133 requires after the meeting that; ---PAGE BREAK--- “Neighborhood meeting information including sign-in sheet, copy of meeting letter, copy of mailing labels, and detailed summary of neighbor questions and concerns and how the development has been designed to address those concerns.” The summary (attached)does not fully address these requirements. Most egregiously, it even suggests that some trees on the property neighboring lots 2 and 3 should somehow suffice to create the required transition with only a ten-foot easement for irrigation ditch maintenance. (Which in itself has been stated by the ditch company to be insufficient for maintenance.) “The owners of the Star Acres Rural Residential lot at 10399 Rolling Hills Drive have planted a healthy stand of large trees that provide a nice buffer from both Rolling Hills Drive and the proposed Canvasback lots.” These trees do not absolve the setback requirement. The following statement in the summary shows that the developer understood they needed to make lots abutting Wing Road larger, just not large enough. “The remaining 4 Star Acres lots are separated from Canvasback Subdivision by Wing Road, which has a 50’ wide right-of-way. Even though Canvasback lots are not directly abutting these Star Acres lots, we have made additional changes to the subdivision layout… There are now 5 lots that back up to Wing Road. Those lots are 14,988 sf, 12,183sf, 11,949 sf, 14,939 sf and 16,086 sf; all significantly larger than the interior Canvasback lots.” Choosing to ignore the precedence requirements, shows that this plan does not fit within goals and stipulations of the Star City Comprehensive Plan. The first paragraph of the Star City Comprehensive Plan states, “the city desires to prepare for the near- and long-term future, by taking a proactive approach to planning for growth, rather than being reactive. The community does not want Star to become a “Stack and Pack” metropolitan city but wants to strive to retain its small town family friendly character while growing a strong commercial base and vibrant downtown.” If a proactive choice is not made to reject this proposal, Star will lose the rural character that is the reason for it’s appeal to developers and the people that call this home. The Proposed Canvasback Subdivision should not be approved. Thank You for your time and review, Robert Fehlau Please feel free to contact me. 2203 N. Sunny Ln., Star, Idaho 83669 [PHONE REDACTED] [EMAIL REDACTED] ---PAGE BREAK--- March 19th 2019 Council Meeting Minutes Highlights Chadwick asked what the acreage of the southeast corner of Greendale, the triangle from Beacon Light to New Hope. McKay stated she estimated it to be about 17 acres. Chadwick stated he likes everything about the project, except the triangle piece was a hang-up for him because it is next to five acre parcels and they have no transition for that. He asked if there couldn't be half-acre parcels there and eliminate any access off of Hardwood Grove; that that would make it more of a transitional piece. McKay pointed out they have landscape buffers along there and they are across a larger arterial road. As the entrance to Star Acres is off Wing Road it makes sense to have larger lots with buffer and a collector street, but to the north there is an arterial road with buffer and no access to Star Acres off Beacon Light. Nielsen noted he felt transitional use was gradual changing of lot sizes. June 4th 2019 Council Meeting Minutes. Applicant: Becky McKay, Engineering Solutions, 1029 N. Rosario Street, Ste. 100, Meridian, Idaho, stated she is representing the applicant Providence Development. The Council had given them instructions last time concerning the existing five-acre lots to the east of their property and how they would take access onto the Beacon Light realignment and the possibility of reducing the density along there to provide some transitioning. She reviewed the new design, showing they went from 46 lots down to 26 lots in the 12.77-acre area along Wing Road. The five-acre parcels will be able to take access to Beacon Light along New Hope, which will be a collector road. Wing Road will still be eliminated and there will be twenty feet of landscaping along it as a buffer. McKay reviewed the lots being different sizes, increasing in size as they go east and they will be staggered, not in a line. Comprehensive Plan Highlights Star Acres Subdivision 57 map) The Star Acres Subdivision is designated as Rural Residential and a Special Transition Overlay Area. Special Transition Overlay Area 53) Development adjacent to, and potentially within, this area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. Site layout is to provide for a transition in density and lot sizing. 8.5.2 Policies Related Mostly to the Rural and Agricultural Planning Areas 61) When an urban density residential development is planned with lots that directly abut lots within a Rural Residential area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting rural residential lots, or may include the provision of a buffer strip avoiding urban lots directly abutting rural residential lots, or may include setbacks within the urban lots similar to the rural residential lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the rural residential lots. Larger setbacks should be required for new lots planned to abut existing Rural Residential lots. 8.5.4 Policies Related to The Special Transition Overlay Areas 63) A. Development adjacent to and within the ---PAGE BREAK--- Special Transition Overlay Area is to provide for an appropriate transition between existing and new home sites where new urban development is being planned adjacent to previously approved and constructed rural county developments of years past. This may include new abutting lots to be one acre in size or may include buffering. B. Site layout is to provide for a transition in density and lot sizing with all policies regarding compatibility herein applying. C. Modified street sections, such as with no curbs gutters or sidewalks, should be encouraged for adjacent compatibility where determined appropriate. D. When an urban density residential development is planned with lots that directly abut lots within a Special Transition Overlay Area an appropriate transition is to be provided for the two abutting residential lot types. A transition must take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include the provision of a buffer strip avoiding urban lots directly abutting Special Transition Overlay Area lots, or may include setbacks within the urban lots similar to the Special Transition Overlay Area lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the Special Transition Overlay Area lots. E. Larger setbacks should be required for new lots planned to abut existing Special Transition Overlay Area lots. Star Uniform Development Code Highlights 8-3B-3: Residential Districts 65/66) When development is planned with lots that directly abut existing lots within a Rural Residential area, or “Special Transition Overlay Area” as shown on the Comprehensive Plan Land Use map, an appropriate transition shall be provided for the two abutting residential lot types. A transition shall take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting rural residential lots, or may include the provision of a buffer strip avoiding urban lots directly abutting rural residential lots, or may include setbacks within the urban lots similar to the rural residential lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the rural residential lots Neighborhood Meeting proposing the Canvasback Subdivision Response The following is their written response to lot size concerns: “Gem State Planning, LLC9840 W. Overland Road, Suite 120, Boise, Idaho 83709 CANVASBACK SUBDIVISION Star Acres Subdivision Concerns: Lot Size Buffer Consistent with the City’s Comprehensive Land Use Plan, we would like to see larger lot sizes along Wing Road with a transition to your smallest lot sizes. The Star Acres Subdivision is zoned Rural Residential as well as a Special Transition Overlay Area. Response: ---PAGE BREAK--- Star Zoning Code 8-3B-3 states: When development is planned with lots that directly abut existing lots within a Rural Residential area, or “Special Transition Overlay Area” as shown on the Comprehensive Plan Land Use map, an appropriate transition shall be provided for the two abutting residential lot types. A transition shall take into consideration site constraints that may exist and may include clustering of the urban lots in order to provide an open space area avoiding urban lots directly abutting rural residential lots, or may include the provision of a buffer strip avoiding urban lots directly abutting rural residential lots, or may include setbacks within the urban lots similar to the rural residential lots directly abutting, or may include the provision of one half to one acre size lots directly abutting the rural residential lots. In recognition of the zoning designation of Star Acres as Rural Residential and located in a Special Transition Overlay Area, we have made changes to the layout of the Canvasback lots since our neighborhood meeting. Five of the 30 homes in Star Acres Subdivision are across the street or adjacent to Canvasback Subdivision. Only one of the Star Acres lots directly abuts Canvasback Subdivision, in the southeast corner. At that location we have provide a 10’ open space buffer and have reduced the number of adjoining lots from 3 lots to 2 lots. The two new Canvasback lots are 9200 sf and 12,098 sf in area. The owners of the Star Acres Rural Residential lot at 10399 Rolling Hills Drive have planted a healthy stand of large trees that provide a nice buffer from both Rolling Hills Drive and the proposed Canvasback lots. The remaining 4 Star Acres lots are separated from Canvasback Subdivision by Wing Road, which has a 50’ wide right-of-way. Even though Canvasback lots are not directly abutting these Star Acres lots, we have made additional changes to the subdivision layout. We have clustered the lots so that over a third of the subdivision frontage along Wing Road is a large open space/park. This open space provides a substantial buffer between the Star Acres lots and the home lots in Canvasback. There are now 5 lots that back up to Wing Road. Those lots are 14,988 sf, 12,183sf, 11,949 sf, 14,939 sf and 16,086 sf; all significantly larger than the interior Canvasback lots. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: Ryan B. Field – Assistant City Planner MEETING DATE: January 19, 2021 – PUBLIC HEARING FILE(S) PP-20-20 Preliminary Plat for Saddlewood Subdivision OWNER/APPLICANT/REPRESENTATIVE Property Owner: Applicant Inspiration Homes Idaho, LLC Michael Keyes Michael Keyes, Manager 338 S Long Bay Way 338 S Long Bay Way Star, ID 83669 Star, ID 83669 Representative: Jay Gibbons South Beck & Baird 2002 S Vista Avenue Boise, ID 83705 REQUEST Request: The Applicant is seeking approval of a Preliminary Plat for a proposed residential subdivision with 49 single-family residential lots and 7 common lots. The property is located at 864 N. Star Road and consists of 9.9 acres with a proposed density of 4.95 dwelling units per acre. The current zoning designation is Residential PROPERTY INFORMATION Property Location: The subject property is generally located on the east side of N. Star Road, north of the Star Elementary School in Star, Idaho. Ada County Parcel No. S0408233800 & S0408233900. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 2 Existing Site Characteristics: The property previously had a single-family dwelling and assorted accessory buildings but is now currently vacant. Irrigation/Drainage District(s): - Middleton Irrigation Association/Middleton Mill Ditch Co. P.O. Box 848 Middleton, ID 83644 Flood Zone: This property is located in an area of minimal flood hazard, Zone X. Special On-Site Features:  Areas of Critical Environmental Concern – None identified.  Evidence of Erosion – No known areas.  Fish Habitat – No known areas.  Mature Trees – None.  Riparian Vegetation – No.  Steep Slopes – None.  Stream/Creek – None.  Unique Animal Life – No unique animal life has been identified.  Unique Plant Life – No unique plant life has been identified.  Unstable Soils – No known issues.  Wildlife Habitat – No wildlife habitat has been developed or will be destroyed.  Historical Assets – No historical assets have been observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held November 18, 2020 Neighborhood Meeting Held December 16, 2020 Application Submitted & Fees Paid December 18, 2020 Application Accepted December 21, 2020 Residents within 300’ Notified December 21, 2020 Agencies Notified December 21, 2020 Legal Notice Published December 23, 2020 Property Posted January 8, 2021 HISTORY • July 19, 2020 – Application for Re-Zone from RUT to R-7 and a Development Agreement was accepted by the City. • August 18, 2020 – Public Hearing for Re-Zone and DA – Council Approved R-5 and the DA. • November 2, 2020 – Ordinance 316 was recorded with Ada County regarding Re-zone and DA. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 3 SURROUNDING ZONING/COMPREHENSIVE PLAN MAP/LAND USE DESIGNATIONS Zoning Designation Comp Plan Designation Land Use Existing R – DA Neighborhood Residential Vacant Proposed R-5-DA Neighborhood Residential Single Family Residential North of site R-4 Neighborhood Residential Waterview Subdivision South of site R-4 Neighborhood Residential Middle Creek Subdivision Star Elementary School East of site R-4 Neighborhood Residential Waterview Subdivision West of site R-4 Neighborhood Residential Pristine Meadows Subdivision CODE DEFINITIONS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-3A-3: USES WITHIN ZONING DISTRICTS The following table lists principal permitted accessory uses conditional or prohibited uses. ZONING DISTRICT USES A R-R R Accessory structure A A A Dwelling: Multi-family 1 N N C Secondary 1 A A A Single-family attached N N C Single-family detached P P P Two-family duplex N N P ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 4 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhang onto the sidewalk. 2. Interior side yard setbacks for lots with 50’ or less of lot width shall be allowed 5’ interior side yard setbacks for one and two-story structures. 8-4E-2: STANDARDS FOR COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the gross land area of the development. Ten percent (10%) of that area shall be usable open space. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. B. Qualified Open Space: The following may qualify to meet the common open space requirements: 1. Any open space that is active or passive in its intended use, and accessible or visible by all residents of the development, including, but not limited to: a. Open grassy area of at least fifty feet by one hundred feet (50' x 100') in area; b. Qualified natural areas; ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 5 c. Ponds or water features where active fishing, paddle boarding or other activities are provided (50% qualifies towards total required open space, must be accessible by all residents to qualify.) ponds must be aerated; d. A plaza. 2. Additions to a public park or other public open space area. 3. The buffer area along collector and arterial streets may be included in required overall common open space for residential subdivisions. 4. Parkways along local residential streets with detached sidewalks that meet all the following standards may count toward the common open space requirement: a. The parkway is a minimum of eight feet in width from street curb to edge of sidewalk and includes street trees as specified otherwise herein. b. Except for alley accessed dwelling units, the area for curb cuts to each residential lot or common driveway shall be excluded from the open space calculation. For purposes of this calculation, the curb cut area shall be a minimum area of twenty-six feet (26') by the width of the parkway. c. Stormwater detention facilities do not qualify to meet the common area open space requirements, unless all of the following is met: 1. Must be at least fifty feet by one hundred feet (50' x 100') in area; 2. Specifically designed as a dual use facility, as determined by the administrator, to include minimal slopes, grass throughout, and guarantee of water percolation within 24 hours of storm event. 3. Is located in a development that has a second usable open space area that contains a qualified site amenity as herein defined. 5. Visual natural space, including open ditches, wetlands, slopes or other areas that may not be readily accessible to residents, and is provided with open style fencing, may qualify for up to 20% of the required open space total. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 6 a. Swimming pool. b. Children's play structures. c. Sports courts. d. Additional open space in excess of 5% usable space. e. RV parking for the use of the residents within the development. f. School and/or Fire station sites if accepted by the district. g. Pedestrian or bicycle circulation system amenities meeting the following requirements: The system is not required for sidewalks adjacent to public right of way; The system connects to existing or planned pedestrian or bicycle routes outside the development; and The system is designed and constructed in accord with standards set forth by the city of Star; D. Location: The common open space and site amenities shall be located on a common lot or an area with a common maintenance agreement. E. Maintenance: 1. All common open space and site amenities shall be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Neighborhood Residential: Suitable primarily for single family residential use. Densities in the majority of this land use area are to range from 3 units per acre to 5 units per acre. Densities not exceeding 1 to 2 units per acre are to be encouraged in areas of the floodplain, ridgeline developable areas, hillside developable areas, and where new residential lots are proposed adjacent 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. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 7 8.4 Objectives: • Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. • Retain and encourage rural areas where it will not result in increased costs for urban service. • Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. 8.5.9 Additional Land Use Component Policies: • Encourage flexibility in site design and innovative land uses. • Encourage landscaping to enhance the appearance of subdivisions, structures, and parking areas. • Require more open space and trees in subdivisions. • Work with Ada County Highway District (ACHD), Canyon Highway District #4 (CHD4), and Idaho Department of Transportation (ITD) for better coordination of roadway and access needs. • Support well-planned, pedestrian-friendly developments. • Dark sky provision should be adopted within the code to assure down style lighting in all developments and Star should consider joining the International Dark Sky Association. • The City should utilize the 2018 Treasure Valley Tree Selection Guide when requiring trees within developments. 18.4 Implementation Policies: E. Development Agreements allow the city to enter into a contract with a developer upon rezoning. The Development Agreement may provide the city and the developer with certain assurances regarding the proposed development upon rezoning. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 8 PROJECT OVERVIEW PRELIMINARY PLAT: The Preliminary Plat submitted contains 49 single family residential lots, and 7 common area lots for a total of 56 lots. The residential lots range in size from 5,175 square feet to 7,681 square feet with the average buildable lot area of 5,263 square feet. The applicant has indicated that the development will contain a total of 1.90 acres (19.4%) of open space, of which 1.76 acres (18.01%) is usable open space. This exceeds the minimum requirement for usable open space in the current Unified Development Code, Section 8-4E-2. Streets are proposed to be public throughout the development and will measure 36 ft from back of curb to back of curb and satisfy Section 8-4D-34B(4) of the UDC. The development will be accessed on the west from N. Star Road. There will also be access on the north of the development via N. Park Vista Avenue as the street will be extended. There will also be access on the south of the development via N. Knox Avenue as that street will also be connected to an existing stub street. The current Unified Development Code, Section 8-4E-2 requires a development of this size to have 1 site amenity. The preliminary plat shows a total of 3 amenities. The applicant is proposing a common area of 1.1 acres with a gazebo, walking paths with benches and a picnic area and since open space is over 5% over the minimum requirement, the development can count this as an additional amenity. The development is also providing a path on the south of the property that will allow access to the school via connection to existing pathways. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks Sidewalks are proposed at five-foot widths and will be attached throughout the overall subdivision. • Lighting Streetlights shall reflect the “Dark Sky” criteria with all lighting. The same streetlight design shall continue throughout the entire development. The applicant has submitted a streetlight plan, indicating location of lights, but has not submitted a street light design. A condition of approval will be required to receive staff approval of streetlights prior to final plat approval. • Landscaping - As required by the Unified Development Code, Chapter 8, Section 8-8C-2- M Street Trees; A minimum of one street tree shall be planted for every thirty-five (35) linear feet of street frontage. The applicant shall use “Treasure Valley Tree Selection Guide”, as adopted by the Unified Development Code. The landscape plan submitted with the Preliminary Plat shows street trees throughout the entire development as required per code for both street sections and open space. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 9 • Traffic Calming – The preliminary plat shows a traffic calming measure in the eastern end of the street, a knuckle. The ACHD report also calls out an additional measure on the west end of the street, another knuckle and to widen the entry lanes where Hidden Point Street meets Star Road. • Setbacks – Applicant was approved to have R-7 setbacks in the Development Agreement that was approved when the property was recently rezoned. This includes a 3-foot side yard setback. This is within the Unified Development Code Dimensional Standards found in Section 8-3A-4. AGENCY RESPONSES Keller and Associates Pending ITD November 13, 2020 ACHD January 11, 2021 (Draft) Central District Health December 29, 2020 Star Fire District December 29, 2020 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. The preliminary plat matches the overall concept that was approved by Council as part of the rezone and included in the Development Agreement. Based upon the information provided to staff in the applications and agency comments received to date, staff finds that the proposed preliminary plat meets the requirements, standards and intent for development as they relate to the Unified Development Code and the Comprehensive Plan. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. FINDINGS The Council may approve, conditionally approve, deny or table this request. In order to approve these applications, the Unified Development Code requires that Council must find the following: ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 10 PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 1. Designing development projects that minimize impacts on existing adjacent properties, and 2. Managing urban sprawl to protect outlying rural areas. 2. Public Services are available or can be made available and are adequate to accommodate the proposed development. The City must find that Agencies having jurisdiction on this parcel were notified of this action, and that it has not received notice that public services are not available or cannot be made available for this development. 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 2. The reasons for recommending approval or denial; and 3. The actions, if any, that the applicant could take to obtain approval. CONDITIONS OF APPROVAL 1. The approved Preliminary Plat for the Saddlewood Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 2. All public streets shall have a minimum street width of 36’ and shall be constructed to ACHD standards. 3. Applicant shall meet all the setback requirements in the Unified Development Code Section 8-3A-4, unless a waiver is applied for and approved by the council. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 11 4. The applicant has entered into a Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System within the City of Star and/or City of Star Area of City Impact. The Developer will pay the $36,250.00 traffic mitigation fee determined by the Idaho Transportation Department as follows: the Developer will pay the City $739.80 per buildable lot within each phase prior to signature on the final plat for the applicable phase. The City will allocate the funds to roadway improvements in the vicinity of the project. The Developer shall pay this amount (unless otherwise revised by ITD) directly to the City of Star. The City will maintain this contribution in a specific Development Contributions account, to be distributed to ITD when requested for use with a specific Idaho Transportation Improvement Plan (ITIP) project within the City of Star Area of City Impact or City Limits in accordance with the terms of the Intergovernmental Agreement between the Idaho Transportation Department and the City of Star dated April 22, 2020. These fees will be collected by the City of Star, by phase, prior to final plat signature. 5. Streetlights shall comply with the Star City Code and shall be of the same design throughout the entire subdivision and shall be maintained by the Homeowners Association. Streetlights shall be installed prior to any building occupancy. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Applicant/Owner shall submit a streetlight design prior to Final Plat approval. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 6. 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. 7. The property with the approved Preliminary Plat shall be satisfactorily weed abated, preventing a public nuisance, per Star City Code. 8. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 9. Pressurized irrigation systems shall comply with the Irrigation District(s) and the City of Star Codes. Plans for pressurized irrigation systems shall be submitted to, and approved by the City of Star Engineer, prior to installation. 10. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 11. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 12. A letter from the US Postal Service shall be given to the City at Final Plat stating the subdivision is in compliance with the Postal Service and indicating the location of the mailbox cluster(s). 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. ---PAGE BREAK--- SADDLEWOOD SUBDIVISION – FILE # PP-20-20 12 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 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 #PP-20-20 for Saddlewood Subdivision on 2021. ---PAGE BREAK--- Saddlewood Subdivision Vicinity Map ---PAGE BREAK--- SUBDIVISION PRELIMINARY PLAT APPLICATION NARRATIVE Introduction: Inspiration Homes Idaho, LLC, hereby applies for a preliminary plat for 49 single-family residential lots (R-5) and 9 common lots on 9.99 acres for Saddlewood Subdivision. The subject property is located at 864 N Star Road. The topography of the property is essentially flat with a drop of approximately 5 feet over 1,485 feet. The change in elevation will not be an impediment to development of the parcel. Existing Use on the Property: The property is cunently vacant. All existing structures have been removed from the property. Comprehensive Plan and Surrounding Land Uses: The City of Star's Land Use Map designates the area as Neighborhood Residential, allowing for 3 to 5 dwelling units per acre. The applicant is requesting a preliminary plat. The Comprehensive Plan land use completely surrounding the property is Neighborhood Residential. North and East - Waterview Subdivision, South- Middle Creek subdivision and Star Elementary School, West - Star Road and Pristine Meadows Subdivision. The development of the subject site is consistent with the surrounding uses. Residential Lots : Lots range in size from 5,200 square feet to 8,476 square feet, with an average residential lot size of 5,370 square feet. The project is intended to be developed as two phases. Sewer and Water Facilities: The development is currently serviceable with central sewer and water by Star Sewer and Water District. The proposed project will connect to the water main and extend an 8-inch main into the subject site. A secondary domestic water connection will be established through Waterview and Middle Creek Subdivisions. A 12-inch gravity sewer main line is located to the east at the Pollard Lane and Beacon Light Road intersection. The applicant will be required to construct an 8-inch sewer main line to serve the subject property. Sewer and water capacities exist for service of the development, and the applicant has requested annexation into the Star Sewer and Water District. Transportation: The project has been designed in compliance with the Ada County Highway District Master Street Map. No additional widening or sidewalks, other than the new ones being constructed intemally, will be required. A new road, W Hidden Point Street, will be constructed as well as the extension of the existing stub roads at N Knox Ave and N Park Vista Ave. ---PAGE BREAK--- The project includes attached 5-foot-wide sidewalks along all proposed local streets. The proposed right-of-way width for the local streets is 48 feet with a 36-foot-wide street section. Per ACHD, traffic calming will be installed along W Hidden Point Street. Traffic Impact Study: Since the project consists of only 49 single-family dwellings, Ada County Highway District does not require a traffic impact study. An email from Stacey Yarrington, Planner Ill at ACHD indicates a TIS is not required for the project. Irrigation, Drainage and Pressure Irrigation Facilities: The parcels have water rights with Middleton Mill / Middleton Irrigation. All water will be delivered by the relocated Jackson Lateral from a headgate located near Star Road. A pressurized irrigation pump station will be installed near Star Road. The homeowners' association will own and maintain the pressure irrigation system and will be assessed by the Middleton Mill / Middleton Irrigation Ditch Company. It is anticipated that storm drainage for local public streets will be routed into the Middleton Canal for the Eastern 40% of the project and 60% will utilize subsurface seepage bed facilities. All other stomi water will be retained on site. Amenities: The total open space within the project is I.90 acres, or 19.45°/o, and the qualified open space is 1.76 acres, or 18.01 % of the site. The proposed amenities within the project include a 1 . 1 -acre common area with a pathway, benches, and views along the season water amenity. A I/4 acre centrally located park will have a picnic shelter. A micropath will connect with the Waterview subdivision to a safe path to school on internal streets without using Star Road. Respectfully Submitted, Michael Keyes, Manager ---PAGE BREAK--- RSC W. FLOATING FEATHER RD. N. STAR RD. HIDDEN BROOK DR. W. BLAKE DR. W. W. STATE ST. (SH-44) N. PLUMMER RD. PROJECT SITE E TJB E E E E TRNS E T T H Y D W SS E E E E SS TRNS W W W H Y D W WW T IR WECT H Y D W W SS W W SS W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L R/W TBM#1 TBM#2 R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L BLOCK 1 1 2 3 4 5 6 7 8 MIDDLE CREEK SUBDIVISION NO. 3 BK. 78 PG. 8211 MIDDLE CREEK SUBDIVISION NO. 4 BK. 79 PG. 8405 STAR ELEMENTARY SCHOOL 7 8 BLOCK 6 BLOCK 7 W. HAZLEWOOD DR. 31 30 29 28 27 26 25 24 23 22 21 20 6 5 N. MIRA AVE. N. CELESTE AVE. N. KNOX AVE. 13 14 15 16 17 18 19 20 21 22 23 24 25 BLOCK 5 R/W P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L W. HIDDEN BROOK DR. P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L 13 WATERVIEW ESTATES SUBDIVISION NO. 2 BK. 90 PG. 10417 W. BOX CANYON ST. W. BOX CANYON CT. N. ISLAND PARK AVE. BLOCK 6 12 11 10 9 8 7 6 5 4 3 2 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 1 1 1 1 BLOCK 6 BLOCK 5 N. STAR RD. R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W W. HIDDEN BROOK DR. P/L P/L P/L P/L BLOCK 5 P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L 14 15 16 17 18 19 20 17 36 16 15 14 13 12 11 10 18 19 20 21 22 32 33 34 35 36 BLOCK 4 BLOCK 4 N. KNOX PL. WATERVIEW ESTATES SUBDIVISION NO. 3 BK. 93 PG. 11293 R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L 21 21 22 23 24 25 26 39 40 41 42 1 2 3 4 5 6 7 BLOCK 4 BLOCK 7 N. MIRA WAY W. KYOGA ST. WATERVIEW ESTATES SUBDIVISION NO. 4 BK. 106 PG. 14528 BLOCK 1 BLOCK 2 1 2 R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L 3 4 SADDLEBROOK SUBDIVISION PHASE 1 BK. 87 PG. 9842 W. BLAKE DR. R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L R/W R/W R/W P/L P/L P/L R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L W. HIDDEN BROOK DR. BLOCK 3 BLOCK 3 BLOCK 1 BLOCK 4 PRISTINE MEADOWS SUBDIVISION NO. 1 BK. 95 PG. 11741 1 1 1 2 3 4 5 6 7 8 9 10 11 12 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 UNPLATTED N. COTTAGE COVE WAY W. HIDDEN POINT ST. OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOP TOP TOP TOP TOP TOP TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB SD SD SD OHP IRR IRR IRR IRR IRR IRR IRR W W W W W W W W SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD GAS GAS GAS GAS GAS GAS TP-1 TP-3 TP-4 SS SS SS SS SS SS S S S S S S S S S S S SD SHAWN & JERRI DILLON 11161 W. BOX CANYON CT. STAR, ID. 83669-5672 12 TERRI L. PAFFILE 11153 W. BOX CANYON CT. STAR, ID. 83669-5672 EDWARD JAMES BISCHOFBERGER TRUST EDWARD JAMES BISCHOFBERGER - TRUSTEE 1227 GOLDEN EAGLE CT. GARDNERVILLE, NV. 89410 LEONARD A. & JULIE A. STALLINGS 11121 W. BOX CANYON CT. STAR, ID. 83669-5672 JILLIAN E. & WILLIAM R. GARRIGUES P.O. BOX 265 STAR, ID. 83669 JONATHAN E. FELLOWS 5052 N. ELMSTONE AVE. MERIDIAN, ID. 83646 DARREL R. HAWKS, JR. 1703 W. SUNSHINE DR. FLAGSTAFF, AZ. 86005 BRENT & JENNIFER RODIN 11033 W. BOX CANYON ST. STAR, ID. 83669-5692 WATERVIEW ESTATES SUB H.O.A. P.O. BOX 1090 MERIDIAN, ID. 83680 DWIGHT L. & NAOMI G. BLAUER 11169 W. BOX CANYON CT. STAR, ID. 83669-5672 DAVID & NADINE A. VELOZ 11177 W. BOX CANYON CT. STAR, ID. 83669-5672 ADAM R. & KATIE A. CONKLIN 11183 W. BOX CANYON CT. STAR, ID. 83669-5672 BRADLEY BOWDEN 11188 W. BOX CANYON CT. STAR, ID. 83669-5672 PEGGY L. KAMMERER TRUST PEGGY L. KAMMERER - TRUSTEE P.O. BOX 633 STAR, ID. 83669 ISHII FAMILY TRUST RONALD S. ISHII - TRUSTEE 11174 W. BOX CANYON CT. STAR, ID. 83669-5672 VICKI L. RICE 947 N. ISLAND PARK AVE. STAR, ID. 83669 CLARK & DANIELLE F. MCKITRICK 961 N. ISLAND PARK AVE. STAR, ID. 83669 ROSS E. & WENDY J. MILLER 985 N. ISLAND PARK AVE. STAR, ID. 83669 WATERVIEW ESTATES SUB H.O.A. P.O. BOX 1090 MERIDIAN, ID. 83680 ORVILLE & TAMMY WATERS 950 N. ISLAND PARK AVE. STAR, ID. 83669 MATTHEW MALLOY 964 N. ISLAND PARK AVE. STAR, ID. 83669 JEFFREY RICHARD & DONNE AUSTIN 988 N. ISLAND PARK AVE. STAR, ID. 83669 ERVIN C. & MARTHA M. MARTEN 11048 W. BOX CANYON ST. STAR, ID. 83669 STEVEN E. & TIARA M. ROPER 11054 W. BOX CANYON ST. STAR, ID. 83669 WALTER B. & PATRICIA A. KING 11060 W. BOX CANYON ST. STAR, ID. 83669 ROBERT & KENDRA HAUBER 10998 W. BOX CANYON ST. STAR, ID. 83669 ELIZABETH DAWN GUSTAVSON & MICHAEL WAYNE DAVIS 10992 W. BOX CANYON ST. STAR, ID. 83669 RONALD LOUIS GIUNTINI 10984 W. BOX CANYON ST. STAR, ID. 83669 N. DENISE JACO 926 N. PARK VISTA AVE. STAR, ID. 83669 THOR R. JORGENSEN 914 N. PARK VISTA AVE. STAR, ID. 83669 KYLE MERIC & RAMSEY RENNE YEARSLEY 970 W. GOOSE LAKE CT. EAGLE, ID. 83616 ANNA C. & ANITA LENORE PARKER 11015 W. BOX CANYON ST. STAR, ID. 83669 CORBIN O. & DEBRIANNE M. HOHSTADT 10987 W. BOX CANYON ST. STAR, ID. 83669 WATERVIEW ESTATES SUB H.O.A. P.O. BOX 1090 MERIDIAN, ID. 83680 ROBERT & CHRISTINA FREER 10911 W. HIDDEN BROOK DR. STAR, ID. 83669 JON & SHAWNA BUETTNER 10885 W. HIDDEN BROOK DR. STAR, ID. 83669 NOELLE NICULA 10833 W. HIDDEN BROOK DR. STAR, ID. 83669 GEORGE J. & SALLY M. OTTO 10789 W. HIDDEN BROOK DR. STAR, ID. 83669 PETER FRULING 10745 W. HIDDENBROOK DR. STAR, ID. 83669 GENE & JULIE JENSEN 2600 HIGHWAY 45 MELBA, ID. 83641 WATERVIEW ESTATES SUB H.O.A. P.O. BOX 1090 MERIDIAN, ID. 83680 WILLIAM J. & HEATHER R. HOLMAN 10934 W. HIDDEN BROOK DR. STAR, ID. 83669 JACOB W. SWAPP & JESSIE JOHNSON 10976 W. HIDDEN BROOK DR. STAR, ID. 83669 ROBERT & VIRGINIA BRUMPTON FAMILY LIVING TRUST VIRGINIA E. BRUMPTON - TRUSTEE 10988 W. HIDDEN BROOK DR. STAR, ID. 83669 JUDD J. & JILLIAN C. PATTERSON 10990 W. HIDDEN BROOK DR. STAR, ID. 83669 JONATHAN KYLE & BRANDY LEIGH TAKAC 10994 W. HIDDEN BROOK DR. STAR, ID. 83669 BRIAN & TERESA BOYD P.O. BOX 639 STAR, ID. 83669 ADRIEN CORONADO 11180 W. GUNSMOKE ST. BOISE, ID. 83713 KY & HEIDI RANSLEY 987 N. KNOX PL. STAR, ID. 83669 RICHARD M. REYNOLDS 1015 N. KNOX PL. STAR, ID. 83669 JOHN & CAROLYN GREGG 1023 N. KNOX PL. STAR, ID. 83669 RYAN S. & DAUN D. OLSEN 1049 N. KNOX PL. STAR, ID. 83669 KELLY L. HAINES 1081 N. KNOX PL. STAR, ID. 83669 KATHLEEN S. & RUSS R. POOLE 938 N. KNOX PL. STAR, ID. 83669 COLBY NITZEL P.O. BOX 669 STAR, ID. 83669 VICTOR J. & DONNA F. POLICH 1002 N. KNOX PL. STAR, ID. 83669 JOSEPH CARMONA 1034 N. KNOX PL. STAR, ID. 83669 MARK & GRETCHEN JENSON 983 N. MIRA WAY STAR, ID. 83669 WATERVIEW ESTATES SUB H.O.A. P.O. BOX 1090 MERIDIAN, ID. 83680 KENNETH PEIGHTEL 1007 N. MIRA WAY STAR, ID. 83669 JOHN & LINDA DEPUTY 1031 N. MIRA WAY STAR, ID. 83669 MAX W. ALLSTOT, JR. 1055 N. MIRA WAY STAR, ID. 83669 KENNETH C. & JUDY M. WILKES 1028 N. MIRA WAY STAR, ID. 83669 MORROW FAMILY TRUST 6/4/2020 GREGORY THOMAS MORROW - TRUSTEE 1020 N. MIRA WAY STAR, ID. 83669 DOUGLAS & SHELLI LOUISE TYLER 1008 N. MIRA WAY STAR, ID. 83669 DOUGLAS W. & PEGGY J. LEE 998 N. MIRA WAY STAR, ID. 83669 ROBERT & MARCIA INGERSOLL 986 N. MIRA WAY STAR, ID. 83669 KELTON E. & KRISTINA SPAIN 10654 W. KYOGA ST. STAR, ID. 83669 JERRY L. & F. CRABBE 10628 W. KYOGA ST. STAR, ID. 83669 KAREN T. BAYSINGER 921 N. MIRA WAY STAR, ID. 83669 WATERVIEW ESTATES SUB H.O.A. P.O. BOX 1090 MERIDIAN, ID. 83680 DANIEL M. & KATHLEEN GEIB 909 N. MIRA WAY STAR, ID. 83669 MERYL & SUSAN M. RICKEY 10691 W. KYOGA ST. STAR, ID. 83669 VANCE L. & PAMELA S. BRIDDELL 10669 W. KYOGA ST. STAR, ID. 83669 BALLARD & CHRISTI LARSEN 10637 W. KYOGA ST. STAR, ID. 83669 WEST ADA SCHOOL DISTRICT 1303 E. CENTRAL DR. MERIDIAN, ID. 83642 KURT & CARLEE SIMPSON 10946 W. HAZELWOOD DR. STAR, ID. 83669 DONALD W. DODGE & COURTNEY L. COLLINS-DODGE 781 N. CELESTE AVE. STAR, ID. 83669 EDWARD T. & CARMA S. BARNES 759 N. CELESTE AVE. STAR, ID. 83669 CRAIG A. KELLEY 737 N. CELESTE AVE. STAR, ID. 83669 AUTUMN RAY & KERRY DON LEWIS 715 N. CELESTE AVE. STAR, ID. 83669 MARILYN ROMERO 10928 W. HAZELWOOD DR. STAR, ID. 83669 SUMITRA D. PATEL 1386 W. WHITE SANDS DR. MERIDIAN, ID. 83646 FREDERICK T. & BARBARA F. SMOLE 10892 W. HAZELWOOD DR. STAR, ID. 83669 BRADLEY KENT & CARRIE RAE HICKEL 16035 S.E. 45th PL. BELLEVUE, WA. 98006 AMERICAN HOMES 4 RENT PROPERTIES FIVE, LLC. 30601 AGOURA RD. STE. 200 AGOURA HILLS, CA. 91301 DAVID S. GLADFELDER 10838 W. HAZELWOOD DR. STAR, ID. 83669 CASE FAMILY TRUST CHARLIE M. CASE, JR. - TRUSTEE 369 ARROWHEAD DR. CARSON CITY, NV. 89706-0137 CHARLES PISOR 6282 WOODMAN DR. OROVILLE, CA. 95966 DAVID ALBERT & CANDACE A. HONEY 10766 W. HAZELWOOD DR. STAR, ID. 83669 COLBY & SARAH ROBINSON 10748 W. HAZELWOOD DR. STAR, ID. 83669 BAYDA AL SHAIKHLI 10730 W. HAZELWOOD DR. STAR, ID. 83669 MONIQUE A. LEFFLER 10712 W. HAZELWOOD DR. STAR, ID. 83669 DEBRA A. WILTON-PINSKI 10694 W. HAZELWOOD DR. STAR, ID. 83669 NATHAN J. RICH 738 N. CELESTE AVE. STAR, ID. 83669 BRUCE E. & PATTY G. BAIRD 716 N. CELESTE AVE. STAR, ID. 83669 MIDDLE CREEK NEIGHBORHOOD ASSOC., INC. 119 S. VALLEY DR. STE. A #139 NAMPA, ID. 83686 ANDREW J. & MADISON V. PRITCHARD 10891 W. HAZELWOOD DR. STAR, ID. 83669 JOANNE E. HAHN 10873 W. HAZELWOOD DR. STAR, ID. 83669 AMANDA FEELY 1584 S. LAKE CREST WAY EAGLE, ID. 83616 PETER C. & JANINA WISNIOWSKI P.O. BOX 10263 MERIDIAN, ID. 83680 JAMES A. & MARGARET A. VOGELPOHL 10819 W. HAZELWOOD DR. STAR, ID. 83669 DARIN L. & NAOMI L. FREDERICK 10801 W. HAZELWOOD DR. STAR, ID. 83669 PATRICIA L. & MICHAEL H. GROENIGER 10783 W. HAZELWOOD DR. STAR, ID. 83669 LUCAS BUDELL 10765 W. HAZELWOOD DR. STAR, ID. 83669 DANIEL D. EPP & MAUREEN R. DUKE 10747 W. HAZELWOOD DR. STAR, ID. 83669 JULIE A. GRAVES & ERIC REED 10729 W. HAZELWOOD DR. STAR, ID. 83669 THEODORE E. HANSON 713 N. MIRA AVE. STAR, ID. 83669 COLTON LEE ORR 736 N. MIRA AVE. STAR, ID. 83669 CHARLES SCHLEKEWAY 1173 W. RUSH RD. EAGLE, ID. 83616-3623 SPENCER A. SEAL 10657 W. HAZELWOOD DR. STAR, ID. 83669 STEVEN L & SHERI L JONES TRUST 6743 SCHMIDT LN. STAR, ID. 83669 ALEX M. & ERIN M. KUENEMAN 10676 W. HAZELWOOD DR. STAR, ID. 83669 MARTIN TAILLEFER & GEORGE THRUSH 10658 W. HAZELWOOD DR. STAR, ID. 83669 CITY OF STAR P.O. BOX 130 STAR, ID. 83669 SADDLEBROOK SUB. H.O.A., INC. P.O. BOX 810 STAR, ID. 83669 SJD HOLDINGS, LLC. 767 N. STAR RD. STAR, ID. 83669 STEVEN R. MORROW 11240 W. BLAKE DR. STAR, ID. 83669 KATHERINE & HANS HAMILTON 11315 W. HIDDEN POINT ST. STAR, ID. 83669 & CODY MAY 11281 W. HIDDEN POINT ST. STAR, ID. 83669 ROBERT & ELAINE MITCHELL 11249 W. HIDDEN POINT ST. STAR, ID. 83669 LYLE & MARGARET SMITH 790 N. COTTAGE COVE WAY STAR, ID. 83669 JOANNA S. DAVIS 822 N. COTTAGE COVE WAY STAR, ID. 83669 JAY A. & CHRISTA L. BATES 848 N. COTTAGE COVE WAY STAR, ID. 83669 CHARLES C. HALL 864 N. COTTAGE COVE WAY STAR, ID. 83669 MICHAEL D. & THERESA A. MORGAN 886 N.COTTAGE COVE WAY STAR, ID.83669 KEVIN B. & AMY L. PITT 910 N. COTTAGE COVE WAY STAR, ID. 83669 ANNA E. & SEAN M. HILL 932 N. COTTAGE COVE WAY STAR, ID. 83669 REINHARDT FAMILY REVOC LIV TRUST DON REINHARDT 954 N. COTTAGE COVE WAY STAR, ID. 83669 MARC ANTHONY & MELISSA BURNHAM 963 N. COTTAGE COVE WAY STAR, ID. 83669 TRAVIS W. MASON 941 N. COTTAGE COVE WAY STAR, ID. 83669 TONI L. & CODY D. SMITH 919 N. COTTAGE COVE WAY STAR, ID. 83669 DANIEL R. & ADDIE C. MARTIN 897 N. COTTAGE COVE WAY STAR, ID. 83669 CLINTON P. & KELLIE R. MAYER 875 N. COTTAGE COVE WAY STAR, ID. 83669 JIMMIE A. & CHERYL K. WALSTON 853 N. COTTAGE COVE WAY STAR, ID. 83669 CARPENTER FAMILY LIVING TRUST 7/29/2019 C. MICHAEL CARPENTER - TRUSTEE 1905 N. WILLOW GLEN PL. STAR, ID. 83669 A. J. & JENNIFER M. STROUP 840 N. PINE BROOK WAY STAR, ID. 83669 JEFFREY & YESENIA SANGILLO 862 N. PINE BROOK WAY STAR, ID. 83669 JOSHUA M. NICKS 884 N. PINE BROOK WAY STAR, ID. 83669 AMY ADAMS 906 N. PINE BROOK WAY STAR, ID. 83669 ERIC SIMS 928 N. PINE BROOK WAY STAR, ID. 83669 SARAH U. WYSS-MEDLEY 950 N. PINE BROOK WAY STAR, ID. 83669 ANGELA GREGERSEN SAVICKAS 972 N. PINE BROOK WAY STAR, ID. 83669 PAVILION HOMEOWNERS ASSOCIATION, INC. P.O. BOX 1246 MERIDIAN, ID. 83680 PAVILION HOMEOWNERS ASSOCIATION, INC. P.O. BOX 1246 MERIDIAN, ID. 83680 SADDLEBROOK SUB. H.O.A., INC. P.O. BOX 810 STAR, ID. 83669 WATERVIEW ESTATES SUB H.O.A. P.O. BOX 1090 MERIDIAN, ID. 83680 WATERVIEW ESTATES SUB H.O.A. 23 P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L SD SD SD P/L P/L P/L P/L BLOCK 1 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 2 3 4 5 6 7 8 9 10 12 13 14 15 BLOCK 2 1 2 3 4 5 6 7 8 9 10 11 12 13 1 15 17 16 18 19 20 21 22 23 1 1 BLOCK 3 EP EP EP EP EP EP 11 30" GIRR 30" HEADGATE PAVED PATHWAY S89°22'11"E 32.00' N89°22'04"W 32.00' 163.51' N00°02'07"E 2654.72' 129.47' S89°22'11"E 1452.92' N00°02'07"E 292.98' S89°22'04"E 1452.87' S00°01'37"W 292.93' W 1/4 CORNER SECTION 8 P/L LANDSCAPE BERM LANDSCAPE BERM 30" GIRR 30" GIRR SS SS SS SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W W W W P/L P/L P/L P/L 9 10 11 12 4 9 10 11 R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L 27 8 9 10 11 P/L 44 45 26 27 P/L 18 43 P/L P/L WATERVIEW ESTATES SUBDIVISION NO. 6 BK. 110 PG. 15899 P/L 12 13 PAMELA J. & NOLAN M. HANSEN 1083 N. MIRA WAY STAR, ID. 83669-5977 WATERVIEW ESTATES SUB H.O.A. P.O. BOX 1090 MERIDIAN, ID. 83680 WATERVIEW ESTATES SUB H.O.A. P.O. BOX 1090 MERIDIAN, ID. 83680 GUSTAFSON FAMILY TRUST 1056 N. MIRA WAY STAR, ID. 83669-5977 BLOCK 7 BLOCK 4 KATHY ELLEN BROWN TRUST KATHY ELLEN BROWN - TRUSTEE 1084 N. MIRA WAY STAR, ID. 83669-5977 GREGORY J. & PATRICE A. BELLUOMINI REV TRUST 07/26/13 GREGORY J. BELLUOMINI - TRUSTEE 10590 W. KYOGA ST. STAR, ID. 83669-5979 GEORGE A. & M. CLAIRE PITRON 10621 W. KYOGA ST. STAR, ID. 83669-5978 CHARLES S. & ROSEMARIE N. SCHOENWALD 10640 W. HAZELWOOD DR. STAR, ID. 83669-5518 KENNETH FRANK & NANCY BROOKS 10622 W. HAZELWOOD DR STAR, ID. 83669-5518 STEPHEN BEASON 10604 W. HAZELWOOD STAR, ID. 83669-5518 MICHAEL R. BEDWELL 10586 W. HAZELWOOD D STAR, ID. 83669-5537 TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB IRR TOB TOB TOB TOB TOB TOB FLAKE LATERAL JACKSON LATERAL MIDDLETON MILL CANAL N. PARK VISTA AVE. SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR W. HIDDEN POINT ST. 14 12 24 1 W W W W W W W W W W W W W W W W W EP EP PHASE 2 PHASE 2 PHASE 1 PHASE 1 PAVED PATHWAY GRASSY RETENTION BASIN WITH SAND WINDOW GAZEBO MAILBOX CLUSTER RETENTION SWALE 17 1 RETENTION SWALE APPROX. MIDDLETON MILL DITCH CO. EASEMENT. REFER TO INSTR. NO. 103010482 35' MIDDLETON MILL DITCH CO. EASEMENT. APPROX. MIDDLETON MILL DITCH CO. EASEMENT. REFER TO PLAT, BOOK 78, PAGE 8211 APPROX. MIDDLETON MILL DITCH CO. EASEMENT. REFER TO PLAT, BOOK 79, PAGE 8405 35' 35' FLOATING FEATHER RD. NW CORNER SECTION 8 CP&F 105125343 2361.74' S00°01'14"W 2654.76' W. STATE ST. SW CORNER SECTION 8 CP&F 2018-006993 1 1 2 Revisions SADDLEWOOD SUBDIVISION STAR, IDAHO PRELIMINARY PLAT REUSE OF DRAWINGS CALL BEFORE YOU DIG! CALL DIGLINE INC. PRIOR TO COMMENCING UNDERGROUND WORK [PHONE REDACTED] Know what'sbelow. Callbefore you dig. ® RSC SCALE IN FEET 0 80 40 80 160 1"=80' PRELIMINARY PLAT FOR DERRITT KERNER, P.E. ROCK SOLID CIVIL LLC 270 N. 27TH STREET SUITE 100 BOISE, ID 83702 (208) 342-3277 CIVIL ENGINEER LAWRENCE H. KOERNER, P.L.S. COMPASS LAND SURVEYING 623 11th AVENUE SOUTH NAMPA, ID 83651 (208) 442-0115 SURVEYOR INSPIRATION HOMES IDAHO, LLC MANAGER, MICHAEL KEYS 338 SOUTH LONG BAY WAY STAR, ID 83669 (208) 914-5322 OWNER STAR FIRE DISTRICT MIDDLETON MILL / MIDDLETON IRRIG. STAR SEWER & WATER DISTRICT (208) 286-7772 (208) 585-3207 (208) 286-7388 FIRE IRRIGATION WATER SEWER CABLE ONE (208) 375-8288 CABLE TV INTERMOUNTAIN GAS IDAHO POWER ADA COUNTY HIGHWAY DISTRICT CENTURYLINK (208) 377-6839 (208) 388-6320 (208) 387-6170 (208) 385-2440 NATURAL GAS ELECTRICITY ROADS TELEPHONE UTILITY REPRESENTATIVE PHONE UTILITY REPRESENTATIVES STAR SEWER & WATER DISTRICT (208) 286-7388 TOTAL ACRES . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9.77 ACRES DEDICATED R-O-W . . . . . . . . . . . . . . . . . . . . . . . 1.85 ACRES TOTAL LOTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 56 BUILDABLE LOTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 49 COMMON LOTS/ACREAGE . . . . . . . . . . . . . . 7 / 1.90 ACRES DENSITY DU/ACRES . . . . . . . . . . . . . . . . . . . . . . . 5.0 / ACRE EXISTING ZONING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . R-5 (CITY OF STAR) PROPOSED ZONING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . R-5 (CITY OF STAR) MINIMUM RESIDENTIAL LOT SIZE . . . . . . . . . . 5,120 sq.ft. AVERAGE RESIDENTIAL LOT SIZE . . . . . . . . . . . 5,360 sq.ft. DEVELOPMENT FEATURES: FRONT, REAR . . . . . . . . . . . . . . . . . . . . . . . . . 12' SIDE . . . . . . . . . . . . . . . . . . . . . . . 5' (EACH SIDE) * UNLESS OTHERWISE DIMENSIONED PROPOSED EASEMENTS: FEMA NOTE: FEMA ZONE . . . X (AREA OF MINIMAL FLOOD HAZARD) FIRM NO . . . . . . . . . . . . . . . . . . . . . . . . . . 16001C0130J EFFECTIVE DATE . . . . . . . . . . . . . . . June 19, 2020 FRONT (LIVING) . . . . . . . . . . . . . . . . . . . . . . . 15' FRONT (GARAGE) . . . . . . . . . . . . . . . . . . . . . 20' STREET SIDE . . . . . . . . . . . . . . . . . . . . . . . . 20' REAR . . . . . . . . . . . . . . . . . . 15' (SINGLE STORY) 20' (TWO-STORY) SIDE . . . . . . . . . . . . . . . . . . . . 3' (SINGLE STORY) 5' (TWO-STORY) BUILDING SETBACKS: 1" = 1000'± VICINITY MAP SEE SHEET 2 FOR LEGEND -NTS- STREET SECTION - ENTRANCE 10" OF 6" MINUS PIT RUN 2.5" ASPHALT, SP3, 0.50 INCH MIX, PG-58-28 4" OF 3/4" MINUS 5' WIDE, 5" THICK SIDEWALK PER ACHD SUPP. SD-709 6" VERTICAL CURB & GUTTER PER ACHD SUPP. SD-701 EXTEND BASE 6" BEYOND BACK OF CURB R/W CL 5' 10' 18.5' 1.5' 47' 23.5' 23.5' 53' COMMON LOT 5' R/W 1.5' COMMON LOT 5' 6" ROUNDABOUT CURB (NO GUTTER) PER ACHD SUPP. SD-701B 10" OF 6" MINUS PIT RUN 2.5" ASPHALT, SP3, 0.50 INCH MIX, PG-58-28 4" OF 3/4" MINUS 5' WIDE, 5" THICK SIDEWALK PER ACHD SUPP. SD-709 6" VERTICAL CURB & GUTTER PER ACHD SUPP. SD-701 EXTEND BASE 6" BEYOND BACK OF CURB 18.5' 5' -NTS- TYPICAL STREET SECTION R/W R/W C/L 2% 16' 2' 5' 2' 16' 2' 5' 2' 36' 50' 2% 5' WIDE, 5" THICK SIDEWALK PER ACHD SUPP. SD-709 10" OF 6" MINUS PIT RUN 2.5" ASPHALT, SP3, 0.50 INCH MIX, PG-58-28 4" OF 3/4" MINUS 3" ROLLED CURB & GUTTER PER ACHD SUPP. SD-702 5' WIDE, 5" THICK SIDEWALK PER ACHD SUPP. SD-709 3" ROLLED CURB & GUTTER PER ACHD SUPP. SD-702 EXTEND BASE 6" BEYOND BACK OF CURB EXTEND BASE 6" BEYOND BACK OF CURB NOTES: 1. ALL LOTS TO BE SERVED BY EXTENSIONS TO THE MUNICIPAL WATER AND SANITARY SEWER SYSTEMS. 2. SURFACE STORM WATER DRAINAGE SHALL BE DIRECTED TO PROPOSED ONSITE STORM WATER MANAGEMENT FACILITIES AND RETAINED ON-SITE OR DIRECTED TO MIDDLETON MILL CANAL. 3. THIS SUBDIVISION IS SUBJECT TO COMPLIANCE WITH THE IDAHO CODE SECTION 31-3805 CONCERNING IRRIGATION WATER. ALL LOTS WILL BE PROVIDED WITH PRESSURIZED IRRIGATION FROM A PRIVATE HOA PUMP STATION. 4. ALL LOTS (EXCEPT LOTS 1, 9, & 17, BLOCK 1; LOTS 1, 11, & 15, BLOCK 2; AND LOT 1, BLOCK 3) ARE TO BE DESIGNATED SINGLE FAMILY RESIDENTIAL. 5. LOTS 1, 9, & 17, BLOCK 1; LOTS 1, 11, & 15, BLOCK 2; AND LOT 1, BLOCK 3 TO BE DESIGNATED AS COMMON LOTS WITH A BLANKET PUBLIC UTILITY, DRAINAGE, AND IRRIGATION EASEMENT. 6. DIRECT LOT ACCESS TO NORTH STAR ROAD IS PROHIBITED. 6. THE IRRIGATION LATERAL NAMED "JACKSON LATERAL" IS BEING PIPED ALONG SOUTH AND WEST SUBDIVISION BOUNDARY. ---PAGE BREAK--- E E E TRNS E T T SS E E E E W R/W P/L P/L P/L P/L P/L P/L P/L P P P/ P/ P/L P/L TBM#2 P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP O OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOP TOP TOP TOP TOP TOP TOP TOP TOP TOP TOP TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TO TOP TOP TOP TOP TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOP TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP SD SD OHP OHP IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR W W W W W W W W SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS GAS TP-4 SS S S S S SD P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W BLOCK 3 1 1 13 12 11 10 9 8 7 6 5 4 3 1 13 12 11 10 2 9 8 7 6 5 4 3 1 BLOCK 1 N. STAR RD. 50' 50' 50' 5,223 sq. ft. 5,223 sq. ft. 5,223 sq. ft. 5,223 sq. ft. 5,222 sq. ft. 5,222 sq. ft. 10,445 sq. ft. 5,222 sq. ft. 5,222 sq. ft. 5,222 sq. ft. 5,222 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. N00°02'07"E 292.98' 163.51' 129.47' 932.82' S89°22'11"E 1275.85' 104' 50' 104' 30' 29' 118' 1267' 600' 103' 50' 103' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' 50' 103' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' 104' 43' 104' 57' 77' 29' 38' 50' 104' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' 104' 100' 50' 104' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W 2469 2470 2470 2471 2472 2470 2469 2469 2470 2468 2469 2468 2469 2470 2470 2471 2469 2469 2471 2471 2471 2472 2471 2471 2472 2472 2471 2470 2471 2470 2472 2472 2471 2470 2470 2470 2470 2470 2470 FLAKE LATERAL 2470 SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR W W W W W W W W W W W W W W W W W W W EP EP EP EP EP EP 99' 30' 50' 2 104' 50' 36' W. HIDDEN POINT ST. GAZEBO GRASSY RETENTION BASIN WITH SAND WINDOW MAILBOX CLUSTER 5,399 sq. ft. 5,168 sq. ft. 55,924 sq. ft. 5,120 sq. ft. 21' 100' 21' TRNS W WW T IR W E C T H Y D W W SS W SS P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W P/L P/L /L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W TBM#1 P/L P/L R/W R/W R/W P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L UP EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EG EP TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOP TOP TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB EP GAS UT W W W W TP-1 TP-3 SS SS S S S S S S S S S P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L SD SD SD SD SD SD P/L P/L P/L P/L P/L P/L P/L P/L EP EP EP EP EP EP EP EP EP EP EP EP EP EP 11 1 24 23 22 21 20 19 18 17 16 15 14 BLOCK 2 15 14 13 12 10 9 8 7 6 5 4 3 2 16 15 14 W. HIDDEN BROOK DR. N. PARK VISTA AVE. N. KNOX AVE. 5,222 sq. ft. 5,222 sq. ft. 5,222 sq. ft. 5,221 sq. ft. 5,221 sq. ft. 5,221 sq. ft. 5,221 sq. ft. 5,221 sq. ft. 5,221 sq. ft. 5,285 sq. ft. 6,224 sq. ft. 7,681 sq. ft. 2,064 sq. ft. 6,711 sq. ft. 6,646 sq. ft. 6,757 sq. ft. 4,745 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. 5,175 sq. ft. P/L P/L P/L 343.03' N00°37'33"E 129.43' N00°37'33"E 113.50' C1 50' 50' 50' 104' 50' 50' 104' 50' 104' 43' 50' 104' 50' 50' 104' 104' 50' 50' 104' 50' 104' 50' 50' 104' 50' 103' 50' 119' 28' 104' 50' 50' 50' 104' 50' 50' 104' 50' 20' 20' 50' 104' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' 50' 104' 50' 45' 98' 65' 22' 145' 99' 22' 129' 71' 10' 77' 10' 27' 126' 80' 135' 50' 51' 50' 135' 50' 35' 136' 35' 1 136' SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W 2472 2472 2470 2471 2471 2470 2472 2473 2473 2472 2471 2472 2472 2473 2472 2473 2471 2471 2472 2473 2473 2473 2471 2472 2471 2472 2473 2474 2473 2474 2474 2473 2471 2472 2473 2473 2471 2470 2470 2471 2472 2472 2472 2472 2471 2471 2470 2469 2468 2468 2469 2470 2471 2472 2473 2472 2473 2473 2473 2473 P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L P/L /L P/L P/L TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB IRR TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB MIDDLETON MILL CANAL JACKSON LATERAL 550' 2470 2475 2471 2474 2471 2470 2469 2468 2468 2470 2469 2472 SD SD SD SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR W W W W W W W W W W W W W W W W W PHASE 1 PHASE 2 PHASE 1 PHASE 2 5,174 sq. ft. FLAKE LATERAL 50' 31' BLOCK 3 BLOCK 1 W. HIDDEN POINT ST. 84' 20' 20' 84' 104' 1 17 104' 8' 8' RETENTION SWALE RETENTION SWALE 1,996 sq. ft. 1,996 sq. ft. 104' 50' 50' 50' 50' PROPERTY BOUNDARY DEED OR LOT LINE RIGHT OF WAY LINE SECTION LINE EASEMENT WATER LINE WATER METER WATER VALVE BRASS CAP PK NAIL/MAG NAIL 5/8" REBAR CALCULATED POINT EDGE OF PAVEMENT FIRE HYDRANT WATER MANHOLE LOT NUMBER CENTERLINE BLOCK NUMBER SANITARY SEWER MAIN SANITARY SEWER MANHOLE EDGE OF GRAVEL WATER SERVICE WATER WELL WATER BIBB/FAUCET STORM DRAIN LINE STORM DRAIN MANHOLE GRAVITY IRRIGATION LINE UNDERGROUND POWER LINE OVERHEAD POWER LINE ELECTRICAL BOX UTILITY POLE POWER TRANSFORMER UNDERGROUND TELEPHONE LINE UNDERGROUND GAS LINE WOOD FENCE VINYL FENCE WIRE FENCE 1' CONTOUR CONCRETE 1/4 SECTION LINE EXISTING TEMPORARY BENCHMARK IRRIGATION STRUCTURE EG EG EG WS WS WS EP EP EP R/W R/W P/L P/L UP UP UP OHP OHP UT UT UT GAS GAS S S S W W W SD SD SD IRR IRR IRR 2471 W SS H Y D W WW SD W E TRNS TBM# SAND & GREASE TRAP EXISTING SUB BOUNDARY IRRIGATION BOX 5' CONTOUR TOP OF SLOPE TOE OF SLOPE CONIFEROUS TREE SHRUB BUILDING TEST PIT w/PIEZOMETER TOP OF BANK DECIDUOUS TREE TOE TOE TOP TOP TOB TOB 2470 TP- P/L P/L LOT LINE EASEMENT LINE ROLLED CURB AND GUTTER VERTICAL CURB AND GUTTER VERTICAL CURB N0 GUTTER SAW CUT LINE SANITARY SEWER MANHOLE SANITARY SEWER MAIN S S S WATER VALVE FIRE HYDRANT STORM DRAIN CATCH BASIN STORM DRAIN MANHOLE LOT NUMBER BLOCK NUMBER BLOCK 1 SIDEWALK STREET LIGHT GRAVITY IRRIGATION PIPE DRAINAGE DIRECTION SAND & GREASE TRAP VALLEY GUTTER STORM DRAIN LINE WATER LINE EP EP EDGE OF PAVEMENT W W SD SD IRR IRR GRAVITY IRRIGATION BOX SETBACK LINE R/W R/W RIGHT OF WAY LINE CENTERLINE SS SD 1 PROPOSED EXISTING CURVE TABLE CURVE C1 ARC LENGTH 78.54' RADIUS 50.00' TANGENT 50.00' DELTA ANGLE 89°59'44" CHORD BEARING N44°22'19"W CHORD LENGTH 70.71' 2 2 2 Revisions SADDLEWOOD SUBDIVISION STAR, IDAHO PRELIMINARY PLAT REUSE OF DRAWINGS RSC SCALE IN FEET 0 40 20 40 80 1"=40' PRELIMINARY PLAT FOR LEGEND MATCH LINE - SEE ABOVE MATCH LINE - SEE BELOW RSC ---PAGE BREAK--- W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/ R/W R/W R/W W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W BLOCK 1 1 2 3 4 5 BLOCK 6 W. HAZLEWOOD DR. 31 30 29 28 27 26 25 24 23 22 21 20 N. MIRA AVE. N. CELESTE AVE. N. KNOX AVE. 14 15 16 17 18 19 20 21 22 23 24 25 BLOCK 5 R/W R/W R/W R/W R/W R/W R/W /W R/W R/W R/W R/W R/W R/W R/ R/W R/W R/W R/W R/W R/W R/W 13 W. BOX CANYON ST. W. BOX CANYON CT. N. ISLAND PARK AVE. BLOCK 6 12 11 10 9 5 4 4 5 10 11 12 13 14 15 16 17 18 19 20 21 22 1 N. STAR RD. R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W W. HIDDEN BROOK DR. BLOCK 5 14 15 16 17 18 19 20 17 36 16 18 35 R/W R/W W R/W R/W R/W R/W 21 22 23 39 BLOCK 1 R/W /W 1 OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOB TOB TOB TOB SD SD SD IRR IRR IRR IRR IRR IRR IRR W W W W W W W W W W SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS SS SS SS SS S S S S S S S S S S S S S S S SD SD SD SD BLOCK 1 1 2 3 4 5 6 7 8 9 10 11 13 14 15 16 2 3 4 5 6 7 8 9 10 12 13 14 15 BLOCK 2 1 2 3 4 5 6 7 8 9 10 11 12 13 1 15 17 16 18 19 20 21 22 23 1 1 BLOCK 3 11 SS SS SS SS SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W W W R/W TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB IRR TOB TOB TOB TOB FLAKE LATERAL JACKSON LATERAL MIDDLETON MILL CANAL N. PARK VISTA AVE. SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR W. HIDDEN POINT ST. 14 12 24 1 W W W W W W W W W W W W W W W W W W 17 1 W. HIDDEN POINT ST. W. HIDDEN POINT ST. CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below. R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 1/11/2021 L1.00 GENERAL NOTES N. STAR ROAD SHEET L1.10 SHEET L1.20 SHEET L1.30 SITE LANDSCAPING INFORMATION SITE STATISTICS: OWNER INFO: CIVIL ENGINEER INFO: ---PAGE BREAK--- R/W R/W / / R/W R/W BLOCK 6 12 13 14 15 16 17 1 N. STAR RD. 1 1 OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP OHP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOP TOP TOP TOP SD SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR W W W W W W W W W W SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SD SS S S S S SD 1 2 3 4 5 6 7 8 9 1 2 3 4 5 6 7 8 9 10 SS SS S S S S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W W W W FLAKE LATERAL SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR W. HIDDEN POINT ST. IRR W W W W W W W W W W W W IRR W. HID MATCHLINE - SEE L1.1 MATCHLINE - SEE L1.2 LANDSCAPE LEGEND STREET TREE & REAR YARD SCHEDULE PLANT SCHEDULE CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below. R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 1/11/2021 L1.10 ---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 BLOCK 1 28 27 26 25 24 R/W R/W R/W 13 17 18 19 20 21 22 EP TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB W W W W SS S S S S S BLOCK 1 10 11 13 14 15 16 2 3 10 11 12 13 1 15 17 16 18 19 20 1 BLOCK 3 SS SS S S S S S S S S S S S S S S S S S S S S S S S W W W W W W W W W W W ATERAL N. PARK VISTA AVE. IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR 14 12 1 W W W W W W W W W W W W W W 17 1 W. HIDDEN POINT ST. MATCHLINE - SEE L1.1 MATCHLINE - SEE L1.2 MATCHLINE - SEE L1.2 MATCHLINE - SEE L1.3 LANDSCAPE LEGEND STREET TREE & REAR YARD SCHEDULE PLANT SCHEDULE CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below. R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 1/11/2021 L1.20 ---PAGE BREAK--- R/W R/W R/W R/W BLOCK 1 R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W R/W BLOCK 5 15 16 17 18 19 20 R/W R/W R/W R/W 21 UP EG B TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB B TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB EP UT IRR S SD SD SD SD SD SD SD 3 4 5 6 7 8 9 10 12 13 14 15 BLOCK 2 20 21 22 23 1 11 SS SS S S S S S S S S S S S S S S S S W W TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB TOB JACKSON LATERAL MIDDLETON MILL CANAL SD SD SD SD IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR IRR 24 W W W W W W W W W W W W W W W W. HIDDEN POINT ST. MATCHLINE - SEE L1.2 MATCHLINE - SEE L1.3 LANDSCAPE LEGEND STREET TREE & REAR YARD SCHEDULE PLANT SCHEDULE CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below. R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 1/11/2021 L1.30 PICNIC TABLE 6-FOOT BENCH ---PAGE BREAK--- CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below. R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 1/11/2021 L2.00 BOULDER PLACEMENT DETAIL SHRUB PLANTING DETAIL 2 DECIDUOUS TREE PLANTING DETAIL 3 CONIFEROUS TREE PLANTING DETAIL 4 1 6' VINYL PRIVACY FENCE 5 7 NOTES: Wilson Landing SANDSTONE ENTRY SIGN 6 5' WROUGHT IRON FENCE LANDSCAPE NOTES 3385 PEDESTAL 14 12" RUBBER PAD Ø5/8" (8 PLACES) 12" 4" 10" 6" 12" 10" 4" 12" 18" 16 3 4" 62 3 4" 48 14" 30 12" MAILBOX CLUSTER (TYPICAL) A NOTES: ---PAGE BREAK--- TYPICAL WOODEN PERGOLA STRUCTURE (FOR REFERENCE ONLY) 20'X14' PERGOLA STRUCTURE FRONT ELEVATION SIDE ELEVATION TOP VIEW ± A CALL 2 BUSINESS DAYS IN ADVANCE BEFORE YOU DIG, GRADE, OR EXCAVATE FOR THE MARKING OF UNDERGROUND MEMBER UTILITIES Call before you dig. Know what's below. R South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. 2002 S. Vista Ave Boise, ID 83705 [PHONE REDACTED] Office [EMAIL REDACTED] www.sbbgo.com All rights reserved. Reproduction or use in any form or by any means without written permission of South Landscape Architecture P.C. Dba South Beck & Baird Landscape Architecture P.C. is unlawful and subject to criminal prosecution. No. Date Description THE PROFESSIONAL SERVICES OF THE DESIGN PROFESSIONAL ARE UNDERTAKEN FOR AND ARE PERFORMED IN THE INTEREST OF "THE CLIENT" NO CONTRACTUAL OBLIGATION IS ASSUMED BY THE DESIGN PROFESSIONAL FOR THE BENEFIT OF ANY OTHER PERSON INVOLVED IN THE PROJECT F O S C A P E A R C H I T E C T D N A L D E S N E C I L LA - 276 E T A T S I D A H O G. M I J M I H A N 1/11/2021 L2.01 ---PAGE BREAK--- FIRE DISTRICT STAFF REPORT Saddlewood Subdivision Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 DATE: December 29, 2020 TO: City of Star, Planning & Zoning FROM: Victor Islas, Deputy Chief SUBJECT: Fire District Review PROJECT NAME: Saddlewood Subdivision (PP-20-20) Fire District Summary Report: Overview: This development can be serviced by the Star Fire Protection District. This development shall comply with the 2015 International Fire Code (IFC) and any codes set forth by the City of Star, Idaho. Fire Response Time: This development will be served by the Star Fire Protection District Station 51, located at 11655 W. State St., Star, Idaho. Station 51 is 0.8 miles with a travel time of 2 minutes under ideal driving conditions from this development. Accessibility: Roadway Access, Traffic, Radio Coverage Access roads shall be provided and maintained following Appendix D and Section 503 of the IFC. Access shall include adequate roadway widths, signage, turnarounds, and turning radius for fire apparatus. One-or two-family dwellings residential developments: Developments of one-or two-family dwellings where the number of dwellings units exceeds 30 shall be provided with at least two separate and approved fire apparatus access roads. Access road design shall be designed and constructed to allow for evacuation simultaneously with emergency response operations. All access roads in this development shall remain clear and unobstructed during construction of the development. Additional parking restrictions may be required as to maintain access for emergency vehicles at all times. Hydrants shall remain unobstructed at all time per city code. The applicant shall work with City of Star, Ada County and Fire District to provide an address identification plan and signage which meets the requirements set forth by each agency. Addressing shall be placed in a position that is plainly legible and visible from the street or road fronting the property, as set forth in International Fire Code Section 505.1 ---PAGE BREAK--- FIRE DISTRICT STAFF REPORT Saddlewood Subdivision Middleton Rural Fire District Star Fire Protection District 302 E. Main Street 11665 State Street, Suite B Middleton, Idaho 83644 Star, Idaho 83669 Specialty/Resource needs: No specialty/resources will be needed for this development. Water Supply: Water supply requirements will be followed as described in Appendix B of the 2015 International Fire Code unless agreed upon by the Fire District. 1. Fire Flow: Requirements will be as specified in Appendix B of the International Fire Code based on occupancy, construction and building size. 2. Water Supply: Acceptance of the water supply for fire protection will be by the Fire District and water quality by the Star Sewer & Water District for bacteria testing. 3. Water Supply: Final Approval of the fire hydrant locations shall be by the Star Fire Protection District or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as follows: a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz connection may be integrated into the hydrant or an approved adapter may be used on the 4 1/2" outlet. b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle. c. Fire hydrants shall be placed on corners when spacing permits. d. Fire hydrants shall not have any vertical obstructions to outlets within 10’. e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet. f. Fire hydrants shall be provided to meet the requirements of the City of Star and Star Sewer and Water District Standards. g. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. Inspections: Final inspection by the Fire District of the above listed including hydrant flow must be completed before building permits are issued Additional Comments: A meeting was held on December 18th at the Fire District Office with Mr. Keyes the applicant. After the meeting and my review, the project as presented meets the requirements set forth by the fire district. ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov November 13, 2020 Shawn Nickel City Planner P.O. Box 130 Star, Idaho 83669 VIA EMAIL Development Application RZ-20-08, DA-20-07 Project Name INSPIRATION HOMES Project Location 864 North Star Road, north of SH-44 milepost 10.70 Project Description Rezone (from RT to Residential R-7 DA) and a development agreement for a proposed residential development with up to 67 single family residential lots. Applicant Irene Wilson The Idaho Transportation Department (ITD) reviewed the referenced rezone and development agreement applications and has the following comments: 1. This project does not abut the State Highway system. 2. ITD and the City of Star have entered into an interagency agreement to collect proportionate share from new developments to mitigate traffic impacts from incoming developments. Proportionate share for each development is calculated based off of number of trips added to State Highway system. The number of trips generated can be determined using the Institute of Transportation Engineers (ITE) Trip Generation Manual. ITD requires trip distribution information to determine where trips generated by developments access the State Highway system. 3. Applicant provided trip generation information from COMPASS; According to the information provided, the proposed subdivision is adding 24 trips to SH-44/Star Road intersection in the PM Peak at buildout, and 18 trips in the AM Peak. Proportionate share is based on the average AM and PM site trips through the intersection of SH-44/ Star Road which is approximately 0.49% percent of the traffic utilizing the intersection in 2045. The construction of the cost of design, construction, and right-of-way for a future quarter CFI at SH-44/ Star Road is estimated to cost $7,398,133 (see attached). The applicant will only be responsible for contributing their proportionate share of $36,250 ---PAGE BREAK--- IDAHO TRANSPORTATION DEPARTMENT P.O. Box 8028 • Boise, ID 83707-2028 (208) 334-8300 • itd.idaho.gov 4. Idaho Code 40-1910 does not allow advertising within the right-of-way of any State Highway. 5. The Idaho Administrative Procedure Act (IDAPA) 39.03.60 governs advertising along the State Highway system. The applicant may contact Justin Pond, Right-of-Way Section Program Manager, at (208) 334-8832 for more information. 6. ITD objects to this development. ITD will remove the objection if the governing board requires, and the applicant agrees to, the execution of a Development Agreement with the City of Star binding the contribution of the proportionate share amount of $36,250. If you have any questions, you may contact me at (208) 334-8338 or Erika Bowen (208) 265-4312 ext 7. Sincerely, Sarah Arjona Development Services Coordinator [EMAIL REDACTED] ---PAGE BREAK--- Page 1 of 5 Inspiration Homes Proportionate Share Contribution (REVISED 10/22/2020) 67 Units 49 Units Single Family Homes ITE Code (210) Single Family AM Trip Rate = 0.74 PM Trip Rate = 0.99 ---PAGE BREAK--- Page 2 of 5 COMPASS provided a trip distribution diagram to the department. It shows that approximately 49% of the development’s traffic heads south on Star Road to the SH-44 / Star Road intersection. Per the SH-44 Corridor Plan, the ultimate configuration at the intersection of SH-44 / Star Road is a quarter continuous flow intersection (CFI). ITD estimated the design and construction of a quarter CFI at SH-44 / Star Road as approximately $7,398,133. Proportionate share is based on the average AM and PM site trips through the intersection of SH-44 / Star Road compared to average number of AM and PM trips in 2045. Site Traffic AM Peak 49 units x 0.74 = 36 trips 36 trips x 49% = 18 trips @ SH-44 / Star Road PM Peak 49 units x 0.99 = 49 trips 49 trips x 49% = 24 trips @ SH-44 / Star Road ---PAGE BREAK--- Page 3 of 5 Total Traffic 2045 @ SH-44 / Star Road AM Site = 18 AM Total = 3,386 AM % = 0.53 PM Site = 24 PM Total = 5,373 PM % = 0.45 Proportionate Share for SH-44 / Star Road quarter CFI Intersection Improvements Avg % = 0.49 Proportionate share contribution of 0.49% is $36,250. ---PAGE BREAK--- Page 4 of 5 ---PAGE BREAK--- Page 5 of 5 • • • I ---PAGE BREAK--- ---PAGE BREAK---   1 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 Development Services Department Project/File: Saddlewood Subdivision/ SPP20-0018/ PP-20-20 This is a preliminary plat application to allow for the development of a 56 lot residential subdivision on 9.9 acres. Lead Agency: City of Star Site address: 864 N Star Road Staff Approval: XXXX, 2020 Applicant: South, Beck, and Baird Jay Gibbons 2002 S Vista Avenue Boise, ID 83705 Owner: Inspiration Homes Idaho, LLC 338 S Long Bay Way Star, ID 83669 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 preliminary plat application to allow for the development of 49 single-family residential building lots and 7 common lots on 9.9 acres. The site is zoned R-5 (Residential) and is consistent with the City of Star’s Land Use plan which designates this site as compact residential. 2. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Neighborhood Residential R-4 South Neighborhood Residential and Existing Public Use (School) R-4 & Public East Neighborhood Residential R-4 West Neighborhood Residential R-4 3. Site History: ACHD staff previously reviewed this site as a rezone application in June 2019 and in August 2020. The requirements of this staff report have been updated to reflect the current site plan for this site. ---PAGE BREAK--- 2 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 4. Adjacent Development: The following developments are pending or underway in the vicinity of the site: • Sumpter Cove, a 23-lot residential subdivision located southwest of the site was approved by the ACHD Commission in May 2018. • Pristine Meadows Subdivision, a 297-lot residential subdivision and 1 elementary school lot located west of the site was approved by ACHD in January 2007 and is in various stages of construction. 5. Transit: Transit services are available to serve this site via route 44. 6. New Center Lane Miles: The proposed development includes 0.3 centerline miles of new public road. 7. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. The impact fee assessment will not be released until the civil plans are approved by ACHD. 8. Capital Improvements Plan (CIP)/ Integrated Five Year Work Plan (IFYWP): • Star Road is listed in the CIP to be widened to 5-lanes from SH 20/26 (Chinden Boulevard) to SH-44 (State Street) between 2031 and 2035. • The intersection of SH-44 (State Street) and Star Road is listed in the CIP to be widened to 4-lanes on the north leg, 5-lanes on the south, 6-lanes east, and 6-lanes on the west leg, and signalized between 2026 and 2030. • Floating Feather is listed in the CIP to be widened to 3-lanes from Plummer Road to SH-16 (Emmett Hwy) between 2036 and 2040. • Floating Feather 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 Plummer Road is listed in the CIP to be constructed as a single-lane roundabout 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 between 2036 and 2040. 9. Roadways to Bikeways Master Plan: ACHD’s Roadways to Bikeways Master Plan (BMP) was adopted by the ACHD Commission in May of 2009 and was update in 2018. The plan seeks to implement the Planned Bicycle Network to support bicycling as a viable transportation option for Ada County residents with a wide range of ages and abilities, maintain bicycle routes in a state of good repair in order to ensure they are consistently available for use, promote awareness of existing bicycle routes and features and support encouragement programs and to facilitate coordination and cooperation among local jurisdictions in implementing the Roadways to Bikeways Plan recommendations. The BMP identifies Star Road as a Level 2 facility that will be constructed as part of a future ACHD project. B. Traffic Findings for Consideration 1. Trip Generation: This development is estimated to generate 453 additional vehicle trips per day (9 existing); 48 additional vehicle trips per hour in the PM peak hour (1 existing), based on the Institute of Transportation Engineers Trip Generation Manual, 10th edition. ---PAGE BREAK--- 3 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 2. Condition of Area Roadways Traffic Count is based on Vehicles per hour (VPH) * Acceptable level of service for a two-lane collector is (425 VPH). * Acceptable level of service for a three-lane collector is (530 VPH). 3. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for SH-44 (State Street) east of Star Road was 15,282 on March 8, 2019. • The average daily traffic count for Star Road south of Floating Feather Road was 4,493 on October 23, 2019. C. Findings for Consideration 1. Star Road a. Existing Conditions: Star Road is improved with 2-travel lanes, 43-feet of pavement, vertical curb, gutter, and 7-foot wide sidewalk abutting the site. There is 65-feet of right-of-way for Star Road (36-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. 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. 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. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service **State Highway 44 State Street 0-feet Principal Arterial 823 N/A Star Road 293-feet Collector 264 Better than ---PAGE BREAK--- 4 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 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 2-lanes and on-street bike lanes, a 46-foot street section within 64-feet of right-of-way. c. Applicant Proposal: The applicant is not proposing any improvements to Star Road abutting the site. d. Staff Comments/Recommendations: Star Road is fully improved; therefore, no additional right-of-way dedication or street improvements are required as part of this application. Consistent with the District’s Minor Improvements policy, the applicant should be required to replace or repair any damaged or deteriorated portions of curb, gutter, and sidewalk on Star Road abutting the site. This section of Star Road is scheduled in the 2024 chipseal zone. 2. Internal Local Streets a. Existing Conditions: There are no local streets within the site. There are two stub streets to the site, Park Vista Avenue stubs the site’s north property line and Knox Avenue stubs the site’s south property line. b. Policy: Local Roadway Policy: District Policy 7207.2.1 states that the developer is responsible for improving all local street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Street Section and Right-of-Way Policy: District Policy 7207.5 states that right-of-way widths for all local streets shall generally not be less than 47-feet wide and that the standard street section shall be 33-feet (back-of-curb to back-of-curb). Standard Urban Local Street—33-foot Street Section and Right-of-way Policy: District Policy 7207.5.2 states that the standard street section shall be 33-feet (back-of-curb to back-of- curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within 47-feet of right-of-way. For the City of Kuna and City of Star: Unless otherwise approved by Kuna or Star, the standard street section shall be 36-feet (back-of-curb to back-of-curb) for developments with any buildable lot that is less than 1 acre in size. This street section shall include curb, gutter, and minimum 5-foot wide concrete sidewalks on both sides and shall typically be constructed within ---PAGE BREAK--- 5 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 50-feet of right-of-way. Continuation of Streets Policy: District Policy 7207.2.4 states that an existing street, or a street in an approved preliminary plat, which ends at a boundary of a proposed development shall be extended in that development. The extension shall include provisions for continuation of storm drainage facilities. Benefits of connectivity include but are not limited to the following: • Reduces vehicle miles traveled. • Increases pedestrian and bicycle connectivity. • Increases access for emergency services. • Reduces need for additional access points to the arterial street system. • Promotes the efficient delivery of services including trash, mail and deliveries. • Promotes appropriate intra-neighborhood traffic circulation to schools, parks, neighborhood commercial centers, transit stops, etc. • Promotes orderly development. Sidewalk Policy: District Policy 7207.5.7 states that five-foot wide concrete sidewalk is required on both sides of all local street, except those in rural developments with net densities of one dwelling unit per 1.0 acre or less, or in hillside conditions where there is no direct lot frontage, in which case a sidewalk shall be constructed along one side of the street. Some local jurisdictions may require wider sidewalks. The sidewalk may be placed next to the back-of-curb. Where feasible, a parkway strip at least 8-feet wide between the back-of-curb and the street edge of the sidewalk is recommended to provide increased safety and protection of pedestrians and to allow for the planting of trees in accordance with the District’s Tree Planting Policy. If no trees are to be planted in the parkway strip, the applicant may submit a request to the District, with justification, to reduce the width of the parkway strip. Detached sidewalks are encouraged and should be parallel to the adjacent roadway. Meandering sidewalks are discouraged. A permanent right-of-way easement shall be provided if public sidewalks are placed outside of the dedicated right-of-way. The easement shall encompass the entire area between the right- of-way line and 2-feet behind the back edge of the sidewalk. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Cul-de-sac Streets Policy: District policy 7207.5.8 requires cul-de-sacs to be constructed to provide a minimum turning radius of 45-feet; in rural areas or for temporary cul-de-sacs the emergency service providers may require a greater radius. Landscape and parking islands may be constructed in turnarounds if a minimum 29-foot street section is constructed around the island. The pavement width shall be sufficient to allow the turning around of a standard AASHTO SU design vehicle without backing. The developer shall provide written approval from the appropriate fire department for this design element. The District will consider alternatives to the standard cul-de-sac turnaround on a case-by-case basis. This will be based on turning area, drainage, maintenance considerations and the written approval of the agency providing emergency fire service for the area where the development is located. Landscape Medians Policy: District policy 7207.5.16 states that landscape medians are permissible where adequate pavement width is provided on each side of the median to accommodate the travel lanes and where the following is provided: ---PAGE BREAK--- 6 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 • The median is platted as right-of-way owned by ACHD. • The width of an island near an intersection is 12-feet maximum for a minimum distance of 150-feet. Beyond the 150-feet, the island may increase to a maximum width of 30-feet. • At an intersection that is signalized or is to be signalized in the future, the median width shall be reduced to accommodate the necessary turn lane storage and tapers. • The Developer or Homeowners Association shall apply for a license agreement if landscaping is to be placed within these medians. • The license agreement shall contain the District’s requirements of the developer including, but not limited to, a “hold harmless” clause; requirements for maintenance by the developer; liability insurance requirements; and restrictions. • Vertical curbs are required around the perimeter of any raised median. Gutters shall slope away from the curb to prevent ponding. c. Applicant’s Proposal: The applicant is proposing to construct the entry roadway, Hidden Point Street, to intersect Star Road with two 18.5-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, and 5-foot wide concrete sidewalk within 53-feet of right- of-way. The applicant is proposing to extend Park Vista Avenue and Knox Avenue into the site and construct the other local internal street as 36-foot street sections with curb, gutter and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way. The applicant is proposing to construct a knuckle at the Hidden Point Street and Knox Avenue intersection. d. Staff Comments/Recommendations: The applicant should construct the entry roadway, Hidden Point Street, to intersect Star Road with two 21-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, and 5-foot wide concrete sidewalk within 66-feet of right-of-way. The 10-foot wide center landscape island should be platted as right-of-way owned by ACHD. The applicant or homeowner’s association should enter into a license agreement for any landscaping proposed within the island. The applicant’s proposal to extend Park Vista Avenue and Knox Avenue into the site and construct the other internal local street as 36-foot street sections with curb, gutter and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way meets District policy and should be approved as proposed. The applicant’s proposal to construct a knuckle at the Hidden Point Street and Knox Avenue intersection meets District policy and should be approved as proposed. 3. Roadway Offsets a. Existing Conditions: There are no roadways within the site. b. Policy: Collector Offset Policy: District policy 7206.4.5 states that the preferred spacing for a new local street intersecting a collector roadway to align or offset a minimum of 330-feet from any other street (measured centerline to centerline). Local Offset Policy: District policy 7207.4.2, requires local roadways to align or provide a minimum offset of 125-feet from any other street (measured centerline to centerline). ---PAGE BREAK--- 7 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 c. Applicant’s Proposal: The applicant is proposing to construct one new local roadway, Hidden Point Street, to intersect Star Road approximately 553-feet south of Hidden Brook Drive and 445-feet north of Blake Drive. The applicant is proposing to construct the internal local streets to align or offset by a minimum of 125-feet. d. Staff Comments/Recommendations: The applicant’s proposal to construct Hidden Point Street to intersect Star Road 553-feet south of Hidden Brook Drive and 445-feet north of Blake Drive meets District policy and should be approved as proposed. 4. Driveways 4.1 Star Road a. Existing Conditions: There are three existing driveways from the site onto Star Road located 359-feet, 416-feet, and 547-feet north of Blake Drive (measured centerline-to-centerline). b. Policy: Access Policy: District Policy 7205.4.1 states that all access points associated with development applications shall be determined in accordance with the policies in this section and Section 7202. Access points shall be reviewed only for a development application that is being considered by the lead land use agency. Approved access points may be relocated and/or restricted in the future if the land use intensifies, changes, or the property redevelops. District Policy 7206.1 states that the primary function of a collector is to intercept traffic from the local street system and carry that traffic to the nearest arterial. A secondary function is to service adjacent property. Access will be limited or controlled. Collectors may also be designated at bicycle and bus routes. Successive Driveways: District policy 7206.4.5 Table 1, requires driveways located on collector roadways with a speed limit of 35 MPH and daily traffic volumes greater than 100 VTD to align or offset a minimum of 285-feet from any existing or proposed driveway. Driveway Width Policy: District policy 7206.4.6 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, 7206.4.6, 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 7206.4.6. c. Applicant’s Proposal: The applicant is proposing to close the existing driveways from the site onto Star Road located 360-feet, 416-feet, and 553-feet north of Blake Drive with vertical curb, gutter, and 7-foot wide attached concrete sidewalk to match the existing improvements on either side. d. Staff Comments/Recommendations: The applicant’s proposal to close the existing driveways with curb, gutter, and 7-foot wide attached concrete sidewalk meets District policy and should be approved as proposed. 5. Traffic Calming a. Policy: Speed Control and Traffic Calming Policy: District policy 7207.3.7 states that the design of local street systems should discourage excessive speeds by using passive design elements. If ---PAGE BREAK--- 8 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 the design or layout of a development is anticipated to necessitate future traffic calming implementation by the District, then the District will require changes to the layout and/or the addition of passive design elements such as horizontal curves, bulb-outs, chokers, etc. The District will also consider texture changes to the roadway surface (i.e. stamped concrete) as a passive design element. These alternative methods may require maintenance and/or license agreement. b. Applicant’s Proposal: The applicant is proposing to provide traffic calming on Hidden Point Street by reducing the roadway to a 26-foot wide street section (back-of-curb to back-of-curb) at the Hidden Point Street/Park Vista Avenue intersection located approximately 900-feet from the site’s west property line. c. Staff Comments/Recommendations: The applicant’s proposal to provide traffic calming on Hidden Point Street by reducing the roadway to a 26-foot wide street section (back-of-curb to back-of-curb) at the Hidden Point Street/Park Vista Avenue intersection located approximately 900-feet from the site’s west property line meets District policy and should be approved as proposed. The applicant should be required to provide written fire department approval for use of the reduced street section. The applicant should be required to provide additional traffic calming on Hidden Point Street as the length of the roadway is greater than 750-feet between Star Road and the Hidden Point Street/Park Vista Avenue intersection. The applicant should submit a revised plan that shows the additional traffic calming for review and approval prior to plan submittal. 6. Bridge for Flake Lateral Crossing & Waterway Located at Park Vista Avenue The District will require that the applicant submit the bridge plans for the crossing of the Flake Lateral at Knox Avenue and for the crossing of the waterway at Park Vista Avenue for review and approval prior to the pre-construction meeting and final plat approval. Note: all plan submittals for bridges or pipe crossings of irrigation facilities should be submitted to ACHD for review no later than December 15th for construction in the following year prior to irrigation season. 7. 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. 8. 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. 9. Other Access Star Road classified as a collector roadway. Other than the access specifically approved with this application, direct lot access is prohibited to these roadways and should be noted on the final plat. ---PAGE BREAK--- 9 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 D. Site Specific Conditions of Approval 1. Repair or replace any damaged or deteriorated portions of curb, gutter, or sidewalk abutting the site on Star Road. 2. Construct the entry roadway, Hidden Point Street, to intersect Star Road with two 21-foot wide travel lanes, a 10-foot wide center landscape island, vertical curb, gutter, and 5-foot wide concrete sidewalk within 66-feet of right-of-way. Plat the center landscape islands as right-of-way owned by ACHD. Enter into a license agreement for any landscaping proposed within the island. 3. Extend Park Vista Avenue and Knox Avenue into the site, as proposed. 4. Construct the internal local roadways as 36-foot street sections with curb, gutter, and 5-foot wide attached concrete sidewalk within 50-feet of right-of-way, as proposed. 5. Construct a knuckle at the Hidden Point Street and Knox Avenue intersection, as proposed. 6. Construct Hidden Point Street to intersect Star Road 553-feet south of Hidden Brook Drive and 445-feet north of Blake Drive, as proposed. 7. Close the existing driveways onto Star Road with vertical curb, gutter, and 7-foot wide sidewalk to match the existing improvements, as proposed. 8. Construct traffic calming at the Hidden Point Street and Park Vista Avenue intersection by reducing the roadway to a 26-foot wide street section, as proposed. Provide written Fire Department approval for the reduced street section. 9. Submit a revised plan that shows the additional traffic calming on Hidden Point Street between Star Road and Park Vista Avenue for review and approval prior to plan submittal. 10. Submit bridge plans for the crossing of Flake Lateral at Knox Avenue and the waterway at Park Vista Avenue. 11. Direct lot access is prohibited to Star Road and should be noted in the final plat. 12. 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. 13. Payment of impact fees is due prior to issuance of a building permit. 14. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way (including all easements). 2. Private Utilities including sewer or water systems are prohibited from being located within the ACHD right-of-way. 3. In accordance with District policy, 7203.3, the applicant may be required to update any existing non- compliant pedestrian improvements abutting the site to meet current Americans with Disabilities Act (ADA) requirements. The applicant’s engineer should provide documentation of ADA compliance to District Development Review staff for review. 4. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. ---PAGE BREAK--- 10 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 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--- 11 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 VICINITY MAP ---PAGE BREAK--- 12 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 SITE PLAN ---PAGE BREAK--- 13 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 Ada County Utility Coordinating Council Developer/Local Improvement District Right of Way Improvements Guideline Request Purpose: To develop the necessary avenue for proper notification to utilities of local highway and road improvements, to help the utilities in budgeting and to clarify the already existing process. 1) Notification: Within five working days upon notification of required right of way improvements by Highway entities, developers shall provide written notification to the affected utility owners and the Ada County Utility Coordinating Council (UCC). Notification shall include but not be limited to, project limits, scope of roadway improvements/project, anticipated construction dates, and any portions critical to the right of way improvements and coordination of utilities. 2) Plan Review: The developer shall provide the highway entities and all utility owners with preliminary project plans and schedule a plan review conference. Depending on the scale of utility improvements, a plan review conference may not be necessary, as determined by the utility owners. Conference notification shall also be sent to the UCC. During the review meeting the developer shall notify utilities of the status of right of way/easement acquisition necessary for their project. At the plan review conference each company shall have the right to appeal, adjust and/or negotiate with the developer on its own behalf. Each utility shall provide the developer with a letter of review indicating the costs and time required for relocation of its facilities. Said letter of review is to be provided within thirty calendar days after the date of the plan review conference. 3) Revisions: The developer is responsible to provide utilities with any revisions to preliminary plans. Utilities may request an updated plan review meeting if revisions are made in the preliminary plans which affect the utility relocation requirements. Utilities shall have thirty days after receiving the revisions to review and comment thereon. 4) Final Notification: The developer will provide highway entities, utility owners and the UCC with final notification of its intent to proceed with right of way improvements and include the anticipated date work will commence. This notification shall indicate that the work to be performed shall be pursuant to final approved plans by the highway entity. The developer shall schedule a preconstruction meeting prior to right of way improvements. Utility relocation activity shall be completed within the times established during the preconstruction meeting, unless otherwise agreed upon. Notification to the Ada County UCC can be sent to: 50 S. Cole Rd. Boise 83707, or Visit iducc.com for e-mail notification information. ---PAGE BREAK--- 14 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 Development Process Checklist Items Completed to Date: Submit a development application to a City or to Ada County The City or the County will transmit the development application to ACHD The ACHD Planning Review Section will receive the development application to review The Planning Review Section will do one of the following: Send a “No Review” letter to the applicant stating that there are no site specific conditions of approval at this time. Write a Staff Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Write a Commission Level report analyzing the impacts of the development on the transportation system and evaluating the proposal for its conformance to District Policy. Items to be completed by Applicant: For ALL development applications, including those receiving a “No Review” letter: • The applicant should submit one set of engineered plans directly to ACHD for review by the Development Review Section for plan review and assessment of impact fees. (Note: if there are no site improvements required by ACHD, then architectural plans may be submitted for purposes of impact fee assessment.) • The applicant is required to get a permit from Construction Services (ACHD) for ANY work in the right-of-way, including, but not limited to, driveway approaches, street improvements and utility cuts. Pay Impact Fees prior to issuance of building permit. Impact fees cannot be paid prior to plan review approval. DID YOU REMEMBER: Construction (Non-Subdivisions) Driveway or Property Approach(s) • Submit a “Driveway Approach Request” form to ACHD Construction (for approval by Development Services & Traffic Services). There is a one week turnaround for this approval. Working in the ACHD Right-of-Way • Four business days prior to starting work have a bonded contractor submit a “Temporary Highway Use Permit Application” to ACHD Construction – Permits along with: a) Traffic Control Plan b) An Erosion & Sediment Control Narrative & Plat, done by a Certified Plan Designer, if trench is >50’ or you are placing >600 sf of concrete or asphalt. Construction (Subdivisions) Sediment & Erosion Submittal • At least one week prior to setting up a Pre-Construction Meeting an Erosion & Sediment Control Narrative & Plan, done by a Certified Plan Designer, must be turned into ACHD Construction to be reviewed and approved by the ACHD Stormwater Section. Idaho Power Company • Vic Steelman at Idaho Power must have his IPCO approved set of subdivision utility plans prior to Pre-Con being scheduled. Final Approval from Development Services is required prior to scheduling a Pre-Con. ---PAGE BREAK--- 15 DRAFT Saddlewood Subdivision SPP20-0018 / PP-20-20 Request for Appeal of Staff Decision 1. Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the Development Services Manager when it is alleged that the Development Services Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation or enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary and Clerk of the District, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The Development Services Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the Development Services Manager’s reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK---