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LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 1 CITY OF STAR LAND USE STAFF REPORT TO: Mayor & Council FROM: City of Star Planning Department MEETING DATE: October 7, 2025 – PUBLIC HEARING FILE(S) RZ-25-03 – Rezone PR-25-03 – Private Road CPA-25-02 – Comprehensive Plan Map Amendment PP-25-01 - Preliminary Plat for Longbow Subdivision DA-21-27MOD Development Agreement Modification OWNER/APPLICANT/REPRESENTATIVE Applicant: Representative: Owner: Paul Hilbig Brent Orton Josh & Kelli Kinney 1707 N. Palmer Lane Orton Engineering, LLC 8675 W. Broken Arrow Street Eagle, Idaho 83616 17338 Sunnydale Place Star, Idaho 83669 Caldwell, Idaho 83607 REQUEST Request: The Applicant is requesting approval of a Rezone Development Agreement Modification, a Comp Plan Map Amendment, Private Road with private gate and Preliminary Plat for a proposed residential subdivision consisting of 14 residential lots and 7 common lots. The property is located at the southeast corner of W. Broken Arrow Road & N. Pollard Lane in Star, Idaho, and consists of 10.4 acres with a proposed density of 1.35 dwelling units per acre. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 2 PROPERTY INFORMATION Property Location: The subject property is generally located west of Hwy 16. Ada County Parcel No. R5437560215. Surrounding Land Use/Designations: Zoning Designation Comp Plan Designation Land Use Existing Residential (R-1- DA/PUD) Low Density Residential Vacant/Agricultural Proposed Residential (R-2- DA/PUD) Estate Rural Residential Single Family Residential North of site Rural-Urban Transition (RUT) Estate Urban Residential Single Family Residential on Acreage South of site Residential (R-3- DA/PUD) Estate Urban Residential Rosti Farms Subdivision East of site Residential (R-1- DA/PUD) Mixed-Use (MU) Magnolia Subdivision West of site Rural-Urban Transition (RUT) Existing Public Use/Parks/ Open Space Star Cemetery Existing Site Characteristics: The property is currently vacant and has been used for agricultural purposes. Irrigation/Drainage District(s): Farmer’s Union Ditch Company P.O. Box 1474 Star, Idaho 83616 Flood Zone: This property IS currently located in a Special Flood Hazzard Area. FLOOD ZONE: Zone A FEMA FIRM Panel Number: 16001C0130J Effective Date: 6/19/2020 Special On-Site Features: Areas of Critical Environmental Concern – No known areas. Evidence of Erosion – No evidence. Fish Habitat – No. Floodplain – Yes. Mature Trees – None. Riparian Vegetation – No. Steep Slopes – None. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 3 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. Historical Assets – No historical assets have been observed. Wildlife Habitat – No known sensitive wildlife habitat observed. APPLICATION REQUIREMENTS Pre-Application Meeting Held March 6, 2025 Neighborhood Meeting Held April 21, 2025 Application Submitted & Fees Paid June 23, 2025 Application Accepted June 24, 2025 Residents within 300’ Notified September 20, 2025 Agencies Notified August 19, 2025 Legal Notice Published September 20, 2025 Property Posted September 18, 2025 HISTORY On February 1, 2022, City Council approved the annexation, development agreement and PUD (AZ-21-19/DA-21-27/PUD-21-02) for this property. ZONING ORDINANCE STANDARDS / COMPREHENSIVE PLAN UNIFIED DEVELOPMENT CODE: 8-1A-6: PUBLIC HEARING PROCESS: A. The following applications require public hearings: Annexation and zoning, deannexation, comprehensive plan text amendments, comprehensive plan map amendments, conditional use permits, floodplain text amendments, planned unit developments, preliminary plats, unified development code text amendments, variances, and zoning map amendments (rezones). 8-1B-1: ANNEXATION AND ZONING; REZONE: A. Process: Annexation, Deannexation, and Zoning or Rezone Initiated By Property Owner: The applicant shall complete a pre-application conference with the administrator prior to submittal of an application for an annexation and zoning and/or rezone. An application and fees shall be submitted to the administrator on forms provided by the city. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 4 B. Standards: 1. The subject property shall meet the minimum dimensional standards and/or density standards of the proper district. 2. The city shall 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, building elevations, including front and rear (when backing up to a collector or arterial street), and concept plan shall be required for any annexation or rezone to a commercial, mixed-use or residential zone or use, or land which includes steep slope (land over 25%) or floodway. An application for annexation or rezone shall not be accepted until any required traffic impact study is submitted and accepted by the appropriate transportation authority, or a letter from the transportation authority waiving said study is received by the administrator. A hearing date before the Council shall not be scheduled until any required traffic impact study has been approved and the transportation authority has issued a staff report on the development application. The administrator may waive these requirements in certain circumstances. 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 one hundred eighty (180) days of the issuance of a final written decision approving the development agreement. 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. 6. Applicant may be responsible to participate in reimbursement costs associated with traffic studies, in ITD proportionate share and/or additional mitigation contributions that may be established with transportation authorities, relative to traffic signals, access, or construction improvements associated with State Highways 16, 20/26 & 44, and/or with funding of police and fire protection as it relates to residential growth impacts, through mitigation measures as ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 5 may be adopted by Council. C. Required Findings: The council shall review the application at the public hearing. In order to grant an annexation and zoning or rezone, the council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; 2. The map amendment complies with the regulations outlined for the proposed district; 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; and 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city. 5. The annexation (as applicable) is in the best interest of city. D. Exclusion or deannexation/disannexation of land(s). Applications to exclude or deannex or disannex land from within the incorporated limits of the city shall be processed in the same manner as applications to annex. The council may choose to grant or deny such applications to deannex, in its sole discretion, as provided in Idaho Code section 50-225. Decisions to grant or deny any application for exclusion, deannexation/disannexation do not require that the council articulate or provide findings justifying its decision. 8-1E-1: TERMS DEFINED: 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. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 6 8-3A-1: ZONING DISTRICTS AND PURPOSE ESTABLISHED: The following zoning districts are hereby established for the interpretation of this title, the zoning districts have been formulated to realize the general purposes as set forth in this title. In addition, the specific purpose of each zoning district shall be as follows: 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. ZONING DISTRICT USES R Dwelling: Multi-Family C Secondary A Single Family Attached P Single Family Detached P Two-Family Duplex P Live/Work Multi-Use N ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 7 8-3A-4: ZONING DISTRICT DIMENSIONAL STANDARDS: Zoning District Maximum Height Note Conditions Minimum Yard Setbacks Note Conditions Front Rear Interior Side Street Side R-2 35' 20' 20' 10' 20' Notes: 1. Front yard setback shall be measured from the face of the garage to the face of the sidewalk, allowing for 20’ of parking on the driveway without overhanging onto the sidewalk. 2. Zero-Lot-Line, reduced street side yard setbacks and reduced front and rear setback waivers may be requested through the Development Agreement process. All other side yard setback requests for detached structures shall not be granted waivers, unless approved by Council as part of a Planned Unit Development. 3. All setbacks in the CBD, C-1, C-2, LO, LI, PS, RC and M-U zone shall maintain a minimum 15’ when adjacent to a residential use or zone. A waiver may be requested if the adjacent property has the potential to redevelop as a non-residential use in the future. 4. As approved by the Fire District. 5. 35’ height requirement unless a height exception is approved by Council through the Conditional Use Permit or Planned Unit Development Process. 8-3B-3: RESIDENTIAL DISTRICTS: ADDITIONAL RESIDENTIAL DISTRICT STANDARDS J. Additional residential standards applying to all new residential subdivisions: 1. Residential Elevations: i. Building elevations for all residential uses shall be submitted with any development application and will be included as part of any preliminary plat, development agreement and/or any other condition of approval. ii. Single-Family Residential Building Front and Side Elevation Minimum Standards. These standards shall be reviewed for compliance with all submitted residential building permits under the Building Zoning Certificate process. Council may adopt these standards as part of a development agreement or preliminary plat approval. The following minimum standards shall be applied to all new residential structure elements in all zones: 1. Exterior finishes shall be primarily horizontal/vertical wood or wood product siding, brick, stucco, stone, or other decorative ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 8 masonry product. A minimum of three architectural elements shall be provided for all single-family residential structures. These elements shall include, but are not limited to, shingled, horizontal or vertical siding, stone or brick highlights, garage door windows or hardware, colored window frames, or other architectural treatments deemed appropriate by the administrator. 8-3B-3 - FIGURE EXTERIOR ARCHITECTURAL ELEMENTS: 2. Two-story detached structures should provide a minimum of one, second story side window per side elevation, when appropriate. 3. A minimum one foot overhang shall be provided on all roof overhangs. Administrator may approve deviation from this standard. 4. Dwellings backing up to collector or arterial streets shall have rear elevations and/or architectural designs that provide depth and dimension, avoiding the flat-wall appearance. These elements must be functional and may not be minimized or created solely for the purpose of compliance with this provision. 5. Additional landscaping buffers may also be required. 2. Dwelling Unit Design. Building styles shall be spread throughout the entire development (including all contiguously owned and phased properties). Nowhere within the development shall any fewer than 5 different exterior elevation styles and/or floorplans be located adjacent to each other. The number of different dwelling styles within a development shall be as follows: ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 9 a. 1 to 50 units = minimum of 5 architectural styles and/or floorplans b. 51 to 100 units = minimum of 7 architectural styles and/or floorplans c. 101 and over units = minimum of 10 architectural styles and/or floorplans 3. Homeowners Associations. All subdivisions shall be maintained by a Homeowners association with appropriate Conditions, Covenants and Restrictions (CC&R’s). CC&R’s are not enforceable by the City and are private contracts between the developer and the property owner. 4. Irrigation and drainage ditches shall not be covered, tiled or re-routed as part of any new residential development unless specifically approved by Council and the applicable irrigation and/or drainage district. Perforated piping may be considered as an option if tiling is allowed. 8-4A-21: MAILBOXES: All mailbox clusters shall be approved by the postmaster prior to installation. All clusters shall be covered with an architecturally designed cover, to be approved by the Administrator prior to final plat signature. All covers shall be provided with lighting and shall be stained/painted and kept in good condition at all times. The administrator may issue a letter of violation to the HOA when any mailbox cluster or cover falls into disrepair. Maintenance shall be included in the CC&R’s. A turnout shall be installed adjacent to the mailbox cluster to provide community access, if approved by the transportation authority and postmaster. The design shall be included as part of the preliminary plat submittal. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 10 8-4D-3: STANDARDS (PRIVATE STREETS): All private streets shall be designed and constructed to the following standards: A. Design Standards: 1. Easement: The private street shall be constructed on a perpetual ingress/egress easement or a single platted lot (with access easement) that provides access to all applicable properties. 2. Connection Point: Where the point of connection of the private street is to a public street, the private street shall be approved by the transportation authority. 3. Emergency Vehicle: The private street shall provide sufficient maneuvering area for emergency vehicles as determined and approved by the Star Fire District. 4. Gates: Private gates or other obstacles shall not be allowed, unless approved by Council and the Fire District. B. Construction Standards: 1. Obtain approval from the county street naming committee and/or City for a private street name(s); 2. Contact the transportation authority to install an approved street name sign that complies with the regulations of the county street naming ordinance; 3. Roadway and Storm Drainage: The private street shall be constructed in accord with the roadway and storm drainage standards of the transportation authority or as approved by the city of Star based on plans submitted by a certified engineer. 4. Street Width and Construction: The private street may be constructed within an easement for low density developments of R-1 or less with a Fire District approved base and width of no less than 28’. All other residential developments shall be constructed within a common lot and shall have a 36’ street width, and shall meet ACHD/HD4 construction standards, unless otherwise determined by the Council and Star Fire District. 5. Sidewalks: A minimum five foot detached sidewalk shall be provided on at least one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. Residential private streets in some lower density developments may request a modification or waiver of sidewalks to be approved by Council. All other residential developments shall have a minimum 5’ detached sidewalks on both sides of the street and shall further meet the requirements of 8-4A-17 of this title. 6. All private streets shall be paved unless a waiver is obtained by Council. Waivers for ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 11 paving shall only be considered in low density developments of R-1 or less. Any unpaved streets shall be required to meet all Highway District standards for paving the approaches onto public streets. 7. Fire Lanes: All drive aisles as determined by the Star Fire District to be fire lanes, shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. 8. Permits shall not be issued for any structure using a private street until the private street has been approved and inspected by the City Engineer and Fire District, and the transportation authority has signed off on all permits associated with access to a public street. C. The applicant or owner shall establish an on-going maintenance fund through the Owner’s association with annual maintenance dues to ensure that funds are available for future repair and maintenance of all private streets. This shall be a requirement in a development agreement and/or as part of a planned unit development. A reserve account condition shall be included in the recorded CC&R’s and shall be provided to the City for review. The condition of approval shall include the following: 1. Private Street Reserve Study Requirements. a. At least once every three years, the board shall cause to be conducted a reasonably competent and diligent visual inspection of the private street components that the association is obligated to repair, replace, restore, or maintain as part of a study of the reserve account requirements of the common interest development, if the current replacement value of the major components is equal to or greater than one-half of the gross budget of the association, excluding the association’s reserve account for that period. The board shall review this study, or cause it to be reviewed, annually and shall consider and implement necessary adjustments to the board’s analysis of the reserve account requirements as a result of that review. b. The study required by this section shall at a minimum include: i. Identification of the private street components that the association is obligated to repair, replace, restore, or maintain. ii. Identification of the probable remaining useful life of the components identified in paragraph as of the date of the study. iii. An estimate of the cost of repair, replacement, restoration, or maintenance of the components identified in paragraph iv. An estimate of the total annual contribution necessary to defray the cost to repair, replace, restore, or maintain the components identified in paragraph during and at the end of their useful life, after subtracting total reserve funds as of the date of the study. v. A reserve funding plan that indicates how the association plans to fund the contribution identified in paragraph to meet the ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 12 association’s obligation for the repair and replacement of all private street components. c. A copy of all studies and updates shall be provided to the City, to be included in the development application record. 8-4D-4: REQUIRED FINDINGS (PRIVATE STREETS): In order to approve the application, the administrator and/or Council shall find the following: A. The design of the private street meets the requirements of this article; B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity; and C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. 8-4E-1: COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS - APPLICABILITY: The standards for common open space and site amenities shall apply to all residential developments with a density exceeding one dwelling unit per acre. 8-4E-2: COMMON OPEN SPACE AND SITE AMENITY REQUIREMENTS - STANDARDS: A. Open Space and Site Amenity Requirement (see also Chapter 8 “Architectural Review”): 1. The total land area of all common open space shall equal or exceed fifteen percent (15%) of the total gross acreage of land area of the development. A minimum of 10% of the total gross acreage of the development shall be for useable area open space. Open space shall be designated as a total of 15% minimum for residential developments in all zones with densities of R-2 or greater. 2. Each development is required to have at least one site amenity. 3. One additional site amenity shall be required for each additional twenty (20) acres of development area, plus one additional amenity per 75 residential units. 4. Developments with a density of 1 dwelling unit per acre or less may request a waiver of open space and amenities to the Council. Developments with a density of 2 dwelling units per acre or less may request a 50% reduction in total required open space and amenities to the Council. 5. For multi-family developments, see Section 8-5-20 for additional standards. B. Qualified Usable Area Open Space: The following qualifies to meet the usable area open space requirements: ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 13 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, as determined by the Administrator; c. Ponds or water features where active fishing, paddle boarding, or other activities are provided (50% qualifies towards total required usable area open space, must be accessible by all residents to qualify. Ponds must be aerated. All ponds shall be provided with safety floatation devices (rings) located at reasonable distances, as determined by the administrator; d. A plaza. e. Common lots that include a pathway providing local or regional connectivity that is a minimum of 20’ in width. f. Irrigation easements/ditches when a pathway is included (to be measured from the center of the ditch to the property line of the common lot). 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 ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 14 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, as determined by the Administrator. C. Qualified Site Amenities: Qualified site amenities shall include, but not be limited to, the following: 1. Clubhouse; 2. Fitness facilities, indoors or outdoors; 3. Public art; 4. Picnic area; or 5. Recreation amenities: a. Swimming pool with an enlarged deck and changing and restroom facility (pools shall count towards 3 required site amenities). b. Children's play structures. c. Sports courts. d. Additional open space in excess of 10% qualified 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; h. Pond and/or waterway amenities including, but not limited to docks, shade ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 15 structures, ADA access, and fish stocking. 6. Community Gardens. 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 owned by and be the responsibility of an owners' association for the purpose of maintaining the common area and improvements thereon. 8-6A-3: PRELIMINARY PLAT PROCESS A. Preapplication Conference: The applicant shall complete a preapplication conference with the administrator or designee prior to submittal of an application for a preliminary plat. The purpose of this meeting is to discuss early and informally the purpose and effect of this title, and the criteria and standards contained herein. B. Neighborhood Meeting: Applicants are required to hold a neighborhood meeting, in conformance with Section 8-1A-6C to provide an opportunity for public review of the proposed project prior to the submittal of an application. The applicant shall provide a summary of the meeting, including questions and concerns of the neighbors and how the submitted application addresses those issues. C. Application Requirements: A complete subdivision application form and preliminary plat data as required in this title, together with fees shall be submitted to the administrator. At the discretion of the administrator or city engineer, appropriate supplementary information may also be required to sufficiently detail the proposed development within any special development area, including, but not limited to, hillside, planned unit development, floodplain, cemetery, manufactured home parks, and/or hazardous or unique areas of development. Any unresolved access or traffic generation issues related to ACHD or ITD regulated roadways shall be resolved by the applicant prior to acceptance of any application. A letter from the appropriate transportation agency or servient property owner shall be submitted with the application. D. Required Information and Data: The contents of the preliminary plat and related information shall be in such a form as stipulated by the City Council, however, additional maps or data deemed necessary by the administrator may also be required. The applicant shall submit to the administrator the following: 1. Two copies of the preliminary plat of the proposed subdivision, drawn in accordance with the requirements hereinafter stated. Each copy of the preliminary plat shall be ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 16 submitted on good quality paper, be professionally drafted, shall have the dimensions of not less than twenty-four inches by thirty-six inches (24” x 36”), and shall be drawn to a scale of not less than one inch to one hundred feet (1”=100’) and contain a drafting date and north arrow. 2. For hillside developments, one bound copy of the preliminary engineering plans (not meant to be cross sections or detailed designs) showing streets, water, sewers, sidewalks, and other required public improvements, together with preliminary site grading, drainage and irrigation plans of the proposed subdivision. Such engineering plans shall contain sufficient information and detail to make a determination as to conformance of the proposed improvements to applicable regulations, ordinances and standards. 3. Two copies of a landscape plan showing all open space, common areas, amenities, street trees and development signage; 4. Additional information on the preliminary plat and separately submitted information to include the following: a. The name of the proposed subdivision, as approved in advance by the Ada County Engineering office; b. The name, address, telephone and email of the applicant, developer, engineer and surveyor or drafter who prepared the preliminary plat; c. The names and addresses of all adjoining property owners and recorded plats within three hundred feet (300’) of the external boundaries of the land being considered for subdivision. d. The land use and existing and proposed zoning of the proposed subdivision and the adjacent land; e. Streets, street names, rights of ways and roadway widths, including adjoining streets or roadways; f. Lot lines and blocks showing the dimensions and numbers of each, together with area of each lot in acres and square feet; g. Contour lines, shown at five-foot intervals where the land slope is greater than ten percent (10%) and at two-foot intervals where land slope is ten percent (10%) or less, referenced to an established benchmark, including location and elevation; h. Any proposed or existing utilities, including, but not limited to, power poles, storm and sanitary sewers, irrigation laterals, ditches, bridges, culverts, water mains and fire hydrants; i. Any flood zone information including FEMA FIRM panels; j. The legal description of the boundary of the property being subdivided with the seal of the surveyor of record; k. Phasing plan showing all proposed phases of the development; l. Preliminary irrigation analysis showing availability of water rights and distribution ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 17 of irrigation to the lots within the proposed subdivision, or waiver request; m. One copy of a site report of the highest seasonal groundwater elevation prepared by a licensed engineer; n. narrative, signed by the applicant, fully describing the proposed subdivision, including such information as number and type of uses on the lots (residential single, two or multi-family, commercial, etc.), common lots and the proposed uses of those lots (open space, parks, playgrounds, landscaping, or other uses) and any other information deemed necessary to explain the intent of the development including how it relates to other concurrently submitted applications (annexations, rezones, PUD’s, CUP’s, etc.). o. 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; p. A vicinity map showing the relationship of the proposed plat to the surrounding area (1/2-mile radius); q. Deeds, affidavit of legal interest, address labels, postal service location approval, ACHD traffic study review status, electronic copies, or any other required information deemed necessary by the administrator to allow for proper review of the application; r. A conceptual site plan shall be submitted for any non-residential developments showing building locations, parking and loading areas, traffic access drives and traffic circulation and trash enclosure locations; s. Any additional required information for special area of developments including, but not limited to hillsides, wetlands or as further specified in this Title. 5. Additional information in the application as determined by the administrator may include the following: a. Building elevations, including multi-family uses, non-residential uses, clubhouses, well houses, or other elevations deemed necessary to assist the Council in their decision regarding a development; b. Colored site plan and renderings of a subdivision detailing residential lot locations, open space and common areas, buffers, roadways, waterways and irrigation ditches, fencing, signs and landscaping. E. Acceptance: Upon receipt of the preliminary plat, and compliance with all other requirements as provided for herein, the administrator shall certify the application as complete and shall affix the date of acceptance. c. F. Decision: A decision on a preliminary plat for a parcel of land is made by the City Council after receiving a recommendation from the administrator and a public hearing is held. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 18 COMPREHENSIVE PLAN: 8.2.3 Land Use Map Designations: Estate Rural Residential Suitable primarily for single family residential use. Densities in this land use area are a maximum of 2 dwelling 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 immediately adjacent to existing residential lots of greater than one acre where those existing larger lots are not likely to be subdivided in the future. Clustering is allowed to preserve open space. 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: A. Preserve the family friendly feel of Star. B. Implement the Land Use Map and associated policies as the official guide for development. C. Manage urban sprawl in order to minimize costs of urban services and to protect rural areas. D. Retain and encourage rural areas where it will not result in increased costs for urban services. E. Encourage public participation in the land use planning process. F. Encourage land uses that are in harmony with existing resources, scenic areas, natural wildlife areas, and surrounding land uses. G. Require the conservation and preservation of open spaces and public access to the Boise River and BLM lands and interconnected pathways to be open to the public in new developments. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 19 H. Discourage development within the floodplain. 8.5.3 Policies Related Mostly to the Urban Residential Planning Areas: A. The Estate and Neighborhood Residential Land Use is to encourage urban style development densities to limit urban sprawl. B. Low densities within the Estate and Neighborhood Residential Land Use are to be designed within the floodplain, ridgeline developable areas, hillside developable areas and where new residential lots are proposed adjacent to existing residential lots of one acre and larger where those existing larger lots are not likely to be subdivided in the future. C. Site layout adjacent to and within the Special Transition Overlay Area shall provide for a transition in density and lot sizing. D. High Density residential uses should be located in close proximity to commercial centers located near highway corridors and on upper floors within the Central Business District land use area. High Density residential uses otherwise should not be dispersed throughout the community and should not be located along the Boise River. E. High Density residential may be limited to ensure compatibility and transition between uses adjacent to the site. F. High Density residential design specifications may include increased setbacks for multi‐story buildings and increased landscape buffers. 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. 18.3 Goal The Star Comprehensive Plan and related ordinances are to be working documents used by citizens and city leaders to share the future of Star. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 20 18.4 Implementation Policies: I. Update the Zoning and Subdivision Ordinances to be in conformance with the adopted Comprehensive Plan. J. Community involvement is very important and the public should be aware and involved in the city’s planning decisions. K. The City Council is responsible to review the status of the implementation actions and critique the relevance of the Comprehensive Plan, including proposing any amendments on an as needed basis. L. Clustering is useful when trying to protect sensitive natural resources, avoid hazardous areas or preserve natural sites. Clustering involves assessing the natural characteristics of a site and grouping the buildings or lots through the on-site transfer of density rather than distributing them evenly throughout the project as in a conventional subdivision. M. 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. N. Require any person applying for a Comprehensive Plan amendment to submit a justification letter for the amendment which is to include: a. A specific description of the change being requested. b. Specific information on any property(s) involved. c. A description of the condition or situation which warrants a change being made in the plan. d. A description of the public benefit(s) that would occur from such a change in the plan and an explanation of why the public would need any such benefit(s). e. An explanation of why no other solutions to the condition or situation, which warrants a change in the plan, are possible or reasonable under the current policies of the plan. f. A detailed list of all applicable comprehensive plan goals, policies, and objectives that the proposed change would help implement or policies that must also be amended as part of the proposed change. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 21 g. A proposed development plan for any land involved if a specific development is planned at the time the request for the amendment is being made. h. An analysis showing the estimated impact that the proposed change is expected to have on existing and planned infrastructure. i. If the amendment will impact more individuals than the applicant submitting the application a detailed description of the efforts made to inform other parties potentially impacted by the change of the application is to be provided. j. Any other data and information required by the city for their evaluation of the request. PROJECT OVERVIEW COMPREHENSIVE PLAN & DEVELOPMENT CODE COMPLIANCE REZONE/COMPREHENSIVE PLAN MAP AMMENDMENT: The Rezone request of the 10.49 acres from Residential (R-1) to Residential (R-2) on the applicant’s property will allow for the development to accommodate the proposed 14 single family residential lots in a manner that will be consistent with the intent of the current Comprehensive Plan Map. The current Future Land Use Map designates the property as Low Density Residential with a maximum of 1 dwelling per acre. The proposed development has a density of 1.33 dwelling units per acre. The proposed Comprehensive Plan Future Land Use Map Amendment will re-designate the subject property as Estate Rural Residential – Maximum of 2 units per acre. This is necessary in order for the property to be rezoned to R-2. When the original property was annexed in February of 2022, Council placed a condition of approval for the western portion of the property (property that is part of this application) in the development agreement which stated: • Future residential lots shall be limited to a minimum of 1-acre unless approved by Council and the Magnolia Subdivision HOA When the City adopted its amended Comprehensive Plan Future Land Use Map in June of 2022, the City re-designated the property to Low Density Residential – Maximum of 1-unit per acre, in order to align the property with the newly adopted Comp Plan Map. The applicant has indicated that the Magnolia Subdivision HOA has agreed to support the reduction in lots sizes, the increase in density and the Rezone and Comprehensive Plan ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 22 amendment to allow the applicant to develop the western portion of the property as submitted. Staff is requiring the applicant to provide City Council written or verbal proof from the Magnolia Subdivision HOA at the public hearing that they are supportive of this development. PRELIMINARY PLAT/PRIVATE ROAD: The applicant is requesting approval of the Preliminary Plat for Longbow Subdivision on 10.49 acres. The plat submitted includes a total of 21 lots, including 14 single family detached residential lots, 5 common/open space lots, 1 Private Road lot and an additional common lot (Lot 15) that is described by the applicant as being a “30-year deed restricted lot”. It is staff’s understanding that Lot 15 will be retained and owned/maintained by the seller/current owner of the property (Kinney). This lot will not be part of the Rezone and Comprehensive Plan Amendment, and will stay as an R-1 zone and Low-Density Comp Plan Map designation. Staff recommends that the deed restriction of the Lot 15 be noted on both the final plat and within the Development Agreement Modification. Sewer and Water will be provided by the Star Sewer and Water District and is in close proximity to the property. Annexation into the Sewer and Water District will be required. The building lots range in size from 8,491 square feet to 43,560 square feet with the average buildable lot of 15,987 square feet. The gross density is proposed at 1.33 dwelling units per acre. This calculation does not include the acreage associated with Lot 15 (deed restricted lot). The development will be accessed from a new private road off W. Broken Arrow Street. The applicant is requesting a private gate at the entrance to the subdivision. The Applicant is proposing all internal roads to be a minimum of 36 feet wide from back of curb to back of curb, built within a 50-foot-wide easement. Sidewalks are proposed to be 5 feet wide and attached throughout the development. Staff is recommending that the sidewalks be detached to meet City Code requirements and to be consistent with recently approved subdivisions. The Unified Development Code 8-4D-1 states the following regarding private streets: It is not the intent to approve private streets for single-family, duplex and/or townhouse developments in higher density residential developments (R-2 or higher, M-U) unless they are part of a planned unit development or development agreement, where creative design elements including, but not limited to, mixed uses, common area mews, live/work concepts and/or distinctive open spaces are designed within the development. The applicability may be extended where the administrator finds it necessary to provide private streets, and Star Fire District determines that private streets will maintain or enhance the safety of a development. Although the proposed zoning of this subdivision is R-2, the density proposed is only 1.33 du/acre. Therefore, Staff believes that the request meets the intent of the Code to allow a ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 23 private street. The preliminary plat qualified open space area is 1.05 acres or 10.%. Developments with a density of 2 dwelling units per acre or less may request a 50% reduction in total required open space and amenities to the Council. The proposed amenity is a shade structure with a picnic table. The development also includes a pathway along the southern boundary of the entire subdivision (including Lot 15). The pathway shall be paved its entire length. The preliminary plat total open space equates to 1.35 acres or 12.88%. Staff is supportive of the provided open space in the development. ADDITIONAL DEVELOPMENT FEATURES: • Sidewalks - Internal sidewalks are proposed at five-foot widths and will be attached throughout the subdivision. Sidewalks along W. Broken Arrow Road will be seven-foot-wide and attached. There will be a 20-foot landscape buffer along W. Broken Arrow Street. Sidewalks along Pollard are proposed to be detached, 5 foot wide with a 5-foot landscape strip. UDC requires all sidewalks to be detached with a minimum 8-foot-wide landscape strip. Pollard is a minor arterial and should be a minimum of 7 feet wide. Broken Arrow is a collector and should also be a minimum of 7 feet wide detached with an 8-foot-wide landscape strip. (UDC 8- 4A-18) Landscape buffer along Pollard shall be 30 feet. No size is given on the plans. The applicant will be required to revise the landscape plan. • 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 and design with the application packet. The proposed design satisfies City code. The Applicant has not provided a lighting plan and fixture cut sheet for approval. This will be required at final plat. • Street Names - Applicant has not provided approval from Ada County that the proposed street names are approved. This will be required at final plat. • Subdivision Name - Applicant has provided approval from Ada County that the proposed subdivision name is approved. • 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. Section 8-8C-2, ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 24 J5 states that a minimum of one deciduous shade tree per four thousand (4,000) square feet of common area shall be provided. The submitted landscape plan appears to satisfy these requirements. If street trees are to be placed by the builder, Certificate of Occupancy may be withheld until trees are verified in place per code. • Setbacks – The applicant is not requesting any waivers and proposing setbacks that are compliant with current Code standards. • Block – All blocks appear to meet the 750’ or less block length requirement and will not require a waiver from the Council. • Mailbox Cluster – Applicant has provided approval from the Star Postmaster to place the clusters outside of the proposed gate while providing a pull out. That approval is part of the application. Mailbox clusters shall be covered and provided with lighting. • Phasing – The Applicant is proposing build out in a single phase. • Mitigation fees – All future building permits shall be subject to emergency service mitigation fees, as determined by Council. • Future Home Elevations/Building Permits – The applicant shall meet all future residential building standards associated with Section 8-3B-3J of the UDC. The applicant has not submitted building elevations for review by Staff and Council. Houses that back up to W. Broken Arrow Road and Pollard will also need to have architectural elements on the rear elevations of the home. Building elevations will be required to be part of the Development Agreement. Staff is requiring the applicant to provide building elevations at the public hearing for the Council to review. • Fencing – Applicant’s proposal says open style fencing along open areas of 4 feet tall. Applicant shall provide a fencing plan for the entire property showing material and whether open or closed style. This will be required at final plat. • Private Road Maintenance Agreement – This will be required at final plat. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 25 Private Road & Gate – The private road and the proposed gate will require approval by the Star Fire District. Fire District approved access/locks will be required. DEVELOPMENT AGREEMENT: Through the Development Agreement process, the applicant is proposing to work with the City and neighboring property owners to provide further insurances that the development will be built as presented and/or modified by the Council through the review process. Staff is recommending modifying the existing Development Agreement for the Kinney Annexation to include all additional conditions of approval. Items to be discussed and considered by the applicant and Council at the public hearing include the following: • Magnolia Subdivision HOA approval • Deed Restricted Lot 15 • Residential Building Elevations • Private Street & Gates • Detached Sidewalks • Pathway • Fencing • Street Trees • ITD Proportionate Share Fees • Compliance With Weed Abatement Code • Emergency Mitigation Fees AGENCY/DEPARTMENT RESPONSES DEQ September 8, 2025 Foothill Ditch Company September 3, 2025 ACHD October 2, 2025 Star Fire District October 1, 2025 ITD September 5, 2025 PUBLIC RESPONSES Staff has received one public response to this application that will be provided to Council prior to the public hearing. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 26 STAFF ANALYSIS & RECOMMENDATIONS With the assumption that the applicant has provided proof from the neighboring HOA supporting the development, and based upon the further information provided to staff in the applications and agency comments received to date, the proposed rezone request and associated applications including the preliminary plat, private road, and comprehensive plan map amendment meets the requirements, standards and intent for development as they relate to the Comprehensive Plan and Unified Development Code. The proposed maximum allowed density of 1.33 dwelling units per acre is within the range of Estate Rural Residential Comprehensive Plan Land Use Map. Staff is supportive of proposed diversity in lot sizes, housing sizes and density that the (R-2) zoning designation will provide. The Council should consider the entire record and testimony presented at their scheduled public hearing prior to rendering its decision on the matter. Should the Council vote to approve the applications, either as presented or with added or revised conditions of approval, Council shall direct staff to draft findings of fact and conclusions of law for the Council to consider at a future date. A development agreement will also be brought back to the Council for review of proposed Conditions of Approval for the rezone and Comprehensive Plan Land Use Map Amendment. 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 Council must find compliance with the Comprehensive Plan. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 27 2. The map amendment complies with the regulations outlined for the proposed district, specifically, the purposes statement. The Council must find that the proposal complies with the proposed district and purpose statement. The purpose of the 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 Council must find that there is no indication from the material submitted by any political agency stating that this annexation and zoning of this property will be materially detrimental to the public health, safety or welfare. 4. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the city including, but not limited to, school districts. The Council must find that it has not been presented with any information from agencies having jurisdiction that public services will be adversely impacted other than traffic, which will continue to be impacted as the City grows. 5. The annexation is in the best interest of the city. The Council must find that this annexation is reasonably necessary for the orderly development of the City. PRELIMINARY PLAT FINDINGS: 1. The plat is in compliance with the Comprehensive Plan. The City must find that this Plat follows designations, spirit and intent of the Comprehensive Plan regarding residential development and meets several of the objectives of the Comprehensive Plan such as: 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. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 28 3. There is public financial capability of supporting services for the proposed development; The City must find that they have not been notified of any deficiencies in public financial capabilities to support this development. 4. The development will not be detrimental to the public health, safety or general welfare; The City must find that it has not been presented with any facts stating this Preliminary Plat will be materially detrimental to the public health, safety and welfare. Residential uses are a permitted use. 5. The development preserves significant natural, scenic or historic features; The City must find that there are no known natural, scenic, or historic features that have been identified within this Preliminary Plat. PRIVATE STREET FINDINGS: A. The design of the private street meets the requirements of this article; The City must find that the proposed private streets meets the design standards in the Code. B. Granting approval of the private street would not cause damage, hazard, or nuisance, or other detriment to persons, property, or uses in the vicinity: The City must find that it has not been presented with any facts stating this private road will cause damage, hazard or nuisance, or other detriment to persons, property or uses in the vicinity. C. The use and location of the private street shall not conflict with the comprehensive plan and/or the regional transportation plan. The City must find that the use is not in conflict with the comprehensive plan and/or regional transportation plan. Upon granting approval or denial of the application, the Council shall specify: 1. The Ordinance and standards used in evaluating the application; 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 Applicant shall comply with all conditions of approval required by Council and Staff at the public hearing. These conditions shall be part of the modified Development Agreement. The existing property owner (Kinney) shall be required to sign the modified agreement. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 29 2. The approved Preliminary Plat for the Longbow Subdivision shall comply with all statutory requirements of applicable agencies and districts having jurisdiction in the City of Star. 3. The applicant shall enter into a modified Development Agreement with the City, agreeing to proportionate share assessment by ITD regarding impacts to the State Highway System. These fees are currently being calculated at $1,000.00 per residential lot. These fees will be collected by the City of Star, by phase, prior to final plat signature. 4. The development shall be subject to additional Fire and Police emergency mitigation fees collected at the time of building permit for each residential dwelling. The fee shall be determined by City Council. 5. All sidewalks, landscape buffers, and planter strips shall be built to UDC standards, unless otherwise approved by Council. 6. The applicant shall comply with the Residential Standards for all new houses, as required in Section 8-3B-3 of the UDC. 7. The applicant shall provide approval from Ada County for the proposed street names. This will be required at final plat. 8. The applicant shall provide a fencing plan for Staff review and approval. This will be required at final plat. 9. The applicant shall provide a revised preliminary plat and landscape plan showing all required revisions by Council and Staff. 10. 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 and energized prior to issuing of building permits. Design shall follow Code with requirements for light trespass and “Dark Skies” lighting. Streetlights shall comply with the Star City Code regarding light trespass and “Dark Sky” initiative. 11. Street trees along the private street shall be installed per Chapter 8, including Section 8-8C- 2-M(2) Street Trees. If the trees will be installed by the builder, Certificate of Occupancy may be withheld until trees have been verified they are installed per code. 12. The property associated with this approved Preliminary 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. 13. The property associated with this approved Preliminary Plat, in addition to the property of all future phases shall be properly maintained at all times, including throughout the construction process to include trash picked up and trash receptacles emptied with regular frequency, streets swept and cleaned weekly, including any streets used to access the property and all debris shall be prevented from accumulating on any adjacent property or public right of way and shall remove all debris from public way at least daily. This shall also include, but is not limited to any trash, junk or disabled vehicles during any portion of the development process. The site shall be properly mitigated from fugitive dust at all times, including during construction, as determined by the Zoning Administrator. Failure to comply with any of the above may result in a stop work order being issued until the violations are remedied, and/or revocation of preliminary plat/final plat approvals. ---PAGE BREAK--- LONGBOW SUBDIVISION FILE NO. RZ-25-03/DA-21-27MOD/PR-25-03/CPA-25-02/PP-25-03 30 14. All signed Irrigation District Agreements with the Irrigation Districts shall be provided to the City of Star with each subsequent Final Plat application. 15. 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. 16. A plat note supporting the “Right to Farm Act” as per Idaho Code Title 22, Chapter 45, shall be shown on the Final Plat. 17. A copy of the CC&R’s shall be submitted to the City of Star at Final Plat. 18. 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. 19. 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. 20. 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. 21. All common areas shall be owned and maintained by the Homeowners Association. 22. The applicant shall provide a sign, to be located at all construction entrances, indicating the rules for all contractors that will be working on the property starting at grading and running through home sales that addresses items including but not limited to dust, music, dogs, starting/stopping hours for contractors (7a.m. start time). Sign shall be approved by the City prior to start of construction. 23. A sign application is required for any subdivision signs. 24. Any additional Condition of Approval as required by Staff and City Council. COUNCIL DECISION The Star City Council File Numbers RZ-25-03, DA-21-27MOD, PR-25-03, CPA-25-02, PP-25-03, for Milestone Ranch South Subdivision on 2025. ---PAGE BREAK--- 43°42'21.01" N 116°27'26.64" W Scale: 1 inch approx 400 feet Jun 06, 2025 - landproDATA.com The materials available at this website are for informational purposes only and do not constitute a legal document. Powered by Vicinity Map - Longbow Subdivision ---PAGE BREAK--- 20'-0" LANDSCAPE BUFFER 20'-0" LANDSCAPE BUFFER SYMBOL CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY TREES ACE CRS Acer platanoides 'Crimson Sentry' Crimson Sentry Norway Maple 2" Cal. 16 CED GPL Cedrus atlantica `Glauca Pendula` 3'-12' H X 3'-12' W Weeping Blue Atlas Cedar 5` Ht. 4 CED CED Cedrus deodara `Gold Cone` 25' H x 12-15'W Golden Deodar Cedar 8`-10` HT 2 CER FOR Cercis canadensis `Forest Pansy` 20-30' H X 20-30'W Forest Pansy Eastern Redbud 1.5" Cal. 5 FRA AU2 Fraxinus `Autumn Purple` Autumn Purple Ash 2" Cal. 8 JUN B15 Juniperus Scopulorum `Blue Arrow` 12`HX2`W Blue Arrow Juniper 8`-10` HT 10 LIR TUL Liriodendron tulipifera Tulip Poplar 2" Cal. 8 PIC CUP Picea abies `Cupressina` 25' H X 6' W Norway Spruce 8`-10` HT 19 PIC UYL Picea pungens `Baby Blue Eyes` 15-30'H X 15`W Baby Blue Eyes Colorado Blue Spruce 8`-10` HT 9 PIN PE2 Pinus strobus 'Pendula' Pendulous White Pine 4` Ht. 3 QC Quercus robur x alba `Crimson Spire` 35`- 45` H& 12`- 15` W Crimson Spire Oak B&B 3" CAL MIN. 5 TIL GSP Tilia cordata 'Greenspire' Greenspire Littleleaf Linden 2" Cal. 7 PLANT SCHEDULE LANDSCAPE MATERIALS LEGEND: HYDROSEED - DRYLAND FESCUE/RYE SEED MIX. SEE PER MANUFACTURERS RECOMMENDATIONS SOD LAWN - SEE NOTE 6/L150 4' WROUGHT IRON FENCE, BLACK PICKETS, SEE DETAIL 6/L150 NOTES: **ALL PARKWAY LANDSCAPING INCLUDING TREES, LAWNS, IRRIGATION, AND CONCRETE APRONS ARE RESPONSIBILITY OF EACH LOTS BUILDER, NOT THE DEVELOPER. **ALL RESIDENTIAL LOTS TO HAVE TREES INSTALLED BY LOT OWNER/ LOT BUILDER AT TIME HOMES ARE BUILT ON EACH LOT. COORDINATE TREE LOCATION WITH HOMEOWNER. **FINAL PLACEMENT OF TREES ARE DEPENDENT ON FINAL PLACEMENTS OF SEEPAGE BEDS/DRAINAGE BASINS PLANTER MULCH - SEE NOTE 5/L150 LANDSCAPE BOULDERS, BASALT. SEE DETAIL 3/L150. GRAVEL PATH - SEE CIVIL PLANS CONCRETE PATH - SEE CIVIL PLANS LONGBOW SUBDIVISION BROKEN ARROW ST. STAR, ID 83669 Drawing Title: Drawing No: Revision No: Date: Desc: Date: Drawn By: EV 06.13.2025 These plans, and the ideas contained herein, are the exclusive property of Emily Voges Landscape Architect. Any use, reproduction, or transfer of these plans without express written permission is illegal and is in violation of applicable copyright laws. COPYRIGHT 2025 EMILY VOGES Landscape Architect [EMAIL REDACTED] [PHONE REDACTED] 06.13.25 NOT FOR CONSTRUCTION PRELIMINARY PLAT L100 LANDSCAPE PLAN - COLOR BOARD NORTH 0 SCALE: feet 50 100 150 1" = 50' W. BROKEN ARROW ST. N. POLLARD LANE KLONDIKE DRAIN FOOTHILL DITCH AREA TO REMAIN UNDISTURBED SEE SHEET L151 FOR ENLARGEMENT CODE REQUIREMENTS PER STAR, ID STREET BUFFER: * MINIMUM 20' WIDE BUFFER AREA WITH SHADE TREES AND EVERGREEN TREES PER 100 LINEAR FEET. * MINIMUM 5' HEIGHT BUFFER OF A BERM, WALL OR FENCE ALONG LENGTH OF BUFFER. · STREET NAME - LENGTH (LF, MINUS CURB CUTS) TREES REQUIRED TREES PROVIDED · W. BROKEN ARROW ST. - 584' 12 DECID / 12 EVGRN 12 / 23 · N. POLLARD LN. - 487' 10 DECID / 10 EVGRN 12 / 11 BIODIVERSITY REQUIREMENTS: · 11-20: 2 SPECIES REQ, 21-30: 3 SPECIES REQ, 31-40: 4 SPECIES REQ, 41+: 5 SPECIES REQ. · TOTAL TREES ON SITE NUMBER OF SPECIES REQUIRED NUMBER OF SPECIES PROVIDED · 99 5 11 MINIMUM PLANT SIZES: PLANT TYPE: MINIMUM SIZE · EVERGREEN TREES: 6'-0" HT. MIN. B&B · TREES: 2" CALIPER MIN. B&B · SHADE TREES: 2" CALIPER MIN. · WOODY SHRUBS: 2 GAL. MIN. LANDSCAPE REQUIREMENTS: ---PAGE BREAK--- City of Star Planning and Zoning Department 10769 W. State St. Star, ID 83669 RE: Narrative in Support of Rezoning, Preliminary Plat for Longbow Subdivision, and Development Agreement Modification Dear Planning Staǚ, Planning and Zoning Commission, Mayor, and City Council: Site Information Longbow Subdivision is located at the southeast corner of Broken Arrow Street and Pollard Lane, west of Highway 16. The property is East of the Star Cemetery (Also known as Home of the Peace Cemetery), to the West and South of the Magnolia Subdivision, and North of Rosti Farms Subdivision. Before the application, the working name of the subdivision was Broken Arrow, but due to the rules of Ada County Subdivision Naming, the name has been updated to Longbow Subdivision. The Klondike Drain runs along the west boundary of the property, and the Foothill Ditch runs along the south boundary of the property. There is road frontage along W. Broken Arrow Street (formerly a portion of Floating Feather Road). 1IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID AUnAe Longbow Subdivision is a proposed residential subdivision with 15 single family lots and 5 common lots, and a private road common lot. The developer, Paul Hilbig, a resident of the City of Star, has asked Orton Engineering, LLC to represent this project. In the pre-development meeting on this project with City Star, it was determined that the property would need to be rezoned from R-1-PUD-DA zone to R-2, the Comprehensive Plan Map Amended and the original Development Agreement for the parcel modified. Complying with agreements with the neighbors and alteration of a previous development agreement relevant to the underlying land have been factors in the approach to development. May 29th, 2025 - Updated 8/14/2025 The parcel of land for the subdivision is 10.49 acres and is identified as Ada County Tax Parcel R5437560215. Josh Kinney is the current owner of this parcel and the property is under contract to Paul Hilbig for purchase. Per an agreement made with the Magnolia subdivision, the largest buildable lot will not be built on for 30 years and will remain in the ownership of Josh Kinney. This parcel is already ---PAGE BREAK--- home to an orchard and will receive the addition of a gravel pathway along the Foothill Drain that will help with regional pathway connectivity. Figure 1 Longbow Subdivision Site and Surroundings The parcel to be developed is also known as: Lot 2 of Block 1 of the Magnolia subdivision. Josh Kinney did a Property Boundary Adjustment/Property Split of Lot 2 into 4 parcels (See ROS Instrument No 1406), which created this parcel, also known as “Parcel on the Record of Survey. The Magnolia Subdivision CC&R’s only allow 1 acre lots, however the Seller has agreed to stub sewer and water utilities to the existing 4-home Magnolia subdivision, repave their cul-de-sac and match the 2 lots adjacent to the Magnolia subdivision as 1-acre lots. In return the existing Magnolia Subdivision will release the acreage from the CCR’s and support the development of a total of 14 residential lots. Additionally, the seller has agreed that the ~3 acre area to the south and east Magnolia Subdivision will have a no-build restriction for 30 years. 2IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID ---PAGE BREAK--- Figure 2: Existing Magnolia Subdivision, Record of Survey Instrument No 1406 A portion of the site is in the flood plain, Zone A. The seller, Josh Kinney, commissioned a flood study by Forsgren and Associates and the Base Flood Elevation paperwork has been provided to Star City Engineer and will be attached to the application. The findings of the study indicate a reduced floodplain extent on the west side of the parcel compared to the eǚective floodplain and defined the base flood elevations. (See Figure 3 below). The homes to be built in the Longbow Subdivision will be built with finish floors at or above the base flood elevation and will comply with City of Star Flood control ordinance of Star Municipal Code. It is also understood that each home built in the the 100 yr/ 1% Chance Flood plain will be required to supply an elevation certificate as part of the construction of each home and any out buildings. 3IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID ---PAGE BREAK--- Figure 3: Existing Base Flood Elevation Determination from Forsgren Associates Inc 2022 Summary of Project 4IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID The Longbow Subdivision consists of 15 single family residential lots in a gated community. ACHD has indicated the intention to recommend that a subdivision of this size be served by a Private Street. The proposed names of the private streets are Koluna Lane and Lunada Hill Lane. The Developer would like to gate the private street, and is committed to follow all the fire standards for a gated community. ---PAGE BREAK--- Figure 4: Longbow Preliminary Plat, clipped The developers have proposed a public concrete pathway along the West side of the project, just east of the Klondike Drain to improve safety and walkability for pedestrians walking toward the school. An extensive gravel pathway will be built along the entire southern border of the parcel, just north of the Foothill Ditch. The pathways will be lined with 4’ open vision fencing. The large common lot on the east side of the parcel will remain undisturbed as natural ground (with agricultural accoutrements like the orchard), with a 30 year no-build restriction on it. 5IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID ---PAGE BREAK--- Figure 5: Color Board of Longbow Subdivision Landscape Plan, clipped. Zoning We are requesting a rezone of this parcel from R-1 PUD-DA to R2. Adjacent Property Uses The current neighboring properties are zoned as follows: South: R-3 PUD-DA: City of Star: Rositi Farms SubdivisionNo 3 North and North East: RUT: Unincorporated Ada CountyRural Urban Transition: Rural Residential Homes. East: R-1 PUD-DA: City of Star: Josh Kinney Home Northwest Corner: R-3 City of Star: Schreiner Subdivision West: RUT: Unincorporated Ada County Rural UrbanTransition, Star Cemetery 6IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID R-2 Residential District. In the Star Municipal Code it states that “The numeral designates the maximum number of dwelling units per acre.” As we are seeking to do 15 lots on a 10. 4 acre parcel, this makes the proposed density 1.43 dwelling units(du) per acre, which fits best in the R-2 zone and its allowance for up to 2 du/ac. ---PAGE BREAK--- Figure 6 City of Star Zoning Map, Clipped to site location Below are the response to the City of Star Code 8-1B-1 : Annexation and Zoning; Rezone Standards in regards to rezoning the proposed Longbow subdivision: Building Elevations are provided below. A Concept Plan is provided (see Preliminary Plat and Landscape Plans) The parcel does not include a slope over 15% (Hillside is ~10% Slope.) The Forsgren Base Floodway Elevation Analysis has been provided to the City and eǚorts to mitigate flooding provided in grading and drainage plan. 7IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID 1. Dimensional/Density Standards: a. The Density proposed is 1. 43 du/ac. The R-2 zone allows up to 2 du/acre b. Housing proposed is single family detached homes consistent with 8-3A-3 E. c. The building envelope for each lot meets the 8-3A-4 Zoning District Dimensional Standards for an R-2 Zone: Setbacks: Street Front: 20’, Rear: 20’. Interior Side: 10’ and Street Side 20’. Maximum building height will be 35’. ---PAGE BREAK--- The developer is seeking for a Comprehensive Plan Map Amendment as part of this application (See section below). The applicant is aware that they may be responsible to participate in reimbursement or mitigation costs as part of the rezone. The developers have agreed to stub sewer and water to the 4 existing homes in the Magnolia subdivision and 1 property on the north side of Longbow (see utility plan), as well as pave Magnolia’s subdivision. We ask that these additional costs be taken into consideration in negotiating any appropriate mitigation measures or fees. City of Star’s Comprehensive Plan Longbow Subdivision is requesting a comprehensive plan map amendment from Low Density Residential to Estate Rural Residential. The map change will correlate to a rezone from R1 to R2. 8IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID 6. Traffic Study: This preliminary plat layout has been reviewed by ACHD staff and determined that trips per day for 15 residential lots is below the threshold to require a traffic impact study. The email will be provided to City staff. 7. The modification of the development agreement will be discussed below and the developer will leave the largest lot of the subdivision undeveloped with a 30 year no build restriction per agreement with the Magnolia subdivision, as well as a larger setback easement on the hillside adjacent to the Magnolia subdivision, and stubbing sewer and water and paving the street of the Magnolia subdivision. An amendment to the development agreement will be provided to the Recorder’s office. ---PAGE BREAK--- Figure 6 City of Star Comprehensive Plan, Future Land Use Map Below are the response to the City of Star Code 8-1B-3 : Comprehensive Plan Amendments in regards to the proposed Longbow Subdivision: The proposed Comprehensive map amendment is consistent with other elements of the comprehensive plan as it maintains residential in this area and provides an appropriate transition between the higher density R-3 and the larger adjacent lot sizes in the Magnolia Subdivision. The proposed amendment allows for future growth and development of the city by allowing 2 du/ac density to develop this parcel and provide pathways and sidewalks to this area. The future land use for this area is residential and this request is consistent with the goals, objectives and policies of the comprehensive plan. Title 8: The Unified Development Code of the Star Municipal Code has guided the design and development of the Longbow Subdivision. As construction drawings are finalized every eǚort will be made to comply with the code. The request to amend the Longbow Subdivision parcel to Estate Rural Residential is in the best interest of the City of Star as it develops this corner, provides housing for residents, as well as sidewalks for safe travel for students walking to school, and extension of city water and sewer services to residents. . This parcel is surrounded by developed subdivisions and single family property. The current Low Density 9IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID ---PAGE BREAK--- Residential designation does not allow for enough lots to allow the development and extension of city services to be feasible. This narrative stands as the justification letter for the comprehensive plan map amendment and address the stated criteria as follows: Specific change being requested: amend the comprehensive plan map amendment from Low Density Residential to Estate Rural Residential Property Involved: Ada County Tax Parcel R5437560215 Situation that warrants a change: Provide adequate density to build the Longbow Subdivision and provide homes and extend City water and sewer and public pathways, while still honoring the amendment of the Magnolia CCRs to keep a portion of the land undisturbed with a 30-year no-build moratorium. Low Density does not provide adequate density to make this project feasible, and Estate Rural Residential provides the right balance to allow for higher density residential while maintaining the larger lots desired by the developer and neighbors. The proposed development plan is provided in the Preliminary Plat. Core Construction has been engaged to give lot characteristic feedback for the subdivision. Houses must meet the design review requirements of the ordinance along Broken Arrow. All homes will meet these requirements and will be selected from among the following (or homes with similar and a compliant number of architectural features). 10IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID e. The estimated impact that the proposed change would have is an increase in the average trips per day on Broken Arrow and Pollard lane of 9.1 ADT per residential lot = 136.5 Trips per day which is under the threshold for 1000 day trips that would trigger a traffic study. There will be 2 new fire hydrants to assist in any fire emergency. There will be 15 new single-family dwellings which is a minimal number to negatively impact the city infrastructure and utilities. f. The owner of the parcel has worked to be very accommodating to the neighbors surrounding the project, agreeing to extend sewer and water, pave their subdivision street, protect a large residential lot with a 30 year no build agreement to protect the view, agreeing to a larger setback easement adjacent to the existing Magnolia subdivision, and building pathways for walkability. We have held neighborhood meetings to address any concerns. ---PAGE BREAK--- Architecture Elevations: Cambridge Rooms: 4 Bathrooms 3.5 Sq. Footage: 3058 Garage Size: 3 Stories: 1 Olympia Rooms: 4 Bathrooms 2.5 Sq. Footage: 2393 Garage Size: 3 Stories: 1 11IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID ---PAGE BREAK--- Prescott Rooms: 4 Bathrooms 3 Sq. Footage: 2670 Garage Size: 3 Stories: 1 Tacoma Rooms: 4 Bathrooms 3.5 Sq. Footage: 2525 Garage Size: 3 Stories: 1 12IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID ---PAGE BREAK--- West Haven Rooms: 3 Bathrooms 2.5 Sq. Footage: 2962 Garage Size: 3 Stories: 1 Verado Rooms: 3 Bathrooms 2.5 Sq. Footage: 2562 Garage Size: 3 Stories: 1 13IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID ---PAGE BREAK--- Wasatch Rooms: 3 Bathrooms 3.5 Sq. Footage: 3102 Garage Size: 3 Stories: 1 Figure 8: Home Layouts Landscaping and Stormwater:The landscaping for thisproperty has been elegantly designed to provide beautiful frontage green space exceeding the landscape ordinance requirements. Existing trees along the west side of the property will be retained. Stormwater will be managed in accordance with City of Star requirements and historic drainage may be utilized. Preliminary Stormwater Drainage facilities are visible on the Improvementssheet of the Preliminary Plat. Finaldesign will comply with the current City of Star Stormwater management requirements. Apart from the landscaping to be done by the subdivision, trees will be installed along lot frontages as required by the ordinance. Access and Transportation Two new private roads are proposed with this project. ACHD has given written verification that no traǛc study will be required for this project. Access to the lots will be on Broken Arrow Street. No access is proposed along Pollard. 14IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID ---PAGE BREAK--- Public Facilities and Services Necessary Water Service The property became part of the Star Water district upon annexation. Water is present at the corner of Pollard and Broken Arrow. Water service for the residential lots will be completed in accordance with City of Star requirements. Two new fire hydrants will be installed in the subdivision. Sewer Service The property is included in Star Sewer District as part of the previously completed annexation process. Sewer service for the residential lots will be completed in accordance with City of Star requirements. Storm Drainage Stormwater will be retained on site in underground seepage beds. Preliminary Stormwater Drainage facilities are visible on theImprovementssheet of the Preliminary Plat. Final design will comply with the current City of Caldwell Stormwater management manual. If permitted and needed, historic discharge may be utilized to the Klondike Drain. Schools This property resides in West Ada School District #2 and is within ½ mile of the Star Middle School. The addition of sidewalks will improve the safety and walkability for students walking from the development and neighboring subdivisions to school. Cultural, Archaeological or Historic Features of this Site No concerns related to cultural, archaeological or historical features at this property are known. Public Benefit This project will provide desirable housing, beautification of the Pollard/Broken Arrow corner, and provide sidewalk access along the portions of Pollard and Broken Arrow that are part of the property. 15IPage Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID ---PAGE BREAK--- 15 I Page Orton Engineering LLC 17338 Sunnydale Place, Caldwell, ID, 83607 ~ [PHONE REDACTED] [EMAIL REDACTED] Developer: Paul Hilbig Site Location: SE Corner of Broken Arrow Road/Pollard Lane, Star ID Conclusion Many thanks for assisting us with this project. Please feel free to contact us at [EMAIL REDACTED] or at [PHONE REDACTED] with questions, concerns, or for further information. Sincerely, Brent Orton, PE, MSCE Principal, Orton Engineering, LLC Paul Hilbig, Developer and Applicant Longbow Subdivision Rezone, Preliminary Plat, Comprehensive Plan Amendment, Development Agreement Modification It is the intention of the developer to follow all applicable codes and standards including the requirements of City of Star Code and standards adopted thereunder. Compliance with City codes and standards, including fire code, will ensure public safety is appropriately addressed in proportion to impacts generated by the development. Public Safety ---PAGE BREAK--- City of Star P.O. Box 130 Star, Idaho 83669 P: [PHONE REDACTED] Preliminary Plat Application Form #520 Rev 09-2024 Page 1 of 13 ***All information must be filled out to be processed. Applicant Information: PRIMARY CONTACT IS: Applicant Owner Representative Applicant Name: Applicant Address: Zip: Phone: Email: Owner Name: Owner Address: Zip: Phone: Email: Representative architect, engineer, developer): Contact: Firm Name: Address: Zip: Phone: Email: Property Information: Subdivision Name: Site Location: Approved Zoning Designation of Site: Parcel Number(s): Zoning Designations: Zoning Designation Comp Plan Designation Land Use Existing Proposed North of site South of site East of site West of site PRELIMINARY PLAT APPLICATION FILE NO.: Date Application Received: Fee Paid: Processed by: City: w– Paul Hilbig 1707 N Palmer Lane, Eagle ID [PHONE REDACTED] [EMAIL REDACTED] 83616 Josh and Kelli Kinney 8675 W Broken Arrow St Star, Idaho 83669 (208) 713-0504 [EMAIL REDACTED] Brent L. Orton, PE Orton Engineering, LLC 17338 Sunnydale Place, Caldwell, ID 83607 (208) 350-9422 [EMAIL REDACTED] SE Corner of W Broken Arrow Road and Pollard Lane, Star, Idaho 83669 R5437560215 Longbow Subdivision Existing: R1-RUD-DA / Proposed: R-2 R1-PUD-DA Low Density Residential Agricultural R-2 Estate Rural Residential Single Family Residential Estate Urban Residential Single Family Residential RUT - Ada County R-3-PUD-DA R-1- PUD-DA RUT - Ada County Cemetery Single Family Residential Single Family Residential Low Density Residential Existing Public Use/ Parks Estate Urban Residential PP-25-03 6/17/2025 BN $3340.00 ---PAGE BREAK--- Preliminary Plat Application Form #520 Rev 09-2024 Page 2 of 13 SITE DATA (to be noted on the Preliminary Plat): FLOOD ZONE DATA: (This Info Must Be Filled Out Completely Prior to Acceptance): Total Acreage of Site in Special Flood Hazard Area - a. A note must be provided on the final plat documenting the current flood zone in which the property or properties are located. The boundary line must be drawn on the plat in situations where two or more flood zones intersect over the property or properties being surveyed. b. FEMA FIRM panel(s): etc.: FIRM effective date(s): mm/dd/year Flood Zone(s): Zone X, Zone A, Zone AE, Zone AH, etc.: Base Flood Elevation(s): ft., etc.: Public Streets - Private Streets - Describe Pedestrian Walkways (location, width, material) - Describe Bike Paths (location, width, material) - Total Acreage of Site - Breakdown of Acreage of Land in Contiguous Ownership - Total Acreage of Site in Special Flood Hazard Area - Dwelling Units per Gross Acre (Density) - Minimum Lot Size - Minimum Lot Width - Total Number of Lots - Residential - Commercial - Industrial - Common - Total Number of Residential Units - Single-family - Duplex - Multi-family - Percent of Site and Total Acreage of Common Area (min 15% of entire site) - / _____acres Percent of Site and Total Usable Open Space Area (min 10% of entire site) - / _____acres Percent of Common Space to be used for drainage - Describe Common Space Areas (amenities, landscaping, structures, etc.) – 10.49 AC (Surveyed AC) 4.6 AC Zone A - See BFE Analysis and Notes 10.49 AC 1.43 DU/AC 21 15 15 4.6 Acres 8681 sq. ft. 43.97 feet 0 0 6 (5 Common + 1 Private Road) 20.96 2.2 1.05 10 Picnic table under pergola, Landscape buffer, sheltered mailbox cluster, subdivision pathway, and pathways along West and Southern borders. Koluna Ln and Lunada Hill Ln 7' attached concrete sidewalks along Broken Arrow, 5' attached sidewalk along Koluna Ln, and Lunada Hill Ln, 5' concrete path along Klondike Drain, and 5' gravel path along Foothill ditch. n/a 16001C0130J 6/19/2020 Zone A and Zone X - see Forsgren BFE analysis 2022 2514.1 Existing: W. Broken Arrow Street (Includes Private Road Common Lot) ---PAGE BREAK--- Preliminary Plat Application Form #520 Rev 09-2024 Page 3 of 13 c. Flood Zones are subject to change by FEMA and all land within a floodplain is regulated by Chapter 10 of the Star City Code. d. Please see link for help with FEMA information e. All maps will delineate flood plain lines. PUBLIC SERVICES (Describe what services are available and agency providing service): Potable Water - Irrigation Water- Sanitary Sewer- Fire Protection - Schools - Roads - SPECIAL ON-SITE FEATURES (Yes or No – If yes explain in your narrative): Areas of Critical Environmental Concern - Floodplain - Evidence of Erosion - Fish Habitat - Historical Assets - Mature Trees - Riparian Vegetation - Steep Slopes - Stream/Creek - Unstable Soils - Unique Animal Life - Unique Plant Life - Application Requirements: (Applications are required to contain each of the following unless otherwise noted. Incomplete submittals will not be accepted. When combining with other applications (Annexation, CUP, etc.) please include one electronic copy for all applications) Applicant Description Staff Pre-application meeting with Planning Department required prior to neighborhood meeting. Date of Pre-App Meeting: Neighborhood Meeting: A copy of the neighborhood meeting notice sent to property owners within 300 feet and meeting sign-in sheet. Applicants are required to hold a neighborhood meeting to provide an opportunity for public review of the proposed project prior to the submittal of an application. City shall provide names and addresses to the Applicant. Please contact the City to request 300’ radius. Date of Neighborhood Meeting: Completed and signed preliminary plat application If the signature on this application is not the owner of the property, an original notarized statement (affidavit of legal interest) from the owner stating the applicant is authorized to submit this application. Fee: Please contact the City for current fee. Fees may be paid in person with check or electronically with credit card. Please call City for electronic payment. Additional service fee will apply to all electronic payments. Narrative explaining the project. (must be signed by applicant) Legal description of the subdivision (word.doc and pdf version with engineer’s seal) Include a metes & bounds description to the section line/centerline of all adjacent roadways, No No No No No No Yes No No No No No ACHD West Ada School District Middleton Star Fire District Middleton Mill Ditch Co / Foothill Irrigation Star 6 March 2025 Star Sewer and Water Star Sewer and Water 21 April 2025 BN BN BN BN BN BN BN ---PAGE BREAK--- Preliminary Plat Application Form #520 Rev 09-2024 Page 4 of 13 stamped and signed by a registered professional land surveyor, with a calculated closure sheet Recorded warranty deed for the subject property Approval of the proposed subdivision name from Ada County Surveyor’s office. Electronic copy in pdf. format of vicinity map showing the location of the subject property Electronic copy in pdf. format of preliminary plat Electronic copy in pdf. format of landscape plan Electronic copy in pdf. format of preliminary site grading & drainage plans Electronic copy in pdf. format of streetlight design and location information. Streetlights shall meet all City “Dark Sky” requirements. Electronic copy in pdf. format of phasing plan shall be included in the preliminary plat if the project is to be phased. Electronic copy in pdf. format of all proposed building elevations, including front and rear (when rear of building is backing up to a collector or arterial street), shall be provided. Letter of authorization from the local Post Office approving mailbox delivery to subdivision including location(s) of mailbox clusters. Locations shall be indicated on preliminary plat. List of name(s) and addresses of all canal or irrigation ditches within or contiguous to the proposed development. Site report of the highest seasonal groundwater elevation prepared by a registered soils scientist. (If requested by City Engineer) Special Flood & Slope Information – Must be included on preliminary plat and application form if present on-site. Written confirmation from the Transportation Authorities that a traffic impact study is not required and/or has been submitted for review to Ada County Highway District/Highway District No. 4/Idaho Transportation Department. Electronic versions of submitted application including neighborhood meeting information, signed application, narrative, legal description, warranty deed, vicinity map, preliminary plat, landscape plan, preliminary site grading & drainage plans, irrigation district information, streetlight design & location, confirmation of a traffic impact study shall be submitted in original pdf format (no scans for preliminary plat, landscape plans or grading and drainage plans) on a thumb drive only (no discs) with the files named with project name and plan type. We encourage you to also submit a colored version of the preliminary plat and/or landscape plan for presentation purposes prior to City Council. Signed Certification of Posting with pictures. (see attached posting requirements and certification form) – To be completed by application after acceptance of application. Staff will notify applicant of hearing and posting date. Property shall be annexed into Star Sewer and Water District prior to final plat approval. Please contact SSWD for details. FEE REQUIREMENT: I have read and understand the above requirements. I further understand fees will be collected at the time of filing an application. I understand that there may be other fees associated with this application incurred by the City in obtaining reviews or referrals by architect, engineering, or other professionals necessary to enable the City to expedite this application. I understand that I, as the applicant, am responsible for all payments to the City of Star. Applicant/Representative Signature Date Will be posted after hearing assigned 6/5/2025 Updated 8/14/2025 BN BN BN BN BN BN BN BN ---PAGE BREAK--- Annexation & Rezone Application Form #505 Rev 09-2024 Page 2 of 9 Special On-Site Features (Yes or No – If yes explain): Areas of Critical Environmental Concern - Evidence of Erosion - Fish Habitat - Floodplain - Mature Trees - Riparian Vegetation - Steep Slopes - Stream/Creek - Unique Animal Life - Unique Plant Life - Unstable Soils - Wildlife Habitat - Historical Assets - Application Requirements: (Applications are required to contain one copy of the following unless otherwise noted. When combining with other applications (Prelim Plat, CUP, etc.) please include one paper copy for all applications) Applicant Description Staff Pre-application meeting with the Planning Department required prior to neighborhood meeting. Date of Pre-App Meeting: Copy of neighborhood meeting notice sent to property owners within 300 feet and meeting sign-in sheet. (Please contact the City for addresses & labels) (Applicants are required to hold a neighborhood meeting to provide an opportunity for public review of the proposed project prior to the submittal of an application.) Date of Neighborhood Meeting: Completed and signed Annexation & Zoning/Rezone Application All Annexations & Rezones require a Development Agreement *Applicant agrees to enter into a Development Agreement with this application. Applicant’s Signature: An application for annexation or rezone shall not be accepted until any required traffic impact study is submitted and accepted by the appropriate transportation authority. A hearing date before the Council shall not be scheduled until the traffic impact study has been approved and the transportation authority (ACHD, ITD, Highway District has issued a staff report/review on the development application. If the Annexation & Zoning or Rezone request is accompanied by a preliminary plat and/or site plan, building elevations shall be included with the application. Fee: (Include Development Agreement Fee). Please contact the City for current fees. Fees may be paid in person with check or electronically with credit card. Please call City for electronic payment. Additional service fee will apply to all electronic payments. Narrative fully describing the proposed project (must be signed by applicant) Legal description of the property to be annexed and/or rezoned: No No No No No No No No No No No No Yes - 4.6 Acres Zone A: FIRM Panel 16001C0130J. BFE Determination Analysis done 8/17/2022. 6 March 2025 April 21, 2025 BN BN BN BN BN BN BN BN ---PAGE BREAK--- Annexation & Rezone Application Form #505 Rev 09-2024 Page 3 of 9 • Include a metes & bounds description to the section line/centerline of all adjacent roadways, stamped and signed by a registered professional land surveyor, with a calculated closure sheet. • Scaled exhibit map showing the boundaries of the legal description in compliance w/the requirements of the Idaho State Tax Commission Property Tax Administrative Rules IDAPA 35.01.03.225.01h. • If requesting more than one zoning designation, include a legal description for each zone along with an overall annexation/rezone boundary description. Also include the boundaries of each different zone on the map. • Submit word.doc and pdf version with engineer’s seal. Recorded warranty deed for the subject property If the signature on this application is not the owner of the property, an original notarized statement (affidavit of legal interest) from the owner stating the applicant is authorized to submit this application. Vicinity map showing the location of the subject property with minimum 1-mile radius Copy of any associated applications (i.e. CUP/PUD Site Plan/Preliminary Plat). If this application is not accompanied by a plat or site plan, a conceptual development plan for the property is required. List of name(s) and address(es) of all canal or irrigation ditches within or contiguous to the proposed development. One copy of names and addresses printed on address labels, of property owners within three hundred feet (300’) of the external boundaries of the entire property being considered as shown on record in the County Assessor’s office. Please contact the City to request addresses and labels (additional fee required). Electronic versions of all submitted application materials including neighborhood meeting information, signed application, narrative, legal description, warranty deed, vicinity map, preliminary plat/site plan or concept plan, irrigation district information, shall be submitted in original pdf format (no scans for preliminary plat/site, concept plans) on a thumb drive only (no discs) with the files named with project name and plan type. Signed Certification of Posting with pictures (see attached posting requirements and certification form) – To be completed by applicant a minimum of 10-days prior to public hearing. Staff will notify applicant in writing of hearing and posting date. Property shall be annexed into Star Sewer and Water District prior to Final Plat approval, building permits, if applicable. Please contact SSWD for details at 208- 286-7388. Will post after Hearing date is assigned BN BN BN BN ---PAGE BREAK--- APPLICANT ACKNOWLEDGEMENT**: I have read, understand and accept the above requirements. I further understand fees will be collected at the time of filing an application. I understand that there may be additional fees associated with this application incurred by the City in obtaining reviews or referrals by architect, outside engineering, or other professionals necessary to enable the City to process this application. I understand that I, as the applicant, I am responsible for all payments to the City of Star. Applicant/Representative Signature Date 5 June 2025 ---PAGE BREAK--- Form #505 Rev 9-2022 Page 2 of 8 Application Requirements: (Applications are required to contain one copy of the following unless otherwise noted.) Applicant Description Staff Pre-application meeting with the Planning Department required prior to neighborhood meeting. Copy of neighborhood meeting notice sent to property owners within 300 feet and meeting sign-in sheet. (Please contact the City for addresses & labels) (Applicants are required to hold a neighborhood meeting to provide an opportunity for public review of the proposed project prior to the submittal of an application.) Completed and signed Comprehensive Plan Text and/or Map Amendment Application Fee: (Include Development Agreement Fee). Please contact the City for current fee. Fees may be paid in person with check or electronically with credit card. Please call City for electronic payment. Additional service fee will apply to all electronic payments. Narrative fully describing the proposed amendment request: (must be signed by applicant) • Justification for the request • Specific description of the changes being requested • Address how the proposed amendment provides any improved guide to future growth and development of the City • Any other data and information that would support this request Additional Requirements for Map Amendments Include the following additional information in the narrative: • Specific information on any property involved • Description of the condition or situation which warrants a change • Development intentions for any land involved Legal description of the property to be annexed and/or rezoned: • Include a metes & bounds description to the section line/centerline of all adjacent roadways, stamped and signed by a registered professional land surveyor, with a calculated closure sheet. • Scaled exhibit map showing the boundaries of the legal description in compliance w/the requirements of the Idaho State Tax Commission Property Tax Administrative Rules IDAPA 35.01.03.225.01h. • If requesting more than one zoning designation, include a legal description for each zone along with an overall annexation/rezone boundary description. Also include the boundaries of each different zone on the map. • Submit word.doc and pdf version with engineer’s seal. Recorded warranty deed for the subject property If the signature on this application is not the owner of the property, an original notarized statement (Affidavit of Legal Interest) from the owner stating the applicant is authorized to submit this application. One 8½” X 11” copy and electronic copy in pdf. format of vicinity map showing the location of the subject property One full-size 24” X 36” copy and one 11” X 17” copy of associated CUP/PUD Site Plan/Preliminary Plat. If this application is not accompanied by a plat or site plan, please submit conceptual development plan for the property. Electronic copy in pdf. format of submitted plat, site or conceptual plan. One copy of names and addresses printed on address labels, of property owners within three hundred feet (300’) of the external boundaries of the property being considered as shown on record in the County Assessor’s office. Please contact the City to request addresses and labels. List of name(s) and address(es) of all canal or irrigation ditches within or contiguous to the proposed development. Two copies of the Electronic versions of submitted application including neighborhood meeting information, signed application, narrative, legal description, warranty deed, vicinity map, preliminary plat/site plan, irrigation district information, shall be submitted in original ---PAGE BREAK--- Form #505 Rev 9-2022 Page 3 of 8 pdf format (no scans for preliminary plat/site plans) on two thumb drives only (no discs) with the files named with project name and plan type. Signed Certification of Posting with pictures. (see attached posting requirements and certification form) – To be completed by application after acceptance of application. Staff will notify applicant of hearing and posting date. *Applicant agrees to enter into a Development Agreement with this application. Applicant’s Signature: Additional Requirements for Text Amendments Include the following additional information in the narrative: • Underline and strikeout changes for text amendments FEE REQUIREMENT: I have read and understand the above requirements. I further understand fees will be collected at the time of filing an application. I understand that there may be other fees associated with this application incurred by the City in obtaining reviews or referrals by architect, engineering, or other professionals necessary to enable the City to expedite this application. I understand that I, as the applicant, am responsible for all payments to the City of Star. Applicant/Representative Signature Date 6/5/2025 ---PAGE BREAK--- 56.0' 15.0' 55.0' 15.0' 35.0' Drainage Easement 10.0' FOOTHILL DITCH (MIDDLETON MILLS) KLONDIKE DRAIN (JURISDICTION UNCERTAIN) R7563750520 R7563750540 R7563750560 R7563750580 R7563750600 R7563750620 R7563750640 R7563750660 R7563750680 R7563750700 R7563750500 R7563750480 R7563750860 R7563750880 R7563750900 R7563750920 R7563750940 R7563750960 137453 s.f. 13567 s.f. 10423 s.f. 13676 s.f. 11388 s.f. COMMON LOT 13079 s.f. 8648 s.f. 15140 s.f. 13982 s.f. 36706 s.f. 12000 s.f. 12749 s.f. 43560 s.f. 12427 s.f. 11066 s.f. 8491 s.f. COMMON LOT 14983 s.f. COMMON LOT 1086 s.f. 17 19 COMMON LOT 14064 s.f. COMMON LOT 15679 s.f. 1" = 60' Feet 0 50 100 13359 NO. CONSTRUCTION DRAWINGS FOR: DESCRIPTION REVISIONS DATE DATE BORDER SIZE 22"x34" DESIGNED DRAWN CHECKED APPROVED 0 ATTENTION: 1/2 1 PROJECT: DATE: SHEET: 1 2 3 4 5 6 7 8 IF THIS BAR DOES NOT MEASURE 1" ON 22X34 SHEET or 1/2" ON 11x17 SHEET,THEN DRAWING IS NOT TO SCALE Orton Engineering, LLC 17338 Sunnydale Place Caldwell, ID 83607 Ph [PHONE REDACTED] [EMAIL REDACTED] C4.0 8/13/2025 LONGBOW SUBDIVISION DRAINAGE PLAN SKC BO BROKEN ARROW ST, STAR, IDAHO 13Aug25 ---PAGE BREAK--- KLONDIKE DRAIN (JURISDICTION UNCERTAIN) 35.0' Drainage Easement FFE: 2516' FFE:2515' FFE:2514' FFE:2513' FFE:2512' 2513.39' FOOTHILL DITCH (MIDDLETON MILLS) KLONDIKE DRAIN (JURISDICTION UNCERTAIN) R R7563750540 R7563750560 R7563750580 [PHONE REDACTED] [PHONE REDACTED] 563750640 563750660 750680 50700 0+00 1+00 2+00 3+00 4+00 5+00 5+82 2513.00 2512.00 2511.00 2510.00 2510.00 2511.00 2512.00 2513.00 2514.00 2511.60 2510.43 2509.65 EL:2509.65' 2510.33 2512.04 2513.90 EL:2509.81' 2511.60 2510.43 2511.02 2512.46 2512.32 2513.00 2512.79 2511.98 2510.93 2510.10 2508.38 2508.34 2509.01 2509.56 2513.23 FFE:2512' FFE:2513' FFE:2512' 78.0' 2511.50 2510.75 2510.10 2510.10 2510.50 2512.50 2513.20 2512.50 2511.50 2511.25 2532.75 2533.10 2530.20 2514.63 2532.50 2531.50 2533.50 2512.00 FFE: 2520' FFE: 2516' FFE: 2513.50 FFE: 2513.00 FFE: 2512.00 FFE: 2512.00 FFE: 2513' 13359 NO. CONSTRUCTION DRAWINGS FOR: DESCRIPTION REVISIONS DATE DATE BORDER SIZE 22"x34" DESIGNED DRAWN CHECKED APPROVED 0 ATTENTION: 1/2 1 PROJECT: DATE: SHEET: 1 2 3 4 5 6 7 8 IF THIS BAR DOES NOT MEASURE 1" ON 22X34 SHEET or 1/2" ON 11x17 SHEET,THEN DRAWING IS NOT TO SCALE Orton Engineering, LLC 17338 Sunnydale Place Caldwell, ID 83607 Ph [PHONE REDACTED] [EMAIL REDACTED] C5.0 8/13/2025 LONGBOW SUBDIVISION GRADING PLAN SKC BO BROKEN ARROW ST, STAR, IDAHO 1" = 40' Feet 0 40 80 FFE: 2512.00 2531.50 PROPOSED GRADE FINISH ELEVATION LEGEND 13Aug25 ---PAGE BREAK--- KLONDIKE DRAIN (JURISDICTION UNCERTAIN) 35.0' Drainage Easement 10.0' KLONDIKE DRAIN (JURISDICTION UNCERTAIN) 13567 s.f. 13676 s.f. COMMON LOT 13079 s.f. 8648 s.f. 13982 s.f. 36706 s.f. 12000 s.f. 12749 s.f. 12427 s.f. 8491 s.f. COMMON LOT 14983 s.f. COMMON LOT 1086 s.f. 17 19 0+00 1+00 2+00 3+00 4+00 5+00 5+82 2513.00 2512.00 2511.00 2510.00 2510.00 2511.00 2512.00 2513.00 2514.00 2511.60 2510.43 2509.65 EL:2509.65' 2510.33 2512.04 2513.90 EL:2509.81' 2511.60 2510.43 2511.02 2512.46 2512.32 2513.00 2512.79 2511.98 2510.93 2510.10 2508.38 78.0' 2511.50 2510.75 2510.10 2510 50 2513.20 2512.50 2511.50 2511.25 2532.75 2533.10 2530.20 2532.50 2531.50 2533.50 2512.00 FFE: 2513.50 FFE: 2513.00 FFE: 2512.00 FFE: 2512.00 KOLUNA LANE (Private) SEWER AND WATER PLAN AND PROFILE STA -0+25.00 TO 6+25.00 SCALE: 1"=50' HORIZONTAL 1"=5' VERTICAL 2490 2495 2500 2505 2510 2515 2520 2490 2495 2500 2505 2510 2515 2520 0+00 0+50 1+00 1+50 2+00 2+50 3+00 3+50 4+00 4+50 5+00 5+50 6+00 6+25 GRADE BREAK STA = 0+00.00 ELEV = 2513.386 GRADE BREAK STA = 5+82.39 ELEV = 2515.073 LOW PT STA: 2+94.94 LOW PT ELEV: 2509.84 PVI STA:3+20.73 PVI ELEV:2508.98 K:53.99 LVC:200.00 BVCS: 2+20.73 BVCE: 2510.35 EVCS: 4+20.73 EVCE: 2511.31 PROPOSED GRADE EXISTING GRADE L=153' S=0.40% D=8" SSMH A1 RIM=2511.57' INV OUT=2504.63' INV IN=2504.62' L=153' S=0.40% D=8" SSMH A2 RIM=2509.85' INV OUT=2505.24' INV IN=2505.23' L=67' S=0.40% D=8" SSMH A3 RIM=2510.24' INV OUT=2505.50' INV IN=2505.49' L=162' S=0.40% D=8" SSMH A4 RIM=2513.68' INV OUT=2506.14' INV IN=2506.13' 1" = 60' Feet 0 50 100 13359 NO. CONSTRUCTION DRAWINGS FOR: DESCRIPTION REVISIONS DATE DATE BORDER SIZE 22"x34" DESIGNED DRAWN CHECKED APPROVED 0 ATTENTION: 1/2 1 PROJECT: DATE: SHEET: 1 2 3 4 5 6 7 8 IF THIS BAR DOES NOT MEASURE 1" ON 22X34 SHEET or 1/2" ON 11x17 SHEET,THEN DRAWING IS NOT TO SCALE Orton Engineering, LLC 17338 Sunnydale Place Caldwell, ID 83607 Ph [PHONE REDACTED] [EMAIL REDACTED] C6.0 8/13/2025 LONGBOW SUBDIVISION ROAD PLAN AND PROFILE SKC BO BROKEN ARROW ST, STAR, IDAHO KOLUNA LANE (Private) 50.0' 19.5' 19.5' 0.5' GAP 1.5' CURB AND GUTTER 0.5' GAP 1.5' CURB AND GUTTER 13Aug25 18' 18' ---PAGE BREAK--- 13359 NO. CONSTRUCTION DRAWINGS FOR: DESCRIPTION REVISIONS DATE DATE BORDER SIZE 22"x34" DESIGNED DRAWN CHECKED APPROVED 0 ATTENTION: 1/2 1 PROJECT: DATE: SHEET: 1 2 3 4 5 6 7 8 IF THIS BAR DOES NOT MEASURE 1" ON 22X34 SHEET or 1/2" ON 11x17 SHEET,THEN DRAWING IS NOT TO SCALE Orton Engineering, LLC 17338 Sunnydale Place Caldwell, ID 83607 Ph [PHONE REDACTED] [EMAIL REDACTED] C7.0 8/13/2025 LONGBOW SUBDIVISION STANDARD DETAILS 1 OF 2 SKC BO BROKEN ARROW ST, STAR, IDAHO 1 13Aug25 ---PAGE BREAK--- 13359 NO. CONSTRUCTION DRAWINGS FOR: DESCRIPTION REVISIONS DATE DATE BORDER SIZE 22"x34" DESIGNED DRAWN CHECKED APPROVED 0 ATTENTION: 1/2 1 PROJECT: DATE: SHEET: 1 2 3 4 5 6 7 8 IF THIS BAR DOES NOT MEASURE 1" ON 22X34 SHEET or 1/2" ON 11x17 SHEET,THEN DRAWING IS NOT TO SCALE Orton Engineering, LLC 17338 Sunnydale Place Caldwell, ID 83607 Ph [PHONE REDACTED] [EMAIL REDACTED] C7.1 8/13/2025 LONGBOW SUBDIVISION STANDARD DETAILS 2 OF 2 SKC BO BROKEN ARROW ST, STAR, IDAHO 13Aug25 ---PAGE BREAK--- 20'-0" LANDSCAPE BUFFER 20'-0" LANDSCAPE BUFFER SYMBOL CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY TREES ACE CRS Acer platanoides 'Crimson Sentry' Crimson Sentry Norway Maple 2" Cal. 16 CED GPL Cedrus atlantica `Glauca Pendula` 3'-12' H X 3'-12' W Weeping Blue Atlas Cedar 5` Ht. 4 CED CED Cedrus deodara `Gold Cone` 25' H x 12-15'W Golden Deodar Cedar 8`-10` HT 2 CER FOR Cercis canadensis `Forest Pansy` 20-30' H X 20-30'W Forest Pansy Eastern Redbud 1.5" Cal. 5 FRA AU2 Fraxinus `Autumn Purple` Autumn Purple Ash 2" Cal. 8 JUN B15 Juniperus Scopulorum `Blue Arrow` 12`HX2`W Blue Arrow Juniper 8`-10` HT 10 LIR TUL Liriodendron tulipifera Tulip Poplar 2" Cal. 8 PIC CUP Picea abies `Cupressina` 25' H X 6' W Norway Spruce 8`-10` HT 19 PIC UYL Picea pungens `Baby Blue Eyes` 15-30'H X 15`W Baby Blue Eyes Colorado Blue Spruce 8`-10` HT 9 PIN PE2 Pinus strobus 'Pendula' Pendulous White Pine 4` Ht. 3 QC Quercus robur x alba `Crimson Spire` 35`- 45` H& 12`- 15` W Crimson Spire Oak B&B 3" CAL MIN. 5 TIL GSP Tilia cordata 'Greenspire' Greenspire Littleleaf Linden 2" Cal. 7 PLANT SCHEDULE LANDSCAPE MATERIALS LEGEND: HYDROSEED - DRYLAND FESCUE/RYE SEED MIX. SEE PER MANUFACTURERS RECOMMENDATIONS SOD LAWN - SEE NOTE 6/L150 4' WROUGHT IRON FENCE, BLACK PICKETS, SEE DETAIL 6/L150 NOTES: **ALL PARKWAY LANDSCAPING INCLUDING TREES, LAWNS, IRRIGATION, AND CONCRETE APRONS ARE RESPONSIBILITY OF EACH LOTS BUILDER, NOT THE DEVELOPER. **ALL RESIDENTIAL LOTS TO HAVE TREES INSTALLED BY LOT OWNER/ LOT BUILDER AT TIME HOMES ARE BUILT ON EACH LOT. COORDINATE TREE LOCATION WITH HOMEOWNER. **FINAL PLACEMENT OF TREES ARE DEPENDENT ON FINAL PLACEMENTS OF SEEPAGE BEDS/DRAINAGE BASINS PLANTER MULCH - SEE NOTE 5/L150 LANDSCAPE BOULDERS, BASALT. SEE DETAIL 3/L150. GRAVEL PATH - SEE CIVIL PLANS CONCRETE PATH - SEE CIVIL PLANS LONGBOW SUBDIVISION BROKEN ARROW ST. STAR, ID 83669 Drawing Title: Drawing No: Revision No: Date: Desc: Date: Drawn By: EV 07.23.2025 These plans, and the ideas contained herein, are the exclusive property of Emily Voges Landscape Architect. Any use, reproduction, or transfer of these plans without express written permission is illegal and is in violation of applicable copyright laws. COPYRIGHT 2025 EMILY VOGES Landscape Architect [EMAIL REDACTED] [PHONE REDACTED] NOT FOR CONSTRUCTION PRELIMINARY PLAT L100 LANDSCAPE PLAN - OVERALL NORTH LANDSCAPE PLAN AREA 1 - L101 LANDSCAPE PLAN AREA 2 - L102 LANDSCAPE PLAN AREA 3 - L103 LANDSCAPE PLAN AREA 4 - L104 0 SCALE: feet 50 100 150 1" = 50' CODE REQUIREMENTS PER STAR, ID STREET BUFFER: * MINIMUM 20' WIDE BUFFER AREA WITH SHADE TREES AND EVERGREEN TREES PER 100 LINEAR FEET. * MINIMUM 5' HEIGHT BUFFER OF A BERM, WALL OR FENCE ALONG LENGTH OF BUFFER. · STREET NAME - LENGTH (LF, MINUS CURB CUTS) TREES REQUIRED TREES PROVIDED · W. BROKEN ARROW ST. - 584' 12 DECID / 12 EVGRN 12 / 23 · N. POLLARD LN. - 487' 10 DECID / 10 EVGRN 12 / 11 BIODIVERSITY REQUIREMENTS: · 11-20: 2 SPECIES REQ, 21-30: 3 SPECIES REQ, 31-40: 4 SPECIES REQ, 41+: 5 SPECIES REQ. · TOTAL TREES ON SITE NUMBER OF SPECIES REQUIRED NUMBER OF SPECIES PROVIDED · 99 5 11 MINIMUM PLANT SIZES: PLANT TYPE: MINIMUM SIZE · EVERGREEN TREES: 6'-0" HT. MIN. B&B · TREES: 2" CALIPER MIN. B&B · SHADE TREES: 2" CALIPER MIN. · WOODY SHRUBS: 2 GAL. MIN. LANDSCAPE REQUIREMENTS: W. BROKEN ARROW ST. N. POLLARD LANE KLONDIKE DRAIN FOOTHILL DITCH AREA TO REMAIN UNDISTURBED ---PAGE BREAK--- L101 L102 W. BROKEN ARROW ST. L103 L104 N. POLLARD LN. KLONDIKE DRAIN (JURISDICTION UNCERTAIN) ENTRY MONUMENT, CORTEN STEEL SIGN AND CORTEN BOWL PLANTERS W/ STACKED STONE WALLS AND BOULDERS 20'-0" LANDSCAPE BUFFER 5' HT. MIN LANDSCAPE BERM NATIVE SEED MIX BETWEEN DITCH AND GRAVEL PATH STREET TREE PER LOT DEVELOPER CONCRETE PATHWAY, PER CIVIL PLANS CONCRETE PATHWAY, PER CIVIL PLANS ENTRY MONUMENT, CORTEN STEEL SIGN AND CORTEN BOWL PLANTERS W/ STACKED STONE WALLS AND BOULDERS MAILBOX CENTER ENTRY STONE PILASTERS AND GATES WITH KNOX BOX AND KEYPAD SYMBOL CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY TREES ACE CRS Acer platanoides 'Crimson Sentry' Crimson Sentry Norway Maple 2" Cal. 16 CED GPL Cedrus atlantica `Glauca Pendula` 3'-12' H X 3'-12' W Weeping Blue Atlas Cedar 5` Ht. 4 CED CED Cedrus deodara `Gold Cone` 25' H x 12-15'W Golden Deodar Cedar 8`-10` HT 2 CER FOR Cercis canadensis `Forest Pansy` 20-30' H X 20-30'W Forest Pansy Eastern Redbud 1.5" Cal. 5 FRA AU2 Fraxinus `Autumn Purple` Autumn Purple Ash 2" Cal. 8 JUN B15 Juniperus Scopulorum `Blue Arrow` 12`HX2`W Blue Arrow Juniper 8`-10` HT 10 LIR TUL Liriodendron tulipifera Tulip Poplar 2" Cal. 8 PIC CUP Picea abies `Cupressina` 25' H X 6' W Norway Spruce 8`-10` HT 19 PIC UYL Picea pungens `Baby Blue Eyes` 15-30'H X 15`W Baby Blue Eyes Colorado Blue Spruce 8`-10` HT 9 PIN PE2 Pinus strobus 'Pendula' Pendulous White Pine 4` Ht. 3 QC Quercus robur x alba `Crimson Spire` 35`- 45` H& 12`- 15` W Crimson Spire Oak B&B 3" CAL MIN. 5 TIL GSP Tilia cordata 'Greenspire' Greenspire Littleleaf Linden 2" Cal. 7 SHRUBS BER CRI Berberis thunbergii `Crimson Crimson Barberry 5 gal 44 BER ORK Berberis thunbergii `Orange Rocket` Orange Rocket Japanese Barberry 3 gal 32 BUX GMT Buxus x `Green Mountain` Green Mountain Boxwood 5 gal 29 COR HAL Cornus alba `Bailhalo` TM Ivory Halo Dogwood 5 gal 43 CRO XIA Crocosmia x 'Diablito' Diablito Crocosmia 2 gal 41 FOR DAH x intermedia `Evergold` Evergold 5 gal 15 HEL SEM Helictotrichon sempervirens Blue Oat Grass 3 gal 89 HEM YLO Hemerocallis x `Yellow` Yellow Daylily 1 gal 76 JUN WI2 Juniperus horizontalis `Wiltonii` Blue Rug Juniper 5 gal 17 PEN BU3 Pennisetum alopecuroides `Burgundy Bunny` Burgundy Bunny Dwarf Fountain Grass 1 gal 64 PHY TI6 Physocarpus opulifolius `SMPOTW` Tiny Wine® Ninebark 2 gal 39 ROS F43 Rosa x 'Noare' TM Flower Carpet Red Groundcover Rose 5 gal 36 SED AU3 Sedum x `Autumn Joy` Autumn Joy Sedum 2 gal 58 YUC GOL Yucca filamentosa `Golden Sword` Adam`s Needle 5 gal 42 PLANT SCHEDULE HYDROSEED - DRYLAND FESCUE/RYE SEED MIX. SEE PER MANUFACTURERS RECOMMENDATIONS SOD LAWN - SEE NOTE 6/L150 4' WROUGHT IRON FENCE, BLACK PICKETS, SEE DETAIL 6/L150 PLANTER MULCH - SEE NOTE 5/L150 LANDSCAPE BOULDERS, BASALT. SEE DETAIL 3/L150. GRAVEL PATH - SEE CIVIL PLANS CONCRETE PATH - SEE CIVIL PLANS LONGBOW SUBDIVISION BROKEN ARROW ST. STAR, ID 83669 Drawing Title: Drawing No: Revision No: Date: Desc: Date: Drawn By: EV 07.23.2025 These plans, and the ideas contained herein, are the exclusive property of Emily Voges Landscape Architect. Any use, reproduction, or transfer of these plans without express written permission is illegal and is in violation of applicable copyright laws. COPYRIGHT 2025 EMILY VOGES Landscape Architect [EMAIL REDACTED] [PHONE REDACTED] NOT FOR CONSTRUCTION PRELIMINARY PLAT L101 LANDSCAPE PLAN - AREA 1 NORTH 0 SCALE: feet 20 40 60 1" = 20' ---PAGE BREAK--- L101 L102 L103 L104 W. BROKEN ARROW ST. 20'-0" LANDSCAPE BUFFER 5' HT. MIN LANDSCAPE BERM, BLEND INTO EXISTING GRADE STREET TREE PER LOT DEVELOPER CONCRETE PATHWAY, PER CIVIL PLANS STONE RS AND GATES NOX BOX AND TIMBER PAVILION AND PICNIC TABLES SYMBOL CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY TREES ACE CRS Acer platanoides 'Crimson Sentry' Crimson Sentry Norway Maple 2" Cal. 16 CED GPL Cedrus atlantica `Glauca Pendula` 3'-12' H X 3'-12' W Weeping Blue Atlas Cedar 5` Ht. 4 CED CED Cedrus deodara `Gold Cone` 25' H x 12-15'W Golden Deodar Cedar 8`-10` HT 2 CER FOR Cercis canadensis `Forest Pansy` 20-30' H X 20-30'W Forest Pansy Eastern Redbud 1.5" Cal. 5 FRA AU2 Fraxinus `Autumn Purple` Autumn Purple Ash 2" Cal. 8 JUN B15 Juniperus Scopulorum `Blue Arrow` 12`HX2`W Blue Arrow Juniper 8`-10` HT 10 LIR TUL Liriodendron tulipifera Tulip Poplar 2" Cal. 8 PIC CUP Picea abies `Cupressina` 25' H X 6' W Norway Spruce 8`-10` HT 19 PIC UYL Picea pungens `Baby Blue Eyes` 15-30'H X 15`W Baby Blue Eyes Colorado Blue Spruce 8`-10` HT 9 PIN PE2 Pinus strobus 'Pendula' Pendulous White Pine 4` Ht. 3 QC Quercus robur x alba `Crimson Spire` 35`- 45` H& 12`- 15` W Crimson Spire Oak B&B 3" CAL MIN. 5 TIL GSP Tilia cordata 'Greenspire' Greenspire Littleleaf Linden 2" Cal. 7 SHRUBS BER CRI Berberis thunbergii `Crimson Crimson Barberry 5 gal 44 BER ORK Berberis thunbergii `Orange Rocket` Orange Rocket Japanese Barberry 3 gal 32 BUX GMT Buxus x `Green Mountain` Green Mountain Boxwood 5 gal 29 COR HAL Cornus alba `Bailhalo` TM Ivory Halo Dogwood 5 gal 43 CRO XIA Crocosmia x 'Diablito' Diablito Crocosmia 2 gal 41 FOR DAH x intermedia `Evergold` Evergold 5 gal 15 HEL SEM Helictotrichon sempervirens Blue Oat Grass 3 gal 89 HEM YLO Hemerocallis x `Yellow` Yellow Daylily 1 gal 76 JUN WI2 Juniperus horizontalis `Wiltonii` Blue Rug Juniper 5 gal 17 PEN BU3 Pennisetum alopecuroides `Burgundy Bunny` Burgundy Bunny Dwarf Fountain Grass 1 gal 64 PHY TI6 Physocarpus opulifolius `SMPOTW` Tiny Wine® Ninebark 2 gal 39 ROS F43 Rosa x 'Noare' TM Flower Carpet Red Groundcover Rose 5 gal 36 SED AU3 Sedum x `Autumn Joy` Autumn Joy Sedum 2 gal 58 YUC GOL Yucca filamentosa `Golden Sword` Adam`s Needle 5 gal 42 PLANT SCHEDULE HYDROSEED - DRYLAND FESCUE/RYE SEED MIX. SEE PER MANUFACTURERS RECOMMENDATIONS SOD LAWN - SEE NOTE 6/L150 4' WROUGHT IRON FENCE, BLACK PICKETS, SEE DETAIL 6/L150 PLANTER MULCH - SEE NOTE 5/L150 LANDSCAPE BOULDERS, BASALT. SEE DETAIL 3/L150. GRAVEL PATH - SEE CIVIL PLANS CONCRETE PATH - SEE CIVIL PLANS LONGBOW SUBDIVISION BROKEN ARROW ST. STAR, ID 83669 Drawing Title: Drawing No: Revision No: Date: Desc: Date: Drawn By: EV 07.23.2025 These plans, and the ideas contained herein, are the exclusive property of Emily Voges Landscape Architect. Any use, reproduction, or transfer of these plans without express written permission is illegal and is in violation of applicable copyright laws. COPYRIGHT 2025 EMILY VOGES Landscape Architect [EMAIL REDACTED] [PHONE REDACTED] NOT FOR CONSTRUCTION PRELIMINARY PLAT L102 LANDSCAPE PLAN - AREA 2 NORTH 0 SCALE: feet 20 40 60 1" = 20' ---PAGE BREAK--- L101 L102 L103 L104 N. POLLARD LN. FOOTHILL DITCH (MIDDLETON MILLS) KLONDIKE DRAIN (JURISDICTION UNCERTAIN) NATIVE SEED MIX BETWEEN DITCH AND GRAVEL PATH NATIVE SEED MIX BETWEEN DITCH AND GRAVEL PATH STREET TREE PER LOT DEVELOPER CONCRETE PATHWAY, PER CIVIL PLANS CONCRETE PATHWAY, PER CIVIL PLANS GRAVEL PATHWAY, PER CIVIL PLANS SYMBOL CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY TREES ACE CRS Acer platanoides 'Crimson Sentry' Crimson Sentry Norway Maple 2" Cal. 16 CED GPL Cedrus atlantica `Glauca Pendula` 3'-12' H X 3'-12' W Weeping Blue Atlas Cedar 5` Ht. 4 CED CED Cedrus deodara `Gold Cone` 25' H x 12-15'W Golden Deodar Cedar 8`-10` HT 2 CER FOR Cercis canadensis `Forest Pansy` 20-30' H X 20-30'W Forest Pansy Eastern Redbud 1.5" Cal. 5 FRA AU2 Fraxinus `Autumn Purple` Autumn Purple Ash 2" Cal. 8 JUN B15 Juniperus Scopulorum `Blue Arrow` 12`HX2`W Blue Arrow Juniper 8`-10` HT 10 LIR TUL Liriodendron tulipifera Tulip Poplar 2" Cal. 8 PIC CUP Picea abies `Cupressina` 25' H X 6' W Norway Spruce 8`-10` HT 19 PIC UYL Picea pungens `Baby Blue Eyes` 15-30'H X 15`W Baby Blue Eyes Colorado Blue Spruce 8`-10` HT 9 PIN PE2 Pinus strobus 'Pendula' Pendulous White Pine 4` Ht. 3 QC Quercus robur x alba `Crimson Spire` 35`- 45` H& 12`- 15` W Crimson Spire Oak B&B 3" CAL MIN. 5 TIL GSP Tilia cordata 'Greenspire' Greenspire Littleleaf Linden 2" Cal. 7 SHRUBS BER CRI Berberis thunbergii `Crimson Crimson Barberry 5 gal 44 BER ORK Berberis thunbergii `Orange Rocket` Orange Rocket Japanese Barberry 3 gal 32 BUX GMT Buxus x `Green Mountain` Green Mountain Boxwood 5 gal 29 COR HAL Cornus alba `Bailhalo` TM Ivory Halo Dogwood 5 gal 43 CRO XIA Crocosmia x 'Diablito' Diablito Crocosmia 2 gal 41 FOR DAH x intermedia `Evergold` Evergold 5 gal 15 HEL SEM Helictotrichon sempervirens Blue Oat Grass 3 gal 89 HEM YLO Hemerocallis x `Yellow` Yellow Daylily 1 gal 76 JUN WI2 Juniperus horizontalis `Wiltonii` Blue Rug Juniper 5 gal 17 PEN BU3 Pennisetum alopecuroides `Burgundy Bunny` Burgundy Bunny Dwarf Fountain Grass 1 gal 64 PHY TI6 Physocarpus opulifolius `SMPOTW` Tiny Wine® Ninebark 2 gal 39 ROS F43 Rosa x 'Noare' TM Flower Carpet Red Groundcover Rose 5 gal 36 SED AU3 Sedum x `Autumn Joy` Autumn Joy Sedum 2 gal 58 YUC GOL Yucca filamentosa `Golden Sword` Adam`s Needle 5 gal 42 PLANT SCHEDULE HYDROSEED - DRYLAND FESCUE/RYE SEED MIX. SEE PER MANUFACTURERS RECOMMENDATIONS SOD LAWN - SEE NOTE 6/L150 4' WROUGHT IRON FENCE, BLACK PICKETS, SEE DETAIL 6/L150 PLANTER MULCH - SEE NOTE 5/L150 LANDSCAPE BOULDERS, BASALT. SEE DETAIL 3/L150. GRAVEL PATH - SEE CIVIL PLANS CONCRETE PATH - SEE CIVIL PLANS LONGBOW SUBDIVISION BROKEN ARROW ST. STAR, ID 83669 Drawing Title: Drawing No: Revision No: Date: Desc: Date: Drawn By: EV 07.23.2025 These plans, and the ideas contained herein, are the exclusive property of Emily Voges Landscape Architect. Any use, reproduction, or transfer of these plans without express written permission is illegal and is in violation of applicable copyright laws. COPYRIGHT 2025 EMILY VOGES Landscape Architect [EMAIL REDACTED] [PHONE REDACTED] NOT FOR CONSTRUCTION PRELIMINARY PLAT L103 LANDSCAPE PLAN - AREA 3 NORTH 0 SCALE: feet 20 40 60 1" = 20' ---PAGE BREAK--- L101 L102 L103 L104 FOOTHILL DITCH (MIDDLETON MILLS) NATIVE SEED MIX BETWEEN DITCH AND GRAVEL PATH STREET TREE PER LOT DEVELOPER AREA TO REMAIN UNDISTURBED GRAVEL PATHWAY, PER CIVIL PLANS CORTEN BOWL PLANTERS W/ STACKED STONE WALLS AND BOULDERS SYMBOL CODE BOTANICAL NAME COMMON NAME SIZE CONTAINER QTY TREES ACE CRS Acer platanoides 'Crimson Sentry' Crimson Sentry Norway Maple 2" Cal. 16 CED GPL Cedrus atlantica `Glauca Pendula` 3'-12' H X 3'-12' W Weeping Blue Atlas Cedar 5` Ht. 4 CED CED Cedrus deodara `Gold Cone` 25' H x 12-15'W Golden Deodar Cedar 8`-10` HT 2 CER FOR Cercis canadensis `Forest Pansy` 20-30' H X 20-30'W Forest Pansy Eastern Redbud 1.5" Cal. 5 FRA AU2 Fraxinus `Autumn Purple` Autumn Purple Ash 2" Cal. 8 JUN B15 Juniperus Scopulorum `Blue Arrow` 12`HX2`W Blue Arrow Juniper 8`-10` HT 10 LIR TUL Liriodendron tulipifera Tulip Poplar 2" Cal. 8 PIC CUP Picea abies `Cupressina` 25' H X 6' W Norway Spruce 8`-10` HT 19 PIC UYL Picea pungens `Baby Blue Eyes` 15-30'H X 15`W Baby Blue Eyes Colorado Blue Spruce 8`-10` HT 9 PIN PE2 Pinus strobus 'Pendula' Pendulous White Pine 4` Ht. 3 QC Quercus robur x alba `Crimson Spire` 35`- 45` H& 12`- 15` W Crimson Spire Oak B&B 3" CAL MIN. 5 TIL GSP Tilia cordata 'Greenspire' Greenspire Littleleaf Linden 2" Cal. 7 SHRUBS BER CRI Berberis thunbergii `Crimson Crimson Barberry 5 gal 44 BER ORK Berberis thunbergii `Orange Rocket` Orange Rocket Japanese Barberry 3 gal 32 BUX GMT Buxus x `Green Mountain` Green Mountain Boxwood 5 gal 29 COR HAL Cornus alba `Bailhalo` TM Ivory Halo Dogwood 5 gal 43 CRO XIA Crocosmia x 'Diablito' Diablito Crocosmia 2 gal 41 FOR DAH x intermedia `Evergold` Evergold 5 gal 15 HEL SEM Helictotrichon sempervirens Blue Oat Grass 3 gal 89 HEM YLO Hemerocallis x `Yellow` Yellow Daylily 1 gal 76 JUN WI2 Juniperus horizontalis `Wiltonii` Blue Rug Juniper 5 gal 17 PEN BU3 Pennisetum alopecuroides `Burgundy Bunny` Burgundy Bunny Dwarf Fountain Grass 1 gal 64 PHY TI6 Physocarpus opulifolius `SMPOTW` Tiny Wine® Ninebark 2 gal 39 ROS F43 Rosa x 'Noare' TM Flower Carpet Red Groundcover Rose 5 gal 36 SED AU3 Sedum x `Autumn Joy` Autumn Joy Sedum 2 gal 58 YUC GOL Yucca filamentosa `Golden Sword` Adam`s Needle 5 gal 42 PLANT SCHEDULE HYDROSEED - DRYLAND FESCUE/RYE SEED MIX. SEE PER MANUFACTURERS RECOMMENDATIONS SOD LAWN - SEE NOTE 6/L150 4' WROUGHT IRON FENCE, BLACK PICKETS, SEE DETAIL 6/L150 PLANTER MULCH - SEE NOTE 5/L150 LANDSCAPE BOULDERS, BASALT. SEE DETAIL 3/L150. GRAVEL PATH - SEE CIVIL PLANS CONCRETE PATH - SEE CIVIL PLANS LONGBOW SUBDIVISION BROKEN ARROW ST. STAR, ID 83669 Drawing Title: Drawing No: Revision No: Date: Desc: Date: Drawn By: EV 07.23.2025 These plans, and the ideas contained herein, are the exclusive property of Emily Voges Landscape Architect. Any use, reproduction, or transfer of these plans without express written permission is illegal and is in violation of applicable copyright laws. COPYRIGHT 2025 EMILY VOGES Landscape Architect [EMAIL REDACTED] [PHONE REDACTED] NOT FOR CONSTRUCTION PRELIMINARY PLAT L104 LANDSCAPE PLAN - AREA 4 NORTH 0 SCALE: feet 20 40 60 1" = 20' ---PAGE BREAK--- LONGBOW SUBDIVISION BROKEN ARROW ST. STAR, ID 83669 Drawing Title: Drawing No: Revision No: Date: Desc: Date: Drawn By: EV 07.23.2025 These plans, and the ideas contained herein, are the exclusive property of Emily Voges Landscape Architect. Any use, reproduction, or transfer of these plans without express written permission is illegal and is in violation of applicable copyright laws. COPYRIGHT 2025 EMILY VOGES Landscape Architect [EMAIL REDACTED] [PHONE REDACTED] NOT FOR CONSTRUCTION PRELIMINARY PLAT L150 LANDSCAPE DETAILS AND NOTES 1. REGULATIONS & STANDARDS 1.1. All contractor work shall be conducted in accordance with ISPWC (Idaho Standard Public Works Construction), 2023; and City of Star, ID codes, standards and state and local regulations. 2. EXISTING CONDITIONS 2.1. All utilities shall be located prior to construction and protected. Any damage to structures, utilities or concrete will be replaced at contractor's expense. 2.2. The site has many existing improvements such as underground utilities, curb and gutter, light poles and sidewalks. 2.3. See Civil Engineer's plans for information about existing features; all drainage pipes and locations. Protect and retain drainage at all times. 3. GRADING & SITE PREPARATION 3.1. Prepare finish grades for planting by grubbing and removing weeds. If necessary apply Round-Up (or equivalent herbicide), using a certified applicator. Remove rocks and other materials over 3.2. All gravel overprep to be removed and disposed of off site. 3.3. Finish grade to be smooth transition to allow for entire site to be a natural flowing space. 3.4. Refer to Civil Engineer's plans for grading information & for all drainage pipes and locations. Protect and retain drainage at all times. 3.5. No pooling or standing water will be accepted per industry standards. 4. SOILS 4.1. All planter beds to receive a minimum of 18" depth of screened topsoil. Spread, compact, and fine grade to smooth and uniform grade 2.5" below adjacent surfaces. 4.2. All lawn areas to receive a minimum of 12" depth of screened topsoil. Spread, compact, and fine grade topsoil to a smooth uniform grade 1" below adjacent surfaces. 4.3. Reuse of existing topsoil that has been stockpiled on site is permitted if: 4.3.1. Topsoil is tested and analyzed to ensure a proper growing medium. Provide additional amendments as determined by soil tests. And 4.3.2. Topsoil is to be loose, friable sandy loam that is clean and free of toxic materials, noxious weeds, weed seeds, rocks, grass or other foreign materials. 4.3.3. Topsoil should have a pH of 6.5 to 8. 4.3.4. If on site topsoil does not meet these minimum standards contractor is responsible for providing approved imported topsoil or improving onsite topsoil per the approval of the project manager. 4.4. If imported topsoil is used it must be from a local source and be screened free of any debris or foreign matter. Topsoil must not contain rocks, sticks, lumps, or toxic matter. 4.5. Smooth, compact, and fine grade topsoil in lawn areas to smooth and uniform grade below adjacent surfaces. 4.6. Prepare finish grade of topsoil to elevations set by Civil Engineer's plans with positive drainage away from structures. Refer to Civil Engineer's plans for grading information. 4.7. Amend all new plantings with 2 parts topsoil and 1 part compost. 5. PLANTER BED MULCH 5.1. Planter beds to receive 3" depth shredded walk on bark mulch or approved other by landscape architect. 5.2. Install over commercial grade weed barrier fabric. 5.3. All planter beds shall be shovel edged to create a distinct separation to landscape types. 6. LAWN AREAS 6.1. All lawn areas shall be sodded with tall turf type fescue. 6.2. Sod shall be regionally harvested, laid within 24 hours of harvesting, and laid with tight fitting joints. 7. PLANTS 7.1. All plant material shall be installed per industry standards. 7.2. All plant material shall meet or exceed the minimum federal standards as regulated by ANSI z60.1, American Standard for Nursery Stock. Plants not meeting these standards for quality, or plants determined to be unhealthy by Owner's representative, will be rejected. 7.3. All trees and shrubs to be installed per details. 7.4. Fertilize all trees and shrubs with 'Agriform' planting tablets or approved equal. Apply per manufacturer's recommendations. 7.5. All plants shall adhere to plant schedule, species & sizes. Any necessary subsitutions due to availability or alternatives shall be coordinated to the landscape architect via submittal. 8. IRRIGATION 8.1. Irrigation system shall be built to the following specifications: 8.2. Adhere to city codes when connecting to city water. 8.3. All irrigation material to be new with manufacturers' warranty fully intact. 8.4. Install outdoor rated controller in specified location on plan. Coordinate with project manager on exact location. 8.5. Controller to include On/Off rain switch or other rain shut off device that does not alter program. 8.6. Irrigation system piping in landscape areas to be minimum schedule 40 PVC or approved equal, sleeves to be double the size of pipes located within, all wires to be contained in separate sleeves 1-1/2" dia min. 8.7. Coordinate all sleeving & pipe runs with owner (Local Construct) & Builder before installing. 8.8. Use common trenching where possible. 8.9. All wires to be 18 gauge direct, bury wire at a minimum of 12" below finished grade. Size wire for correct voltage loss. 8.10. Supply a minimum of spare wires to furthest valves from controller in all directions. 8.11. Flow control device to be included on all remote control valves, including master control valve. 8.12. Connect mainline to point of connection in approximate location shown on plan. 8.13. Provide 1 2" winterization port in location near POC. Winterization port to be located inside of its own standard valve box. 8.14. Contractor is responsible complying with all codes and paying all permits necessary. 8.15. Sprinkler heads shall have matched precipitation within each control circuit. Velocities shall not exceed 5 feet per second. 8.16. Locate irrigation materials in planters when possible and screen with vegetation when possible. 9. CONTRACTOR RESPONSIBILITIES 9.1. Estimated quantities are shown for general reference only. Contractor shall be responsible for all quantity estimates. 9.2. All plant material and workmanship shall be guaranteed for a period of one year beginning at the date of Substantial Completion. Replace all dead or unhealthy plant material immediately with same type and size at no cost to Owner. 9.3. Landscape contractor to turn in as built drawings at the end of project. Substantial Completion will not be granted until 2 copies @ 1" = 20' scale are turned in and approved by Owner's Representative. 10. In the event of a discrepancy, notify the Architect. LANDSCAPE NOTES: 212" TOP TWO STRUCTURAL ROOTS: BELOW TOP OF ROOTBALL. LOWEST STRUCTURAL ROOT BELOW TOP OF ROOT BALL 612" NOTES: 1. DO NOT DAMAGE OR CUT LEADER 2. DO NOT DISTURB ROOT OR DAMAGE ROOT BALL WHEN INSTALLING TREE OR TREE STAKES. 3. TREE STAKING SHALL BE AT THE DISCRETION OF CONTRACTOR. HOWEVER ANY TREES DISTURBED FROM PLUMB DURING THE PLANT WARRANTEE PERIOD WILL BE REPAIRED OR REPLACED AT CONTRACTOR'S EXPENSE. 4. WATER PLANTS THOROUGHLY IMMEDIATELY AFTER INSTILLATION. 5. REMOVE ALL BURLAP, TWINE, ROPE, OR MATERIAL FROM THE TOP 1 3 OF THE ROOTBALL. 6. 5' DIAMETER PLANTER BED/MULCH RING AROUND THE TRUNK OF THE TREE. 3" OF MULCH MIN. DO NOT PLACE MULCH WITHIN 2" OF TRUNK OF TREE. GRAFT VISIBLE ABOVE SOIL LINE SOIL LINE OF THE TOP OF THE ROOT BALL AFTER REMOVING EXCESS SOIL. 2-3" OF MULCH BACKFILL MIX SEE NOTES AND SPECIFICATIONS. COMPACT SOIL UNDER ROOTBALL TO 90% PROCTOR. CUT AND FOLD WIRE BASKET FROM TOP OF ROOTBALL SOIL SAUCER HIGH REMOVE AT END OF PROJECT BALL & BURLAP TREE PLANTING 3/4" = 1'-0" 1 3293-01 MULCH 2" MIN. AWAY FROM TRUNK OF PLANT. LAWN OR PAVING BALL AND BURLAP PLANT (IF CONTAINER - GROWN PLANT WITH ROOTS LOOSENED AND PULLED OUT TO PREVENT PLANT FROM BECOMING ROOT BOUND) SOIL SURFACE ROUGHENED TO BIND WITH NEW SOIL FOLD BURLAP FROM TOP OF ROOT BALL DOWN INTO GROUND; SET TOP OF BALL FLUSH WITH FINISH GRADE 12" TO 18" FOR LARGER SHRUB ROOT BALLS, MAKE DEPTH MIN. 4" DEEPER THAN BALL) 3" DEEP MULCH MIN. NOTE: REMOVE ALL TAGS, TWINE OR OTHER NON BIODEGRADABLE MATERIALS ATTACHED TO PLANT OR ROOT MASS. BACKFILL SHALL BE 100% TOPSOIL. WATER SETTLE ALL PLANTINGS TO ENSURE PLANT ROOTBALL MAINTAINS 1 2" HEIGHT ABOVE EXISTING SOILS WHEN COMPLETE. SHRUB PLANTING 1" = 1'-0" 2 329333-03 1" = 1'-0" LANDSCAPE BOULDER PLACEMENT (TYP) INSTALL BOULDERS WITH WEATHERED FACE EXPOSED AND A MINIMUM OF 1 3 OF STONE BELOW FINISH GRADE BOULDERS SHALL BE NATURAL WEATHERED SURFACE ROCK, MIN 3'x3' TO MAX 5'X8' 2/3 1/3 3 DETAIL-FILE TRANSFORMER SCREENING 1/4" = 1'-0" TRANSFORMER / JUNCTION BOX, ETC CONCRETE PAD, VARIES CLEARANCE 10'-0" FRONT 3'-0" REAR & SIDES ORNAMENTAL GRASSES OR WOODY SHRUBS TO CONCEAL 85% MIN HEIGHT OF CABINET 5 32 9339-01 STEEL LANDSCAPE EDGING 3" = 1'-0" 12" 12" PLANTER FINISH GRADE 1 4" BELOW TOP OF EDGER. FINISH GRADE AT LAWN, AND PLANTER 1 2" BELOW TOP OF STEEL EDGER. 3 16" x 4" X 16' COMMERCIAL STEEL EDGING BY SURE-LOC OR APPROVED OTHER. COLOR: BLACK FINISH. 12" LONG METAL ANCHOR STAKES INSTALLED @48" O.C., AND AT EACH END. 4 4' OPEN VISION FENCE 3/4" = 1'-0" TOP RAIL VERTICAL SLATS BOTTOM RAIL FINISHED GRADE FOOTING BY CONTRACTOR NOTES: *INSTALL FENCE PER MANUFACTURER RECOMMENDATIONS *CONTRACTOR RESPONSIBLE FOR FOOTINGS *COLOR BLACK, OR APPROVED OTHER 8' OR PER MANUFACTURER 2ND RAIL 323106-02 6 ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- ---PAGE BREAK--- 1445 N Orchard St Boise, ID 83706 • (208) 373-0550 Brad Little, Governor Jess Byrne, Director September 8, 2025 Shawn L. Nickel Planning Director and Zoning Administrator Star City Hall P.O. Box 130 Star, Idaho 83669 [EMAIL REDACTED] Subject: Agency Transmittal - Longbow Subdivision Dear Mr. Nickel, Thank you for the opportunity to respond to your request for comment. While DEQ does not review every project 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: 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). For questions, contact David Luft, Air Quality Manager, at (208) 373-0550. IDAPA 58.01.01.201 requires an owner or operator of a facility to obtain an air quality permit to construct prior to the commencement of construction or modification of any facility that will be a source of air pollution in quantities above established levels. DEQ asks that cities and counties require a proposed facility to contact DEQ for an applicability determination on their proposal to ensure they remain in compliance with the rules. For questions, contact the DEQ Air Quality Permitting Hotline at 1-[PHONE REDACTED]. ---PAGE BREAK--- September 2025 Page 2 of 4 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 local public health district. 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 groundwater. 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. DEQ recommends verifying if the current and/or proposed drinking water system is a regulated public drinking water system. A drinking water system is a Public Water System (PWS) if it has at least 15 service connections or regularly serves an average of 25 or more people per day for at least 60 days per year (refer to the DEQ website at: For non-regulated systems, DEQ recommends annual testing for total coliform bacteria, nitrate, and nitrite. 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. If any private wells will be included in this project, we recommend that they be tested for total coliform bacteria, nitrate, and nitrite prior to use and retested annually thereafter. DEQ recommends using an existing drinking water system whenever possible or construction of a new community drinking water system. Please contact DEQ to discuss this project and to explore options to both best serve the future residents of this development and provide for protection of groundwater 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. ---PAGE BREAK--- September 2025 Page 3 of 4 For questions, contact Valerie Greear, Water Quality Engineering Manager at (208) 373-0550. 4. SURFACE WATER Please contact DEQ to determine whether this project will require an Idaho Pollutant Discharge Elimination System (IPDES) Permit. A Multi-Sector General Permit from DEQ may be required for facilities that have an allowable discharge of storm water or authorized non-storm water associated with the primary industrial activity and co-located industrial activity. For questions, contact Emily Montague, IPDES Compliance Supervisor, at (208) 373-0433. If this project is near a source of surface water, DEQ requests that projects incorporate construction best management practices (BMPs) to assist in the protection of Idaho’s water resources. Additionally, please contact DEQ to identify BMP alternatives and to determine whether this project is in an area with Total Maximum Daily Load stormwater permit conditions. The Idaho Stream Channel Protection Act requires a permit for most stream channel alterations. Please contact the Idaho Department of Water Resources (IDWR), Western Regional Office, at 2735 Airport Way, Boise, or call (208) 334-2190 for more information. Information is also available on the IDWR website at: channel-alteration-permits.html The Federal Clean Water Act requires a permit for filling or dredging in waters of the United States. Please contact the US Army Corps of Engineers, Boise Field Office, at 10095 Emerald Street, Boise, or call [PHONE REDACTED] for more information regarding permits. For questions, contact Lance Holloway, Surface Water Manager, at (208) 373-0550. 5. SOLID WASTE, HAZARDOUS WASTE AND GROUNDWATER CONTAMINATION Solid Waste. No trash or other solid waste shall be buried, burned, or otherwise disposed of at the project site. These disposal methods are regulated by various state regulations including Idaho’s Solid Waste Management Regulations and Standards (IDAPA 58.01.06), Rules and Regulations for Hazardous Waste (IDAPA 58.01.05), and Rules and Regulations for the Prevention of Air Pollution (IDAPA 58.01.01). Inert and other approved materials are also defined in the Solid Waste Management Regulations and Standards. Hazardous Waste. The types and number of requirements that must be complied with under the federal Resource Conservations and Recovery Act (RCRA) and the Idaho Rules and Standards for Hazardous Waste (IDAPA 58.01.05) are based on the quantity and type of waste generated. Every business in Idaho is required to track the volume of waste generated, determine whether each type of waste is hazardous, and ensure that all wastes are properly disposed of according to federal, state, and local requirements. Water Quality Standards. Site activities must comply with the Idaho Water Quality Standards (IDAPA 58.01.02) regarding hazardous and deleterious-materials storage, disposal, or accumulation adjacent to or in the immediate vicinity of state waters (IDAPA 58.01.02.800); and the cleanup and reporting of oil-filled electrical equipment (IDAPA 58.01.02.849); hazardous materials (IDAPA 58.01.02.850); and used-oil and petroleum releases (IDAPA 58.01.24.060 and 58.01.24.061). Petroleum releases must be reported to DEQ in accordance with IDAPA 58.01.24.060.01 and 58.01.24.061.04. 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. ---PAGE BREAK--- September 2025 Page 4 of 4 Groundwater 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 Matthew Pabich, 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, additional regulations may apply. If an UST is present, the site should be evaluated to determine whether the UST is regulated by DEQ. If an AST is identified, EPA may have additional requirements. Both 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 tanks/leaking-underground-storage-tanks-in-idaho/ for assistance. If applicable to this project, DEQ recommends that BMPs be implemented for any of the following land uses: wash water from cleaning vehicles, fertilizers and pesticides, animal facilities, composted waste, ponds and outdoor gun ranges. 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, Troy Smith Regional Administrator ---PAGE BREAK--- Boise Office 1101 W. River St. Suite 110 Boise, Idaho 83702 Tel. (208) 629-7447 Challis Office 1261 E. Main Ave. P.O. Box 36 Challis, Idaho 83226 Tel. (208) 879-4488 Twin Falls Office 236 River Vista Place Suite 301 Twin Falls, Idaho 83301 Tel. (208) 969-9585 Fax (all offices) (208) 629-7559 Wednesday, September 03, 2025 David P. Claiborne S. Bryce Farris Evan T. Roth Daniel V. Steenson Andrew J. Waldera Kelsea E. Ross Brian A. Faria Thomas M. Larsen Patxi Larrocea-Phillips Katie L. Vandenberg-Van Vliet James R. Bennetts (retired) www.sawtoothlaw.com Attorneys licensed in Idaho, Oregon and Washington City of Star Attn: Shawn L. Nickel P.O. Box 130 Star, Idaho 83669 Re: File Nos.: RZ-25-03, PP-25-03, CPA-25-02 and PR-25-03 for Longbow Subdivision The property is located at the southeast corner of W. Broken Arrow Rd & N. Pollard Ln in Star, ID Dear Mr. Nickel: The Foothill Ditch Company (referred to as “Ditch Company”) has a ditch and easement that runs through or abuts this property. In addition, the Middleton Mill Ditch Company and Middleton Irrigation Association (collectively referred to as “MM-MI”) have a lateral ditch and easement that runs through or abuts this property. The easement for MM-MI and the Ditch Company is 25 feet each side from the top of bank. The developer must contact the Ditch Company and MM-MI’s attorneys, Sawtooth Law Offices, PLLC, for approval before any encroachment, change of easement, or drainage discharge into Ditch Company and MM-MI’s facilities occur. The Ditch Company and MM-MI must review drainage plans and construction plans prior to any approval. The Ditch Company and MM-MI generally require a License Agreement prior to any approval for the following reasons: 1. Relocation of a facility which would also require a new easement and relinquishment of the old easement once the relocation has been completed. 2. Piping of a facility. 3. Encroachment on a facility with gas, water and sewer lines, utility lines, roadways, bridges or any other structures. 4. Drainage discharges into any facilities. ---PAGE BREAK--- www.sawtoothlaw.com Attorneys licensed in Idaho, Oregon and Washington Also, please be advised that neither the Ditch Company nor MM-MI approve of trees within their easements. Therefore, any existing trees within easement will need to be removed. On occasion, the Ditch Company and MM-MI may make an exception on a case-by-case basis, which requires the developers/owners to obtain written permission from the Ditch Company and MM-MI for existing trees to remain. Please contact me if you have any questions. Yours very truly, Sent without signature to Avoid delay S. Bryce Farris SBF:krk cc: Foothill Ditch Company/MM-MI ---PAGE BREAK--- STAR FIRE PROTECTION DISTRICT OFFICE OF THE FIRE MARSHAL Fire District Headquarters • 11665 W. State St., Suite B • Star, ID 83669 • (208) 286-7772 • www.midstarfire.org Page 1 of 2 DATE: October 1, 2025 TO: Orton Engineering, LLC CC: City of Star – Planning and Zoning FROM: Victor Islas, Deputy Chief FD FILE: 2025-0279 PROJECT: Longbow Subdivision Preliminary Plat The Star Fire Protection District has reviewed the documents provided by the applicant for review of Longbow Subdivision Preliminary Plat comments are as follows. The Applicant is requesting approval of a Rezone a Comp Plan Map Amendment, Private Road and Preliminary Plat for a proposed residential subdivision consisting of 14 residential lots and 4 common lots. The property is located at the southeast corner of W. Broken Arrow Road & N. Pollard Lane in Star, Idaho, and consists of 10.4 acres with a proposed density of 1.35 dwelling units per acre. This development will be serviced by StaƟon 51 located at 11665 W State St., Star, ID 83669. StaƟon 51 is 2.9 miles from the development entrance with an esƟmated 7 - minute travel Ɵme under normal driving condiƟons. Future Coverage – The development will be serviced by StaƟon 55 located at 9415 W FloaƟng Feather Rd., Star, ID. Once funding is obtained for staffing. StaƟon 55 is 0.4 miles from the development entrance with an esƟmated 2- minute travel Ɵme under normal driving condiƟons. The Fire District level of service expectation goal is 5 minutes. This development sits outside of the Fire District service level expectations when resources are available. Once funding for staƯing of future station 55 is obtained. This development will be within the Fire District level of service expectation goal of 5 minutes. The Star Fire Protection District does not oppose the applications subject to compliance with all the following code requirements and conditions of approval. CONDITIONS OF APPROVAL: 1. Codes 1.1. This development shall comply with the 2018 International Fire Code (IFC) and any codes set forth by the City of Star, Idaho. 1.2. The IFC code is to establish the minimum requirements consistent with nationally recognized good practice for providing a reasonable level of life safety and property protection from the hazards of fire, explosion or dangerous conditions in new and existing buildings, structures and premises, and to provide a reasonable level of safety to fire fighters and emergency responders during emergency operations. Victor Islas, Deputy Chief Star Fire Protection District 10/01/2025 ---PAGE BREAK--- STAR FIRE PROTECTION DISTRICT OFFICE OF THE FIRE MARSHAL Fire District Headquarters • 11665 W. State St., Suite B • Star, ID 83669 • (208) 286-7772 • www.midstarfire.org Page 2 of 2 2. Side Set Back 2.1. Single-Family – 7.5 feet as per city code. No modification is requested. 3. Fire Apparatus Access 4. 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. 4.1. The proposed access to and through the development meets the intent of code for developments with under 30 lots. 4.2. The proposed Hammer Head Turnaround meets the intent of the code for emergency turnaround. 4.3. Additional turnaround may be required on larger lots. This will be assessed at time of building permit. 5. Private Road with Electronic Gate 5.1. The Fire District has limited authority to enforce regulations on private roads and therefore holds reservations for their approval. If approved by City Council, the following conditions shall apply: 5.1.1. Emergency Service easement shall be across all access roads within the subdivision. 5.1.2. Gates shall comply with fire district gates and barriers standards. 5.1.2.1. It shall be the responsibility of the applicant to ensure permits are completed with the oƯice of the fire marshal. 5.1.2.2. Gates shall not be utilized until final testing and inspection is completed by the Fire District. 5.1.3. CC&R Requirement: Any proposed changes to the internal road system shall be submitted to the Fire District for review and approval. 5.1.4. CC&R Requirement: The HOA shall be responsible for always maintaining all fire apparatus access roads free of obstruction, including snow and ice removal during winter months. 6. Water Supply 6.1. Fire hydrants, capable of producing the required fire flow, shall be located along approved the development. 6.1.1. This development will be serviced by the Star Sewer and Water District (SSWD). 6.1.2. Installation of hydrants for the purpose of fire fighting operations shall follow the SSWD standards. 6.1.2.1. The submitted plan set did not have the required information needed to verify hydrant locations. 6.1.3. The applicant shall coordinate with Star Sewer and Water District and the OƯice of the Fire Marshal to coordinate witness of fire flows. 6.1.4. The applicant shall provide hydrant GIS data to Star Sewer and Water District and the OƯice of the Fire Marshal. 7. Building Identification 7.1. All building address numbers shall be a minimum of 4 inches in height with a stroke width of at least 0.5 inches. The numbers must be of a color that contrasts with the building, so they are plainly visible and easily identifiable. 8. Additional Comments 8.1. Final inspection and sign-oƯ by the OƯice of the Fire Marshal shall take place before any building permits are issued. 8.2. Any overlooked hazardous condition and/or violation of the International Building and/or Fire Code does not imply approval of such condition or violation. ---PAGE BREAK--- From: Niki Benyakhlef <[EMAIL REDACTED]> Sent: Friday, September 5, 2025 9:11 AM To: Shawn Nickel <[EMAIL REDACTED]> Cc: Barbara Norgrove <[EMAIL REDACTED]> Subject: RE: Agency Transmittal - Longbow Subdivision Hello Shawn, After careful review of the transmittal submitted to ITD on September 3, 2025, regarding Longbow Subdivision, the Department has no comments or concerns to make at this time. The application is only proposing 14 residential units, therefore a minor impact if any can be anticipated onto state highway facilities. Thank you, Niki Benyakhlef Development Services Coordinator District 3 Development Services O: [PHONE REDACTED] I C: [PHONE REDACTED] Email: [EMAIL REDACTED] Website: itd.idaho.gov Book a Meeting with Me! ---PAGE BREAK--- Date: October 2, 2025 To: Paul Hilbig-Applicant, Brent L. Orton P.E.-Orton Engineering and Josh and Kelli Kinney-Owners Staff Contact: Dawn Battles, Senior Planner Project Description: Longbow Trip Generation: This development is estimated to generate 136 vehicle trips per day, 14 vehicle trip per hour in the PM peak hour, based on the Institute of Transportation Engineers Trip Generation Manual, 12th edition. Proposed Development Meets All ACHD Policies Requires Revisions to meet ACHD Policies X Traffic Impact Study Yes No X If yes, is mitigation required ACHD Planned Improvements FYP No CIP Yes Livable Street Performance Measures Pedestrian LTS 3 Cyclist LTS 3 Is Transit Available? Yes No X Area Roadway Level of Service Do area roadways meet ACHD’s LOS Planning Thresholds? Yes X No Area roads will meet ACHD’s LOS Planning Thresholds in the future with planned improvements? Yes No ---PAGE BREAK--- 1 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 Development Services Department Project/File: Longbow / SPP25-0005 / RZ-25-03/ PR-25-03/ PP-25-03/ CPA-25-02 This is a rezone from R-1PUD-DA to R-2 (Residential Zonings), a private road and a preliminary plat application to allow for the development of a 21-lot subdivision consisting of 15 single family lots and 5 common lots and 1 private road lot on 10- acres. This application includes a comprehensive plan map amendment from Low Density Residential to Estate Rural Residential with the City of Star. The site is located at the southeast corner of Broken Arrow Street and Pollard Lane. Lead Agency: City of Star Site address: W. Floating Feather Road Staff Approval: October 2, 2025 Applicant: Paul Hilbig 1707 N. Palmer Lane Eagle, ID 83616 Representative: Brent L. Orton P.E. Orton Engineering, LLC 17338 Sunnydale Place Caldwell, ID 83607 Owners: Josh and Kelli Kinney 8675 W. Broken Arrow Street Star, ID 83669 Staff Contact: Dawn Battles, Senior Planner Phone: 208-387`-6218 E-mail: [EMAIL REDACTED] Report Summary: ACHD Planned Improvements 2 Level of Service Planning Thresholds 2 A. Site Specific Conditions of Approval 3 B. Vicinity Map 4 C. Site Plan 5 D. Findings for Consideration 6 E. Policy 9 F. Standard Conditions of Approval 14 G. Conclusions of Law 14 Request for Appeal of Staff Decision 15 ---PAGE BREAK--- 2 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 ACHD Planned Improvements 1. Capital Improvements Plan (CIP)/ Five Year Plan (FYP): There are no roadways, bridges or intersections in the general vicinity of the project that are in the Five Year Plan (FYP). • Floating Feather Road is listed in the CIP to be widened to 3-lanes from Star Road to Plummer Road between 2036 and 2040. • The intersection of Floating Feather Road and Plummer Road is listed in the CIP to be reconstructed as a three-legged single-lane roundabout with 2-lanes on the south, 2-lanes east, and 2-lanes on the west leg between 2036 and 2040. Level of Service Planning Thresholds 1. 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). 2. Average Daily Traffic Count (VDT) Average daily traffic counts are based on ACHD’s most current traffic counts. • The average daily traffic count for Pollard Lane north of Floating Feather Road was 4,190 on May 6, 2024. • There are no current traffic counts for Broken Arrow Street. Roadway Frontage Functional Classification PM Peak Hour Traffic Count PM Peak Hour Level of Service Pollard Lane 490-feet Minor Arterial 205 Better than Broken Arrow Street 669-feet Collector N/A N/A ---PAGE BREAK--- 3 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 A. Site Specific Conditions of Approval 1. Improve Pollard Lane with vertical curb and gutter at the existing edge of pavement of Pollard Lane and construct 5-foot wide detached concrete sidewalk located outside of the right-of-way and on the east side of the Klondike Ditch abutting the site. 2. Provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right-of-way on Pollard Lane abutting the site. 3. Construct Broken Arrow Street as ½ of a 36-foot wide collector street section to include pavement widening, vertical curb, gutter and 5-foot wide detached or 7-foot wide attached concrete sidewalk abutting the site. And if required by the City of Star of this applicant, abutting the five parcels (see image page 6) located directly adjacent to the east of the site. 4. Dedicate right-of-way on Broken Arrow Street to 2-feet behind back of sidewalk, or for detached sidewalk, reduce the right-of-way to 2-feet behind back of curb and provide a permanent right-of- way easement from the right-of-way line to 2-feet behind back of sidewalk abutting the site and the five parcels located directly adjacent to the east of the site. 5. Construct a 30-foot wide gated curb return type driveway for a private road onto Broken Arrow Street, located 233-feet east of Pollard Lane. Once outside of the right-of-way the private road may be widened to a 28-foot wide and 20-foot wide travel lane with a 45-foot wide center landscape island. The center landscape islands shall be located outside of the right-of-way. 6. Locate the gate or keypad (whichever is closer) for the driveway onto Broken Arrow Street a minimum of 50-feet from the near edge of pavement of Broken Arrow Street and provide an on-site turnaround. 7. Install street name and stop signs for the private road/drive aisle. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. 8. Other than the access specifically approved with this application, direct lot access is prohibited to Pollard Lane and Broken Arrow Street and should be noted on the final plat. 9. 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. 10. 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. 11. Comply with all Standard Conditions of Approval. ---PAGE BREAK--- 4 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 B. Vicinity Map ---PAGE BREAK--- 5 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 C. Site Plan ---PAGE BREAK--- 6 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 D. Findings for Consideration 1. History/ Prior Action ACHD previously reviewed this site (highlighted blue) and the five parcels located directly adjacent to the east of the site (highlighted yellow) in January 2021 as part of an annexation, rezone and a planned unit development application to allow for a mixed-use development including residential, retail, office, event center, farmers market, restaurant, winery, bed & breakfast and garden center. The application also included a development agreement with the City of Star. In September 2023, ACHD approved plans for the construction of frontage improvements on Broken Arrow Street, abutting the parcel located to the far east of this site. As of the date of this application, the frontage improvements have not been constructed on Broken Arrow Street abutting the event center parcel. The City has indicated that Broken Arrow Street would be improved as a collector street along the frontage of the five parcels located directly adjacent to the east of the site when the current site is approved for development. Staff is supportive of Broken Arrow Street being improved as part of this development and should be constructed as ½ of a 36-foot wide collector street section to include pavement widening, vertical curb, gutter and 5-foot wide detached or 7-foot wide attached concrete sidewalk(see Findings 3, page 7 for requirements abutting the current development site).It should be noted that ACHD is not party to the development agreement with the City of Star. The dedication of right-of-way should be required to 2-feet behind back of sidewalk, or for detached sidewalk, the right-of-way may be reduced to 2-feet behind back of curb and provide a permanent right-of-way easement from the right-of-way line to 2-feet behind back of sidewalk abutting the five parcels located directly adjacent to the east of the site. 2. Pollard Lane a. Existing Conditions: Pollard Lane is improved with 2-travel lanes, and no curb, gutter or sidewalk abutting the site. There is 83-feet of right-of-way for Pollard Lane (43-feet from centerline). There is a large irrigation ditch (Klondike Ditch) that runs along the east side of Pollard Lane adjacent to the site. b. Applicant Proposal: The applicant is proposing to construct 5-foot wide detached concrete sidewalk on Pollard Lane located outside of the right-of-way and on the east side of the Klondike Ditch abutting the site. The applicant is not proposing to improve Pollard Lane or dedicate additional right-of-way abutting the site. ---PAGE BREAK--- 7 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 c. Staff Comments/Recommendations: Although Pollard Lane was recently reclassified as a minor arterial road, this segment of Pollard Lane has been improved as a collector street with vertical curb, gutter and sidewalk south of the site. Additionally, when the Star Middle School application, located northwest of the site, was approved in 2015, ACHD determined that Pollard Lane between Beacon Light Road and Floating Feather Road should be widened to the west, due to the size of the canal and the cost associated with relocating the canal outside of the right- of-way. Because of this shift, developments on the east side of Pollard Lane have been required to install vertical curb and gutter at the existing eastern edge of pavement for Pollard Lane and a detached 5-foot wide concrete sidewalk along the east side of the canal. Consistent with ACHD’s prior actions in the area, the applicant should be required to improve Pollard Lane with vertical curb and gutter at the existing edge of pavement of Pollard Lane, and as proposed construct 5-foot wide detached concrete sidewalk located on the east side of the canal abutting the site. The applicant should be required to provide a permanent right-of-way easement to 2-feet behind back of sidewalk for any public sidewalk placed outside of the dedicated right-of-way. 3. Broken Arrow Street a. Existing Conditions: Broken Arrow Street is improved with 2-travel lanes, 22-feet of pavement and no curb, gutter or sidewalk abutting the site. There is 61 to 73-feet of right-of-way for Broken Arrow Street (28-feet from centerline). b. Applicant Proposal: The applicant is proposing to construct 7-foot wide concrete sidewalk on Broken Arrow Street abutting the site. c. Staff Comments/Recommendations: Consistent with District Collector Street policy, the applicant should be required to construct Broken Arrow Street as ½ of a 36-foot wide collector street section to include pavement widening, vertical curb, gutter and as proposed, 7-foot wide attached concrete sidewalk abutting the site. The applicant should be required to dedicate right-of-way to 2-feet behind back of attached sidewalk abutting the site. 4. Private Roads/ Driveways 4.1 Broken Arrow Street a. Existing Conditions: There are no existing driveways from the site onto Broken Arrow Street. b. Applicant’s Proposal: The applicant is proposing to construct a gated private road/drive aisle with a 28-foot wide and a 20-foot wide travel lane and a 45-foot wide center landscape island located 233-feet east of Pollard Lane (measured centerline-to-centerline). c. Staff Comments/Recommendations: The applicant's proposal does not meet District Successive Driveway and Driveway Width policies which require driveways to align or offset any other driveways along Broken Arrow Street a minimum of 150-feet and restricts driveways to a maximum width of 30-feet for developments with less than 100 vehicle trips daily. However, staff recommends a modification of policy to allow the proposed driveway location, as the driveways on the north side of Broken Arrow Street are all residential driveways that are anticipated to generate less than 10 vehicle trips daily. The applicant should be required to construct the driveway onto Broken Arrow Street located 233-feet east of Pollard Lane as a curb return type driveway with a maximum width of 30-feet within the right-of-way. Once outside of the right-of-way the private road/driveway may be widened to a 28-foot wide and 20-foot wide travel lane with a 45-foot wide center landscape island. The center landscape islands should be located outside of the right-of-way. ---PAGE BREAK--- 8 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 The applicant should be required to locate the gate or keypad (whichever is closer) a minimum of 50-feet from the near edge of pavement of Broken Arrow Street and provide an on-site turnaround. If the City of Star approves the private road, the applicant shall be required to pave the private roadway in its full width and at least 30-feet into the site beyond the edge of pavement of all public streets and install pavement tapers with 15-foot curb radii abutting the existing roadway edge. If private roads are not approved by the City of Star, the applicant will be required to revise and resubmit the preliminary plat to provide public standard local streets in these locations. Street name and stop signs are required for the private road. The signs may be ordered through the District. Verification of the correct, approved name of the road is required. ACHD does not make any assurances that the private road, which is a part of this application, will be accepted as a public road if such a request is made in the future. Substantial redesign and reconstruction costs may be necessary in order to qualify this road for public ownership and maintenance. The following requirements must be met if the applicant wishes to dedicate the roadway to ACHD: • Dedicate a minimum of 50-feet of right-of-way for the road. • Construct the roadway to the minimum ACHD requirements. • Construct a stub street to the surrounding parcels. 5. Other Access Pollard Lane is classified as a minor arterial roadway and Broken Arrow Street 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. ---PAGE BREAK--- 9 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 E. Policy 1. Federal Accessibility Design Guidelines and Standards District policy 7203.1.1 states that developers shall follow the current version of the U.S. Access Board’s Accessibility Guidelines for Pedestrian Facilities in the Public Right-of-Way (PROWAG), 36 CFR Part 1190, September 7, 2023; (Also see, and for additional information). 2. Minor Improvements Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 3. Livable Street Performance Measures District policy 7203.8 states that ACHD has adopted performance measures (level of stress) for evaluating the experience of bicyclists and pedestrians. ACHD seeks to create a transportation network that serves all ages and abilities. Bike and pedestrian facilities built through development should achieve a bike and pedestrian level of traffic stress 1 or 2, with no new bike lane below a minimum of 5-feet. 4. Pollard Lane Arterial Roadway Policy: District Policy 7205.2.1 states that the developer is responsible for improving all street frontages adjacent to the site regardless of whether or not access is taken to all of the adjacent streets. Improvements shall include transitional segments in accordance with the current version of PROWAG. Master Street Map and Typology Policy: District Policy 7205.5 states that the design of improvements for arterials shall be in accordance with District standards, including the Master Street Map, Livable Streets Design Guide, and the most current ACHD Livable Streets Performance Measures Plan as adopted by the ACHD Commission. The developer or engineer should contact the District before starting any design. Street Section and Right-of Way Width Policy: District Policy 7205.2.1 & 7205.5.2 states that the standard 3-lane street section shall be 37-feet (back-of-curb to back-of-curb). This width typically accommodates a single travel lane in each direction, and a continuous center left-turn lane, and curbs and gutters. A 3-lane road shall also include a minimum 10-foot wide multi-use path on both sides with at 8-foot wide buffer from back-of-curb. Other bike facility treatments as defined in the ACHD Bike Master plan may be approved at the discretion of the ACHD Development Review Supervisor. If an interim on-street bike lane is required in order to connect to existing facilities, the street section shall be 53-feet to allow for a 5-foot wide bike lane and 3-foot wide painted buffer. Landscaped medians with intermittent turn lanes may be allowed when a minimum of 20-feet of pavement on both sides of the median is provided. ---PAGE BREAK--- 10 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 If a landscaped median is included in any of these cross sections, the landscaping shall be maintained by license agreement with the adjacent HOA, property owner, or by interagency agreement with the corresponding land use jurisdiction. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathway and buffers. Right-of-Way Dedication: District Policy 7205.2 states that The District will provide compensation for additional right-of-way dedicated beyond the existing right-of-way along arterials listed as impact fee eligible in the adopted Capital Improvements Plan using available impact fee revenue in the Impact Fee Service Area. No compensation will be provided for right-of-way on an arterial that is not listed as impact fee eligible in the Capital Improvements Plan. The District may acquire additional right-of-way beyond the site-related needs to preserve a corridor for future capacity improvements, as provided in Section 7300. Pedestrian Facilities: District Policy 7205.5.7 requires a concrete sidewalk at least 5-feet wide are required on both sides of all arterial streets. A parkway strip at least 8-feet wide between the back- of-curb and street edge of the sidewalk is required to provide increased safety and protection of pedestrians. Alternatively, on roadways identified for improvement in the Capital Improvement Plan, a minimum 10-foot wide multi-use path may be required. The path shall be placed in accordance with planned buildout in the Master Street Map with a minimum 8-foot wide planter strip as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Consult the District’s planter width policy if trees are to be placed within the parkway strip. In some instances, to match existing conditions, a minimum 7-foot wide sidewalk may be constructed next to the back-of-curb. ACHD Development Review staff will be responsible for determining the required facility. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Detached sidewalks and multi-use paths are encouraged and should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line parallel to the roadway when authorized by Development Review staff to accommodate site specific conditions street trees, utilities, etc.). Appropriate easements shall be provided if public pedestrian facilities are placed out of the 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 pedestrian facility. Pedestrian facilities shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. Frontage Improvements Policy: District Policy 7205.2.1 states that the developer shall widen the pavement to a minimum of 17-feet from centerline plus a 3-foot wide gravel shoulder adjacent to the entire site. Curb, gutter and additional pavement widening may be required (See Section 7205.5.5). ACHD Master Street Map: ACHD Policy Section 3111.1 requires the Master Street Map (MSM) guide the right-of-way acquisition, arterial street requirements, and specific roadway features required through development. This segment of Pollard Lane is designated in the MSM as a Residential Arterial with 3-lanes and on-street bike lanes, a 37-foot street section within 78-feet of right-of-way. ---PAGE BREAK--- 11 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 5. Broken Arrow Street 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. Improvements shall include transitional segments in accordance with ADA and the current version of PROWAG. 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. ACHD reserves the right to require bicycle and pedestrian facilities above those identified in the Livable Streets Design Guide and Master Street Map to ensure the safest facility possible based on current best practice. 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 or multi-use path and the location and use of the roadway. The right-of-way width may be reduced, with District approval, if the sidewalk or multi-use path 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 47-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. If a multi-use path is determined to be the required treatment, the street section shall be reduced to 37-feet. If it is determined a continuous center left-turn lane is not appropriate and a path is installed, the street section may be reduced to 26-feet. 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. At the discretion of Traffic Engineering staff, adjustments may be made to the street section, including removal of the continuous center turn lanes or modification to lane widths, where no driveways or intersections are present or to ensure adequate space for pathways and buffers. Pedestrian Facilities: 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 8-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. Sidewalk constructed next to the back-of-curb shall be a minimum of 7-feet wide. Alternatively, on roadways identified as low-stress bikeways in ACHD’s Bike Master Plan, a minimum 10-foot wide multi-use path may be required in lieu of sidewalks. ACHD Development Review staff will be responsible for determining the required facility. The path shall be built 8-feet behind the back-of-curb as measured to the closest edge of the path. Street trees are encouraged between the pedestrian facility and the roadway when irrigation and maintenance will occur by the adjacent property owner or HOA through an approved license agreement. Vertical hardscape alternatives to street trees may be considered in the buffer space when street trees are not practicable. Pedestrian facilities should be parallel to the adjacent roadway. Pedestrian facilities will only be allowed to deviate from a straight line when authorized by Development Review staff to meet site specific conditions street trees, utilities, etc.). Appropriate easements shall be provided if public sidewalks or multi-use paths are placed out of the right-of-way. The easement shall encompass the entire area between the right-of-way line and ---PAGE BREAK--- 12 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 2-feet behind the back edge of the sidewalk or multi-use path. Sidewalks shall either be located wholly within the public right-of-way or wholly within an easement. Curb ramps or blended transitions shall be provided to connect the pedestrian access route at each pedestrian street crossing in accordance with the current version of PROWAG. Provide detectable warning surface in accordance with the current version of PROWAG. 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 Broken Arrow Street is designated in the MSM as a Residential Collector with 2-lanes, and on-street bike lanes, a 36-foot wide street section within 54 to 66-feet of right-of-way. 6. Private Roads/ Driveways 6.1 Broken Arrow Street Private Road Policy: District policy 7212.1 states that the lead land use agencies in Ada County establish the requirements for private streets. The District retains authority and will review the proposed intersection of a private and public street for compliance with District intersection policies and standards. The private road should have the following requirements: • Designed to discourage through traffic between two public streets, • Graded to drain away from the public street intersection, and • If a private road is gated, the gate or keypad (if applicable) shall be located a minimum of 50-feet from the near edge of the intersection and a turnaround shall be provided. Access Policy: District Policy 7206.4.1 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. Driveway Location Policy (Stop Controlled Intersection): District policy 7206.4.4 requires driveways located on collector roadways near a STOP controlled intersection to be located outside of the area of influence; OR a minimum of 150-feet from the intersection, whichever is greater. Dimensions shall be measured from the centerline of the intersection to the centerline of the driveway. Successive Driveways: District policy 7206.4.5 Table 1 requires driveways located on collector roadways with a speed limit of 40 MPH and daily traffic less than 100 VTD to align or offset a minimum of 150-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 ---PAGE BREAK--- 13 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 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. Minor Improvements Policy: District Policy 7203.3 states that minor improvements to existing Highways adjacent to a proposed development may be required. These needed transportation facilities are to correct deficiencies or replace deteriorated facilities. Included are sidewalk and/or bike lane construction or replacement (with physical buffers if missing and needed); construction of transitional sidewalk segments; crosswalk construction or replacement; curb and gutter construction or replacement; repair, replacement or expansion of curb extensions; replacement of unused driveways with curb, gutter, sidewalk, repair or addition of traffic calming or speed mitigation features; installation or reconstruction of pedestrian ramps; pavement repairs; signs, motor vehicle, pedestrian and bicycle traffic control devices; and other similar items. The current version of PROWAG will determine the applicable accessibility requirements for alterations and elements added to existing streets. ACHD staff is responsible for identifying the minor improvements that would be proportionate to the size and complexity of the development. 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. Pathway Crossings United States Access Board R304.5.1.2 Shared Use Paths. In shared use paths, the width of curb ramps runs and blended transitions shall be equal to the width of the shared use path. AASHTO's Guidelines for the Development of Bicycle Facilities 5.3.5 Other Intersection Treatments: The opening of a shared use path at the roadway should be at least the same width as the shared use path itself. If a curb ramp is provided, the ramp should be the full width of the path, not including any flared sides if utilized. . . . Detectable warnings should be placed across the full width of the ramp. FHWA's "Designing Sidewalks and Trails for Access" (1999) reflected common ADA-related concepts: Chapter 6, Page 16-6: The width of the ramp should be at least as wide as the average width of the trail to improve safety for users who will be traveling at various speeds. In addition, the overall width of the trail should be increased, so the curb ramp can be offset to the side. The increased width reduces conflict at the intersection by providing more space for users at the bottom of the ramp. ---PAGE BREAK--- 14 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 F. 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), Public Right-of-Way Accessibility Guidelines (PROWAG), ISPWC, or ACHD requirements. The applicant’s engineer should provide documentation of 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. G. 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--- 15 Longbow/ SPP25-0005/ RZ-25-03/PR-25-03/ PP-25-03/CPA-25-02 Request for Appeal of Staff Decision To request an appeal of a staff level decision, see District policy 7101.6.7 at Request for Reconsideration of Commission Action To request reconsideration of a Commission Action, see District policy 1006.11 at